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HomeMy WebLinkAbout1662-PDATE: March 17,2003 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager HE SUBJECT: Consider a request for a specific use permit to allow a child day care center in an RM-H (Residential Multiple Family Dwelling -Highest Density) District. FILE: 1662-P STAFF REPORT The Planning Manager recommends approval of this request with a modification to the landscaping/screening requirements along the south and west sides of the property. Chad Cross, the owner of All About Kids Daycare Center, is requesting a specific use permit to allow the relocation of the dayeare center to 4195 Treadway, He is currently located at 5 545B Eastex Freeway where 110 children are enrolled. That location is in a commercial building in close proximity to the freeway and with limited outside playing areas. The new location will be licensed for 200+ children. The ages of the children kept will be from six weeks to thirteen years of age. Hours of operation will be 6:00 a.m. to 7:00 p.m., Monday through Friday. The building will be 11,700 sq. ft. in size. A 40'x 90'portion of the building will be a gymnasium with a 26 foot roof line. Mr. Cross is requesting a waiver of the landscaping/screening requirements along the south and west sides of the property. Most of this area will be playground area for the children. The south side of the property has a 6' tall wood screening fence dividing the apartments to the south. Mr. Cross intends to construct a 6'tall wood screening fence along the west side of tile subject property. Exhibits are attached. Notices mailed to property owners 11 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Tract 94, Plat D-23, F. Bigner Survey, City of Beaumont, Jefferson County, Texas, containing 1.69 acres, more or less, ALL ABOUT KIDS 5545B Eastex Frwy Beaumont, TX 77706 (409) 899-3383 Ladies and Gentlemen of the Council, Let me introduce myself. My name is Chad Cross. I am the owner of All About Kids located at 5545B Eastex freeway. We are a daycare center and currently have 110 kids enrolled with us. We originally opened our doors in April of 2000 after a previous owner in the same location shut down. We are a full service daycare caring for children from the ages of six weeks to thirteen years of age. And, we operate Monday thru Friday 6:00 A.M. to 7:00 P.M. I come before you today requesting a Specific Use Permit for the property located at 4195 Treadway. This property is zoned RM-H, but it is currently near several commercial establishments. We intend to build a new daycare center and move from our current location to this new facility. Our current location is a commercial building which does not have adequate outside playing areas and is close to a major highway. By making this move, we will increase the security and enjoyment of our kids. The new facility will likely be licensed for 200+ children which will help us fill the needs for childcare in the community. Thank you for taking the time to assist me in this project. I sincerely appreciate your support for the approval of the Specific Use Permit, Chad Cross Owner The specific use of the property will meet all eight of the conditions describe in the section 30-26 E of the zoning ordinance in that: I It will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair property value within the immediate vicinity; 2) It will not impede the normal and orderly development and improvement of surrounding vacant property; 3) Adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; 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 of adjacent development; 5) Adequate nuisance prevention measures will be taken to prevent or control offensive odor, fumes, dust, noise, and vibration; 6) Directional lighting will be provided so as not to disturb or adversely affect neighboring properties; 7) There will be sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and 8) The proposed use is in accordance with the comprehensive plan. 1. The area being reviewed for a special use permit is located at 4195 Treadway. The boundaries of the property are drawn in the site plan. 2. The proposed building lies in the center of the property and is (11,700 sq/ft) 90 x 130 ft in size. The building would be one story high in the classroom area with a gym on the back of the building (40 x 90 ft) with a higher roof line of approximately 26 feet. The building will have entrances in the fi-ont, the Collier road side, and rear of the building. 3. The property has existing ditches on Treadway and Collier roads. The property will be sloped to drain towards the Collier road ditch. 4. 1 am requesting a waiver of screening requirements on the south and west sides of the property since the children will be playing in those areas. The Treadway and Collier road borders are heavily wooded and additional screening will be added on the Collier road parking area and the parking area in the front of the building. 5. All public streets, parking areas, lighting, walkways, and trash storage areas have been marked on the site plan. 6. There is an existing fence on the south side of the property and new fencing will be put up on the west and other areas of the property drawn on the site plan. 7. All signage will be placed on the building. FILE 1662-P: Bequest for a specific use permit to allow a child care facility in an area NORTH zoned RM-H (Residential Multiple Family Dwelling - High Density). r Location: 4195 Treadway Applicant: Chad Cross SOLE 1 "= 200' G� g 40 / t" a COLLIER RD. M 10 O¢r a 7 *Q M H r - 1 /4t 1 , Vo w t it f - kk ii ter' t " ti „fir V C6 / 0 � (f 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: I, 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 K 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 I and 7 follow: I In the immediate vicinity of the subject property are a number of commercial and multi -family uses. This use will not have a detrimental effect on surrounding properties. 7. Mr. Cross is requesting a modification to the landscaping/screening requirements along the south and west sides of the property. There is already a 6' tall wood screening fence along the south property line and he intends to install a 6' tall wood screening fence along the west property line. Since a large portion of the subject property along the south and west property lines will be used for playground, he would prefer not to install a 10' wide landscape strip in these areas. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: LOCATION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NOWITL Apartments and Mobil Credit Union EAST: Residential and commercial SOUTH: Apartments WEST: Residential and Vacant COMPREHENSIVE PLAN: Chad Cross Ernestine Bryant 4195 Treadway IW-H (Residential Multiple Farnily-Highest Density) District 1.69 acres Vacant house "X" - Areas outside 500-year floodplain SURROUNDING ZONING: RM-H (Residential Multiple Family -Highest Density) and GC - MD (General Commercial -Multiple Family Dwelling) District RM-H RM-11 RM-H Stable Area GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAL FEATURES: None STREETS: Treadway - local street with 60' right-of-way and 18'pavernent width; Collier Road - local street with 60' right-of-way and 12' pavement width DRAINAGE: Treadway - open ditch; Collier - open ditch WATER: Treadway - 8" water line; Collier - 6" water line SANITARY SEWER SERVICE: Treadway - 21 " sanitary sewer line; Collier - 8" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Stations #4 Gladys at Lucas and #8, 6297 Highway 105. ADEQUACY OF SERVICE: Services are adequate.