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Home My WebLink About1499-ZP (02)DATE: April 17,2000 TO: planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a zone change fi-orn RM-H (Residential Multiple Family Dwelling - Highest Density) to GC-MD-2 (General Commercial -Multiple Family Dwelling-2) and an application for a specific use permit to allow a 69,174 square foot climate controlled storage facility (public warehouse) at 3880 Crow Road, NOTE: This case was originally scheduled for March 20, 2000, but was postponed one month at the request of the applicant. FILE: 1499-2/P STAFF REPORT The Planning Manager recominends denial of the request to rezone the property and denial of the specific use permit for a warehouse. This application is not in compliance with the Comprehensive Plan, would constitute spot zoning and fails to comply with four of the eight conditions necessary for specific use permit approval. Mr. Harken, the applicant, wants to build a 69,174 square foot (575' x 120') temperature and climate controlled storage facility. The inside of the building will contain cages for rent to individuals. He proposes to provide approximately 400 spaces, for the purpose of storing household goods and documents. He states that he will use blue metal fascia and red brick so that the 12' high building will blend in with the surrounding neighborhood of apartment houses and townhomes. He will install decorative black iron gates at the entry and exit driveways. He is asking for modification of the landscape regulations to excuse him from the 10" wide landscape and tree buffer required along the north, south and cast property line. His tract contains 2.443 acres. The Comprehensive Plan designates this area as a "Stable Area". In addition, this request would allow GC-MD-2 zoning in an area completely surrounded by RM-H and RS zoning. In 1995 a specific use permit was granted to this property for an engineering firm. This specific use permit is now null and void. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 16 Responses in Favor _. Responses in Opposition 4 LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Tax Roll Tracts 131 and 142, Plat D-23, F. Bigner Survey, Beaumont, Jefferson County, Texas, containing 2,443 acres, more or less. CITY-OFBEAUMONT PLANNING DIVISION 801 Main Street, rm.205 Beaumont, Tx. 77704 The specific use of this property is for a climate controlled storage facility for the purpose of storing household.goods and documents.This building will blend in with the overall look of the -neighboring Harbor apartments by.having, a red brick and blue metal fascia. It will also have decorative black iron gates aligned with the building for the entry and exits.The landscaping will complement the Harbor apartments and surrounding residential area.The signage and fighting will meet the standard codes for the specific use permit. Due to the number of parking spaces required for this size building, I need to eliminate the landscapingrequired-by. section 30-3,1(B). Simply stated, I do not have the space to plant one tree for each twenty-five (25) lineal feet or portion thereof of said open space buffer strip. Economically, I can not reduce the size of the building to accommodate this either. Brad Cook (the consulting engineer) has drawn up, the attached site plan, to meet all specific use codes. The land improvement I propose to make on 3880 Crow road will benefit the surrounding apartments and residential area with convenient proximity to a climate 417*9* controlled storage facility. Attached you will find plat, building view, floor and oight plan. Thank You Tom Harken Jr. File 1492-Zdr: Request for a zone change from RM-H (Residential Multiple Family NORTH Dwelling - High Density) to GC-MD-2 (General Commercial - Multiple Family Dwelling - 2) with a sp�ecific use permit to allow a climate controlled storage facility. Location: 3880 Crow Road SCALE . L�Applicant: Tom Harken, Jr. V=200' Or de Oro �---C'OLLIER RD. -44 A"P 4 eCd 49 SUBJECT D -23 467 Aq rr 44 -A AW Ilk% 40 z- — -- — -- (1you Mow cj) m > z ilk C4 -t-,:t ki !v re or fIMAv CZ M 4A 44 S ;g z F ff� m in 14 m 1 I P,;. i >" . N Ap z Ap § . 0 ;.* os io. y 21A, , -4 1A I M, T m HAI 0 Ps N SIM 0"' '49 2 ALBERT B. COOK CONDITIONED STORAGE FACILITY 3880 CROW ROAD CONSULTING ENGINEER BEAUMONT - JEFFERSON COUNTY - TEXAS SIRVCTURAL vvx 00MOMMIMAL 700 ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE) Application is in Compliance 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; 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; 3. That 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 or adjacent developments; S. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, follies, dust, noise and vibration; 6, That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and 8. That the proposed use is in accordance with the Comprehensive Plan. x x Application is not in Coninielts Compliance Attached x ANALYSIS continued This application is in compliance with four of the eight conditions necessary for approval. Comments on items 1, 2, 4 and 7 follow: 1. This is a stable multiple family and single family developed neighborhood. A 69,000 square foot warehouse inside a residentially zoned and developed area such as this may impair the residential property value in the immediate vicinity. 2. There is still some undeveloped acreage immediately south of the requested tract. Zoning to the south and west (abutting Treadway) is residential, RM-H and RS. 4. If the zone change and specific use permit are granted and the request to modify the 10' wide buffer strips is not granted, then the parking space widths will not be sufficient. 7. The applicant has requested that he not be required to install the 10'wide landscape and tree buffers on the north, south and east property lines. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY 0 STATUS OF APPLICANT: LOCATION: LEGAL DESCRIPTI EXISTING ZONING: PROPERTY SIZE: FLOOD HAZARD ZON EXISTING LAND USES: Tom Harken, Jr. Jack Koshkin or Terry Shipman Prospective buyer 3880 Crow Road Tax Roll Tracts 131 and 142, Plat D-23, F. Bigner Survey RM-H (Residential Multiple Family Dwelling -Highest Density) District 2.443 acres "C" - (Minimal Hazards) Vacant tracts GENERAL INFORMATION/PUBLIC UTILITIES continued SURROUNDING LAND USES: NORTH: Apartments EAST: Single family homes SOUTH: Pasture WEST: Townhouses/townhornes COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: SURROUNDING ZONING: RM-H (Residential Multiple Family Dwelling -Highest Density) District RS (Residential Single Family Dwelling) District RM-H RM-H Stable Area. This is 700' south of the south edge of the "Regional Center" at Parkdale Mall. There are 567 existing apartment and townhouse units within a 500' radius of the applicant's 2.443 acre tract. STREETS: Crow Road is a secondary arterial north of Folsom Road with a 60'wide right-of-way and a 40' wide concrete pavement, There are no sidewalks. DRAINAGE: WATER: SANITARY SEWER SERVICE: There is a 36" storm sewer in Crow Road. There is a 12" water line in the street. There is a 15" sanitary sewer in the street. FIRE PROTECTION: Fire protection is provided by Station #8, Hwy. 10�5 at Lampman and #4, W. Lucas at Gladys. ADEQUACY OF SERVICE Services and utilities are adequate.