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Home My WebLink About1598-ZPM DATE: January 23, 2002 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a zone change from RM-H (Residential Multiple Family Dwelling -Highest Density) District to GC -MD (General Commercial -Multiple Family Dwelling) District and a specific use permit to allow a climate -controlled self -storage facility. FILE: 1598-Z/P STAFF REPORT The Planning Manager recommends approval of the zone change from RM-H to GC -MD and the specific use permit to allow a climate -controlled self -storage facility subject to the gating of the entrance on Byron Street. The applicant proposes to construct a 60,000 sq. ft. climate -controlled self -storage facility on 4.5 acres located between Dowlen Road and Byron Street. The proposed building will be of pre-engineered construction. The applicant states that there will be typically 8-10 persons per day visiting the facility. Access to the property is shown as being on both Dowlen and Byron. The Traffic Manager recommends that the Byron Street drive be gated and used for emergency purposes only. This would direct all the traffic to Dowlen. Byron is a narrow local street with mostly residential uses. The shopping center north of the subject property does have one driveway on Byron, just south of Calder. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 64 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Tracts 104B, 214,214A and 214B, C. Williams Survey, Abstract A-59, City of Beaumont, Jefferson County, Texas, containing 4.5 acres, more or less. Fittz & Shipman —INC December 28, 2001 Mr. Steve Richardson, Dir, Planning City of Beaumont P. O. Box 3287 Beaumont, Texas 77704 Re: Access Self Storage, Climate Controlled Building Dowlen Road @ Railroad Overpass Consulting Engineers and Land Surve.vot-s Ronald D. Fift, P.9., R.P.L.S. (1948.1987) Terry Shipman, P.E., President John Holm, P,E., L.S_ Vice -President We Value I U LAMAR UNIVERSITY FS Proj. No. 01143 Submitted for your review is an application for Zoning Change and Specific Use Permit for a site located on the west side of Dowlen Road immediately north of the railroad overpass. It is proposed that the site be developed for a climate controlled storage facility. Zoning is proposed to be changed from present RM-H zoning to GC -MD. 1 The proposed climate controlled storage facility will be a high quality pre-engineered building which will be compatible with other commercial developments along Dowlen Road both north and south of the proposed facility. The sign for the facility will be 6 ft x 8 ft and will be roof mounted. 2. The establishment of this specific will not impede the normal and orderly development and improvement of the surrounding properties 3. Adequate utilities, access roads, drainage and other necessary supporting facilities (telephone, gas, electric) are available to the site. 4. The proposed climate controlled storage facility creates a low volume of 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 of vehicular and pedestrian traffic with adversely affecting the general public or adjacent development. 5. Adequate nuisance prevention measures will be taken to prevent or control offensive odor, fumes, dust, noise and vibration. 6. Directional lighting proposed will be installed so as not to disturb or adversely affect neighboring properties. 7. Landscaping and screening will be provided in accordance with City of Beaumont ordinances, 8, This proposed use presents no conflicts with or deviations from the City of Beaumont Comprehensive Plan. Should you have any questions, please feel free to contact me. Sincerely, F IT TZ & SHIPMA N, INC. by: onald R. Ki gi" P. DRK/drk 7 For the Firm 11 43LT01 1405 Cornerstone Court - Beaumont, Texas 77706 * (409) 832-7238 - fax (409) 832-7303 INC Consulting Engineers and Land Surveyors Ronald 0. Fittz, PE., R.P.L.S. (1948-1987) Terry Shipman, P.E., President John Holm, P.E., L.S., Vice -President January 17, 2002 Mr. Steve Richardson, Dir. Planning We Value City of Beaumont LAMAR UNIVERSITY P. 0, Box 3287 Beaumont, Texas 77704 Re: Access Self Storage, Climate Controlled Building FS Proj. No. 01143 Dowlen Road @ Railroad Overpass Dear Mr, Richardson: Submitted for your review is a revised site plan for the proposed Access Self Storage facility located on the west side of Dowlen Road immediately north of the railroad overpass. Information has been added