HomeMy WebLinkAbout1611-ZPDATE: June 17, 2002
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
W-1
SUBJECT: Consider a request for a zone change from RM-H (Residential Multiple Family -Highest
Density) to GC -MD (General Commercial -Multiple Family Dwelling) District or a
more restrictive district and a specific use permit to allow a self storage facility. (This
case was postponed from May 29, 2002,)
FILE: 161 1-Z/P
STAFF REPORT
The Planning Manager recommends approval of GC-MD-2 zoning and the specific use permit
with a modification to the landscaping requirements along the east and west sides and the
screening requirements for the south side of the property. An 8 foot tall screening fence and
no trees are recommended along the east and west sides of the subject property. Trees and no
fence are recommended along the south side.
Ronald Walker and Joe Arena are buying the subject property and wish to develop an
additional 74 self storage units. Access to these additional units would be through an existing
self storage facility that fronts on College Street, That property is zoned GC -MD, The property
owners received a specific use permit in 1999 to build that facility.
The proposed storage facility will consist of pre-engineered buildings. The applicant states
that the current facility generates approximately 8- 10 persons per day visiting the facility,
There is a 40 foot wide DD#6 drainage easement south of the subject property. The properties
to the east and west are wooded. The applicant is requesting a modification to the
landscaping/screening requirements along the south, east and west sides of the property.
Exhibits are attached.
1"911110 111 IVIII are]
Notices mailed to property owners 13
Responses in Favor . Responses in Opposition _.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being that certain 2,047 acre tract out of Lot 6 and Lot 14, Block 3 of Wescalder Fig Acres, a
plat recorded in Volume 4, Pages 149 and 150 of the Deed Record of Jefferson County, Texas,
and being comprised of that tract conveyed to James C. Smith and wife, Anita K. Smith as
recorded in Volume 1951, Page 126 of the Deed Records of Jefferson County, Texas, that
called 0.170 acre tract conveyed to Louis P. Lichenstein as recorded in Clerks File No.
20001016939 of the Official Public Records of Real Property of Jefferson County, Texas, and
that tract conveyed to Louis P. Lichenstein as recorded in Volume 1933, Page 81 of the Deed
Records of Jefferson County, Texas, said 2.047 acres being more particularly described by
metes and bounds as follows:
COMMENCING at a 3/4" iron pipe found in the east right-of-way line of Reynolds Road for
the northwest corner of the said Smith tract from which a I" iron rod found for the southwest
corner of a 40-foot wide drainage ditch conveyed to Jefferson County Drainage District No.
6 as recorded in Clerks File No. 20001015968 of the Official Public Records of Real Property
of Jefferson County, Texas bears South 00'05'44" West 123.15 feet (called South);
THENCE North 81'33'34" East continuing along the north line of the said Smith tract a
distance of 559.87 fee (called North 81'30'48" East) to a 1/2" capped iron rod set for the
northwest comer of the said 2.047 acre tract and POINT OF BEGINNING;
THENCE North 81'33'34" East continuing along the said north line of the Smith tract a
distance of 15.17 feet (called North 81'30'48" East) to a 3/4" iron rod found for the southwest
comer of a called tract conveyed to Walker -Arena, Inc. as recorded in Clerks File No.
199820673 of the Official Public Records of Real Property of Jefferson county, Texas;
THENCE North 81 '3 1'48 " East continuing along the said north line of the Smith tract and
north line of the said Lichenstein tracts a distance of 438.57 feet (called North 8 190,48" East)
to a 1/2" capped iron rod set for the northeast comer of the said 2.047 acre tract;
THENCE South 00'08'53" West along the cast line of the said Lichenstein tract a distance of
232.15 feet (called South) to a capped iron rod marked DD6 found in the north line of a 40-foot
wide drainage ditch conveyed to Jefferson County Drainage District No. 6 as recorded in
Clerks File No. 2001007248 of the Official Public Records of Real Property of Jefferson
County, Texas for the southeast comer of the said 2.047 acre tract;
THENCE West along the south line of the said Lichenstein tracts and Smith Tract, and the said
north line of the 40-foot wide drainage ditch a distance of 448.50 feet (called West) to a 1/2"
capped iron rod set for the southwest comer of the said 2.047 acre tract;
THENCE North 00'06'24" East a distance of 165.32 feet to the POINT OF BEGINNING and
containing 2.047 acres of land, more or less.
