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HomeMy WebLinkAbout1583-PMWO DATE: October 15, 2001 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a specific use permit to allow a climate controlled storage facility. Property is zoned GC -MD, contains 2.58 acres and is located at 10255 Eastex Freeway. Outside boat and recreational vehicle storage is also proposed on the site. FILE: 1583-P STAFF REPORT The Planning Manager recommends approval of the application subject to the following conditions: 1) Remove two boat stalls from the southwest row of stalls and two stalls from the northwest row; and 2) Increase off-street parking from 21 spaces to at least 33 spaces. Strict ordinance requirements call for 37 spaces but 33 should suffice in this situation. Bruce Craig wants to convert the old Palace nightclub into an Adam's climate controlled self -storage facility. The former nightclub, a two-story building, was originally constructed as a restaurant. The most recent uses included a tea room, meeting rooms and banquet hall rentals. The applicant received a specific use permit in March 1998, which allowed a wholesale durable goods operation that was in the wastewater disposal industry. This specific use permit was never activated. Mr. Craig operates several self -storage facilities in Beaumont at the present time. The building contains 36,793 square feet. There is 27,022 square feet on the first floor and 9,770 square feet on the second floor. Almost all of the building will be devoted to self - storage. He also plans to make an addition to the building on its north side. In addition, the applicant plans to construct covered parking stalls for boats, recreational vehicles and trailers. He will rent these stalls to individuals. STAFF REPORT continued The proposed site plan shows 21 off-street parking spaces. A minimum of 37 spaces are required by ordinance for warehouse/storage use. By removing some of the proposed boat stalls and/or part of the proposed building addition, at least 12 more parking spaces may be added to increase the total for off-street parking to 33 or more. Exhibits are attached. Notices mailed to property owners 10 Responses in Favor . Responses in Opposition Being Tax Roll Tracts 64-A and 65-C, Plat RS-4, W. B. Dyches Survey, Ab-17, City of Beaumont, Jefferson County, Texas, containing 2.58 acres, more or less. Centurion Capital, Inc. P. O. BOX 12467 BEAUMONT, TX 77726-2467 CITY OF B AUM4UT PHONE 409/755-2919 FAX 409/755-2903 pIj N%IND DIVIsI©N RECEIVED September G, 2001 City of Beaumont Planning Division P.O. Box 3827 Beaumont, Tx 77704 Re: Application for Special Use Permit To: Planning Commission, City Council, and Staff I greatly appreciate your time and consideration of our proposed improvements. I am sure you will find that it will enhance the neighborhood and become an asset to the community. Here is a little background on the property, which is the "old Palace" at 10255 Eastex Freeway. The building is currently zoned as GC -MD and has always been used as a commercial property. Built in mid 1970's it started out as the Circa 100 and then became the Buffalo Gap. Old newspaper articles at the time titled it as "The Largest Free Standing Restaurant in the State of Texas." In the late 70's a group of local businessmen bought it and created the "Cowboy Palace, Inc." All locals came to enjoy the steakhouse and nightclub, and it was very successful for a number of years, until the urban cowboy craze died down. After the Palace closed, the owners leased it to several short-lived bars and nightclubs, but ultimately they were all unsuccessful. Somehow, a bank in Houston ended up owning the property because of foreclosure. It sat vacant for several years until it finally caught my attention in the early 19901s. Being a real estate developer/ builder/investor, I saw it as an opportunity and bought it from the bank about eight or nine years ago. My first tenant was Two Friends Craft Mall and Tea Room. Then the second tenant was the Palace Special Events and Catering/ Royal Street Grill, and the last tenant was another nightclub. City of Beaumont September G, 2001 Page Two None of these restaurants/nightclub operations have experienced any long term success. I have been hying to sell or lease the property for almost two years now since the last tenant moved out. Even though we own the property with no debt, carrying a property of this size is a very large financial burden. The taxes, lawn maintenance, utilities, security system, etc. cost approximately $5,000 per month for the property to sit vacant. After giving it much thought and consideration, we have come to the conclusion that it would make sense to try to change the use of the building, since the restaurants/nightclubs can't seem to make it. Because of the type of construction and existing city codes, it does not make financial sense to convert the building to mixed use or multi -tenant. So we are faced with finding a single tenant (business), and this is tough considering the location and size of the property. We did find a tenant several years ago that was going to use the property as all assembly plant. In addition to the existing building, they were going to build another 18000 sq. ft. warehouse in back and install a loading dock to accommodate 18 wheeler traffic. The City of Beaumont approved a Specific Use Permit for the operation, but prior to the new tenant moving in, they found a more suitable property that they could purchase at a better price. So, the permit was never used. New Development Plans: I own and operate another business called Adam's Climate Controlled Mini Storage. We currently have two facilities in Beaumont and plan to develop two more. One is the old Borden's Milk Plant, which has also been vacant for a number of years, and the old Palace property. We have successfully converted several buildings that were abandoned and turned them into community assets. A. Downtown Beaumont at the corner of Park and Fannin Streets - We bought the old Dallas Williams Furniture Building and converted it to climate controlled mini storage about 1992. We operated it successfully until this year when we sold it to a moving and storage company who plans to expand it further and continue to operate it as a climate controlled mini storage. B. 8161 Eastex Freeway -This was an old abandoned strip shopping center. When it was purchased, it was a boarded up eyesore, and we converted it into Adam's Climate Controlled Mini Storage about 1991. I have since added three more expansions and bought additional adjoining land for future expansion. City of Beaumont September 6, 2001 Page Three C. 7910 Eastex Freeway - This was formerly Rainbow Roller Rink. We purchased and developed this property into Adam's Climate Controlled Mini Storage around 1993. It has been operated successfully since opening. All of the above three properties were similar to the Palace in that they were existing abandoned buildings. They were all in poor condition, and in all cases, we invested substantial amounts of money and created construction jobs as well as permanent jobs for people in our community. The buildings also provide a necessary set -vice to people in the community, and it creates a "win win" situation for everyone involved. Eight conditions which will be met for approval of a Specific Use Permit: I would like to address each of the eight conditions in the Specific Use Permit Application. 1. The Specific Use will be compatible and will not be injurious to the use and enjoyment of other property. As previously stated, the property has always been a commercial operation, and the proposed Adam's Climate Controlled Mini Storage facility will generate much less traffic with no disturbance. I know from experience that owning property next door to a nightclub or restaurant has its challenges. Climate controlled mini storage, however, is a very low traffic operation that must project a professional and clean image to draw from the market we are focused oil. If anything, our proposed use will improve the property values and make us a desirable neighbor. 2. The proposed Adam's Climate Controlled Mini Storage will not impede tile development in any way to the surrounding land. The front of the property borders the Eastex Freeway. The rear• borders Old Voth Road. On the north side is tile four -acre property that was the old Girls Haven and appears to be vacant. To the south is a tell - acre wooded property owned since 1940's by an oil company who has pipelines running across the property. I doubt they will ever sell it, but what we are proposing will not have any negative effect. 3. There are adequate utilities, access roads, and drainage associated with this property to support our proposed conversion. 