indicating proposed drainage and landscaping.. All drainage on the site will be directed to drainage inlets within the parking lot which will convey storm water via underground storm sewer eastward to connect to the existing 36" storm sewer located along the west side of the Dowlen Road overpass. This 36" storm sewer conveys storm water southward to the existing drainage channel located south of the Union Pacific Railroad tracks. The site presently contains numerous trees which will be preserved within the islands and non -paved areas to meet the requirement of the City of Beaumont Landscape Ordinance, As indicated previously, the amount of daily traffic to the site is expected to be 8-10 vehicles per day. In addition, the driveway entrance on Dowlen Road is expected to carry the bulk of the traffic. The median of Dowlen Road is directly in front of the driveway, therefore vehicles must enter the facility heading southbound on Dowlen or turn right on Dowlen Road to exit the facility, There should be no vehicles making conflicting left turns on Dowlen Road. Should you have any questions, please feel free to contact me. Sincerely, FITTZ & SHIPMAN, INC. by: Donald R. ��g7l[E For the Firm y DRKJdrk 1143LT04 ffm 7 2 () "U " ' ") 1405 Cornerstone Court - Beaumont, Texas 77706 - (409) 832-7238 . fax (409) 832-7303 Li7 aY 'kY 2; ry FILE 1598-ZIP: Request for a zone change from RM-H (Residential Multiple Family NORTH Dwelling - High Density) to GC -MD (General Commercial - Multiple Family Dwelling) district with a specific use permit to allow a climate controlled mini -storage ,� A, facility. SCa►1 E Location. Dowlen Rd. @ the Railroad overpass 1"=2001 Cr Applicant: Fittz & Shipman, Inc. for Scott Monroe st .aY� sit �o-ryy «t rsi Y�ict: toll w �t 1V1 H 10SG too layL r t J 8 .S C L to may, U roaA b1 qy , 1l z `s97 �o N I ?y 4 /d d. 4/ M5 4 14 RS Ibt 1 q' 4 3 1 r I T tl 6 2 y M w 00$ I WESTWOOD BLVD. W W1 AIDDITICINO g t i s R r, #�_Om ■ FCC: ' sill PROP. 17 300 MXAUK OW4 ko tak PROPOSED CLIMATE CONTROLLED STORAGE 0 11 II Q) tll C 0 0 CD EVONG TREES FUTURE I DEVELOPMENT it — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - IUU SCAU: V. 4V Missouri Pacific Railroad FIrrZ & SHIPMAN :EE5 m '= 3= 3-- -A" —�; ppwta NAWK: MXTU WTW-WK Bv,tmW5 DOW= ROAD mat W, W" w0movr. Imm 0143-DOO 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 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 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 ANALYSIS continued This application is in compliance with the eight conditions necessary for approval. Comments on Conditions 3 and 4 follow: 3) Drainage of the property will be directed to drainage inlets within the parking lot which will convey storm water via underground storm sewers eastward to connect to the existing 36" storm sewer located along the west side of the Dowlen Road overpass. 4) The Traffic Manager recommends that the Byron Street driveway be gated and used for emergency purposes only. The Planning Manager has made that a part of the recommendation. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Fittz & Shipman, Inc. PROPERTY OWNER: Scott Monroe, Keith McCoy and Gary Hidalgo LOCATION: West side of the Dowlen Road railroad overpass LEGAL DESCRIPTION: Tracts 104B, 214, 214A & 21413, C. Williams Survey, Abstract 59 EXISTING ZONING: RM-H (Residential Multiple Family -Highest Density) District PROPERTY SIZE: 4.5 acres, more or less EXISTING LAND USES: Vacant and a house FLOOD HAZARD ZONE: "C" - Minimal flooding SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Commercial NSC (Neighborhood Shopping Center) District EAST: Dowlen Road and residential RS (Residential Single Family Dwelling) District SOUTH: Railroad and commercial LI (Light Industrial) District WEST: Residential and vacant RM-H (Residential Multiple Family -Highest Density) District COMPREHENSIVE PLAN: Community Center GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAL FEATURES: None STREETS: Dowlen Road - Major arterial with a I 00'right- of-way and 4 lanes of traffic; Byrou Street - local street with a 50' right-of-way and a 14' pavement DRAINAGE: Dowlen Road - 36" storm sewer Byron St. - open ditch WATER: Dowlen Road - 6" water Byron St. - 2" water SANITARY SEWER SERVICE: Dowlen Road - 30" sanitary sewer Byron St, - 8" sanitary sewer FIRE PROTECTION: Fire protection is provided by Station #6, 1880 Major Dr, ADEQUACY OF SERVICE: Set -vices are adequate.