Mr. Stephen Richardson, A|CP
Planning Director
F.D.Box 3287
Beaumont, Texas 77704
Re: Self Storage Facilities
9405 College Street
Beaumont, Texas
Dear Mr. Richardson:
INCConsulting Engineers and Land Sume.vors
Ronald oFittz,p�,n�L.aoo48-1mm
Terry Shipman, pE_President
W6 Value U|
m"AR UNWERmTY
Submitted for your review ioanapplication for ozo//u chat7ge o/xd a Specific Use Permit for the subject
site. This site is southerly and contiguous tothe Specific Use pennK No. 1441pgnanted KAoroh. 1999 for
the property etA4O5 College for the same use.
Zoning is proposed to be changed from present RM-H zoning toQV-MD. There will be no signs for the
site as they exist under Specific Use Permit No 1441 p.
1The proposed storage facility will be a high quality pre-engineered building which will be
compatible with other commercial developments along College Street
2. The establishment of this specific will not impede the normal and orderly development and
improvement o/the surrounding properties
3. Adequate utilities, access roads, drainage and other necessary supporting facilities (te|ephome,
gas, electric) any available tothe site.
4. The proposed storage facility creates g low volume o/ vehicular traffic. Daily logs kept at other
facilities by the Owner indicate that there are typically 8-10 persons per day visiting the facility. In
addition, the design and location of the proposed driveways and parking spaces will provide for
safe and convenient movement ofvehicular and pedestrian traffic with adversely affecting the
general public n[adjacent development.
5� Adequate nuisance prevention measures will be taken to prevent or control offensive odor,
fumes, dust, noise and vibration.
G� Directional lighting proposed will be installed so as not todisturb oradversely affect neighboring
properties.
7. This proposed use presents no conflicts with or deviations from the City of Beaumont
Comprehensive Plan,
Since there ise4D-fookwide DD#8drainage easement south ofthe subject property and neighbors totha
east and west have wooded properties, we respectfully request a variance to the landscaping and
screening requirements of the Beaumont ordinances, Our site plan shows a JV landscape strip around
. ", '
Ronald Walker and Joe Arena are presently buying this property. We will have the owners of record write
letters to the city stating no objection to these zone changes and use permit actions.
Should you have any questions, please feel free to contact me.
Sincerely,
cc: Walker — Arena, Inc.
440 18"h Street, Suite A - Beaumont, Texas 77707 - (409) 832-7238 - fax (409) 832-7303
FILE 1611-Z/P: Request for a zone change from RM-H (Residential Multiple Family NORTH
Dwelling) to GC -MD (General Commercial - Multiple Family Dwelling) district, or a
!2 more restrictive zoning district and a specific use permit to allow a self -storage facility
in a GC -MD district. SCALE _
Location. 9405 College 1 tF =200'
Applicant: Fittz & Shipman, Inc.
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FITTZ & SHIPMAN 2E3T --I[-
CONSULTING ENGINEERS & LAND SURVEYORS PROJECT NAM: AMERICAN BUILDERS
9405 COLLEGE STREET
1405 CORNERSTONE COURT, BEAUMONT, TEXAS BEAUMONT, TEXAS 77707 REVISED: 4/08/02 PROJECT . NO.
(409) 832-7238 FAX (409) 832-7303
DATE:3/18/02 1 99583.0001
--------- A--
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
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,
tunics, 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
ANA1,YSIScontinued.
This application is in compliance with six of the eight conditions necessary for approval.
Comments on item 4 and 7 follow:
4. Two landscaped islands, peninsulas or medians will be required in the parking area.
7. The applicant is asking for a modification to the screening and landscaping
requirements on the south, east and west sides of the subject property. There is a 40'
wide DD#6 drainage easement along the south side. The neighboring properties to the
east and west are wooded. The proposed buildings will back up to the south, east and
west property lines to a distance from 15'to 20'.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Fittz & Shipman, Inc.
PROPERTY OWNER: Walker -Arena, Inc.
LOCATION: 9405 College
EXISTING ZONING: RM-H (Residential Multiple Family -Highest
Density) District
PROPERTY SIZE: 2.047 acres
EXISTING LAND USES: Vacant
FLOOD HAZARD ZONE: "C"-Minimal flooding
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Commercial GC -MD (General Commercial -Multiple Family Dwelling)
District
EAST: Vacant RM-H (Residential Multiple Family -Highest Density) District
SOUTH: Vacant RM-H
WEST: Vacant RM-H
COMPREHENSIVE PLAN: Stable Area
OTHER PHYSICAL
FEATURES: None
GENERAL INFORMATION/PUBLIC UTILITIES Continued
STREETS:
DRAINAGE:
WATER:
SANITARY SEWER
SERVICE:
FIRE PROTECTION:
ADEQUACY
OF SERVICE:
College Street - major arterial with a 200'right-
of way and 4 lanes, divided
Open ditch drainage
6" water line
8" sanitary sewer line
Fire protection is provided by Station #6, 1880
Major.
Set -vices are adequate.