4. Tile existing and proposed design, location of all driveways, and parking spaces provide for the safe and convenient movement of vehicular and pedestrian traffic, and will have no adverse effect oil the public or adjacent development. In fact, our proposed use will enhance all of the above over the impact of all previous uses. City of Beaumont September G, 2001 Page Tour 5. There will be no offensive odors, fumes, dust, noise or vibrations from our operation, other than during a two to three month period of construction. After the construction is completed, it is a very low key operation that does not create any of the above concerns. G. Both existing and future directional lighting and security lighting will only enhance the area and will not adversely affect any of the surrounding properties. 7. The existing and future landscaping will be compatible with adjacent properties. 8. The property along Eastex Freeway in this area is zoned GC -MD which encourages commercial use to provide necessary services to surrounding residential neighborhoods. To the north of the property is the intersection of Tram Road and Eastex. III the last few years there have been several convenience stores built, a McDonalds Restaurant added to an existing store, and most recently a carwash. To the south is a new office/warehouse, Sunbelt Heavy Equipment Rentals, one of my existing mini storages, a retail brick and stone company, another convenience store, and various other businesses. There is undeveloped wooded land on both sides of our property, but the growth is there. I expect in the next 10 to 15 years that where our property is located will be developed like the Eastex Freeway from 10' Street to Highway 105. Our successful operation is and will continue to fit into the comprehensive plan. 1[n conclusion, I would like to thank everyone for their time and consideration of our proposed redevelopment of this property. I am sure you will agree that it will be an asset to our community and provide employment, increase tax base, and provide a necessary service, creating a "win/win" development for all. I will be happy to answer any questions and look forward to reviving this property. Sincerely, Bruce A. Craig, President Centurion Capital, Inc. General Partner BAC/lem OCT-09-01 TUE 09:41 FAX 110, 4097552903 F. Ol ' CENTURION CAPITA,,, INC. P. O. RON 12467 , k DEAUNI PINT, TX, 77726.2467, PHONE 409/7j.;-2919 FAX 409/75562903 k k k k , October 9, 2001 ;burry Dur % �`r ; City Planning Dept 1 - fk Dear Murry: k k A 1 just returned from a national rrrw storage convention and developer setrtinar that was Md in Salt Sake City, I learned thtre'are new rrmore then 30,000 mini storage facilities in the U.'' .A. ' One of the speakers, spoke about how that>there is no specific codeg for mini Storage, and so when 'developing a project we usually get thrown under a heading with codes designed for rvarehouses or offices. But, mini storage really doesn't fit in these categories, and sh6uld have its ours code that is designed for It but that's'dit%ccslt to do,- Anyway, be suggested when we run into the parking problent that We should provide- the code enforcement person s copy of the attaOod traffic study done on mint storage by the Institute of ` Transpoirtation Engineers, That it may be very helpful. The mini storage irrdustr� has found that an average side facility of about 50,000 wart foot only nerds four spaces plus one handy cap since for a total of five spaces,seo'4ttached drawing, . However, if for soma reason you can not reduce the number oPspa c ,1 could provide spaces in$arn ' of each of the Boat/AV storage's, if 140 this I can add 50 -70 more spaces tlta.n alread7 shown, Please consider this and I will do whatever is necessary to snake it work'out;'I don't want to truss the upwoaing board ►uccting, end I've got ro dd son3ethin,g with this building before it brains rne, t 6 ! Cry��IT��"1�'U�pp'��SEAtlMvf�T 1 PL;�.I/°ii'����"("i�W%� f. iViE;!,;E"',4 d Y 'mod 1r".. r, V .� i k k r ; �) k T V k ' , : k r � k • COT-09-01 TUF+ 10:01 FAX NO. 4097552903 P. 01 1 Y Murry. Diubam OdOber 9. 2001 Page Two ` t , That*$ So much for your assistanc'e on this project- Murry over the straight forward and down to earth and itss a real pleasure to work with years, }Iyknawou aI and I a alwaysve sure niarYy others are going to miss you when ycru retire later this yea-. Sincerely Brace A. Craig 5 , • "1 ..SACAcm Enclosures - ' A' I k { � 1 Y ° • A • I 1 4 ( • Y '4 A • I Y r { + r A k •I I ,' i + 1 Y A a W X , � +1 4 ! • ' r r ' 4 ( ! X 1 , ` 1 t File 1583-P: Request for a specific use permit to allow a storage facility in an area zoned GC -MD (General Commercial - Multiple Family Dwelling). Location: 10255 Eastex Freeway Applicant: Centurion Capital, Inc. M 69 LEWIS DR. t I NORTH A SCALE P=200' pool i 1.16 SOO,, 20 KZ as e zs 812- '0, 00 IA 01-0 '40-M ROPD 0 OWO w, car c CQ C) E- 0 z M -0 ctr 0 0 cn ml 3ttt3� r WE Ill!IIIh� t s ��. � 6� ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANC.E) Application is in Compliance 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 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; 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 Application is not in Comments Compliance Attached x x 8. That the proposed use is in accordance with the Comprehensive Plan. x x ANALYSIS continued This application is in compliance with seven of the eight conditions necessary for approval. Comments on items 1, 2, 4 and 8 follow: Use of the existing building as a self storage facility should not impair or diminish property values in the immediate vicinity. The outside covered storage for 75 boats, RV's and trailers could have a visual impact on the residential properties located due west of the subject tract in the Borley Heights Addition. Some of the stalls situated along the west side of the tract on Old Voth Road could be removed or not allowed. Staff recommends removal of two stalls from the southwest row of stalls and two stalls from the northwest row. 2. The empty house once the site of Girl's Haven to the immediate north is zoned GC - MD and contains four acres. Any retail use can locate there. The vacant wooded tract to the south is owned by an oil company. There are pipelines crossing this 10 acre tract. 4. The parking regulations for non -office floor area requires one off-street parking space for each 1,000 square feet of storage area. Offices would add one space per 300 square feet of office area. The 36,793 square foot building requires 37 parking spaces. Only 21 spaces are shown on the site plan. At least seven more spaces could be added to the Eastex side of the property by removing the first five (5) boat storage stalls. Each covered stall is 13'x Wor 12'x 36'according to site plans submitted by the applicant. This row of stalls is situated at the southeast comer of the existing concrete parking lot. Another five parking spaces or more could be situated in the northeast comer of the tract where the applicant shows a proposed 40'x 43' building addition. This addition projects out from the east side of the existing building toward the freeway. This would add a total of 12 (minimum) new spaces for 33 spaces, which should suffice as far as needed parking is concerned. If the applicant really needs the building addition on the front, he may make up the needed parking by eliminating more boat stalls in the rear (west) or side (south) side of the site. The Traffic Manager has approved the 33 spaces as being adequate, 8. The Eastex Freeway (U. S. Highways 69, 96 and 287) is an activity corridor according to the City adopted "Development Strategies Diagram" (Land Use Plan). Warehousing operations are included in the land uses recommended for development along major highways. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Centurion Capital, Inc. PROPERTY OWNER: San Augustine Development, L. P. GENERAL INFORMATION/PUBLIC UTILITIES continued EXISTING ZONING: I V -.101 N ata FLOOD HAZARD ZONE: EXISTING LAND USES: SURROUNDING LAND USES: NORTH: Vacant house (former Girls' Haven) EAST: Eastex Freeway souTH: Woods and pipelines WEST: Old Voth Road, Borley Hts. Addition COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: 10255 Eastex. Freeway (U. S. Hwys. 69, 96 and 287) GC -MD (General Commercial -Multiple Family Dwelling) District 2.58 acres, more or less "C" - (Minimal) Vacant two-story commercial structure and concrete parking lots. SURROUNDING ZONING: GC -MD (General Commercial -Multiple Family Dwelling) District GC -MD RS RS Activity Corridor The building was constructed in the early 1970's as a restaurant. It was later used as a nightclub (Palace). STREETS: Eastex Freeway - U. S. Highways 69, 96 and 287. The freeway has a right-of-way width of approximately 300'. Southbound service road of the highway accesses the subject property. Old Voth Road is a 60'wide right-of-way with an 18' wide pavement. Voth is a major collector. DRAINAGE: There are ditches along the cast and west sides of the tract along Eastex and Old Voth Road. WATER: There is a 16" water main in Old Voth Road. SANITARY SEWER There is a 10" sanitary sewer in Old Voth SERVICE: Road. GENERAL INFORMATION/PUBLIC UTILITIES continued FIRE PROTECTION: Fire protection is provided by Station # 14, 8250 Old Voth Road at Chinn Lane. ADEQUACY OF SERVICE: Services and utilities are adequate.