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Home My WebLink AboutPZ2022-48DATE: February 21, 2022 TO: Planning Commission and City Council FROM: Chris Boone, Director of Planning and Community Development SUBJECT: Consider a request to Rezone a property from NC (Neighborhood Commercial) and RMrH (Residential Multiple -Family Dwelling --- Highest Density) to GC-MD- 2 General Commercial — Multiple -Family Dwelling — 2) and a Specific Use Permit to allow a mini storage. FILE: PZ2022-48 STAFF RE, PORT Concord Mini Storage, L.L.C., would like to rezone the property located at 6030/6040 Concord Road and is requesting a Specific Use Permit to allow a mini storage at this location. The property is currently split zoned NC (Neighborhood Commercial) and RM-H (Residential Multiple -Family Dwelling — Highest Density). The applicant states plans are to build 190 self - serve personal storage units. The property will be gated with a keypad entry. An office will be located onsite. The property will be accessible twenty-four (24) hours per day, seven (7) days per week. The property is located along Concord Road, a secondary arterial street and just cast of the Dolen Road intersection, The property to the northwest is zoned GC-MD-2 (General Commercial — Multiple -Family Dwelling — 2) and properties to the south are also commercial. Although properties to the north and cast are residential, GC-MD-2 matches the adjacent zoning and would provide a buffer as any change of use would require a new Specific Use Permit. For properties that are zoned GC-MD-2 and located adjacent to residential zoned properties, the side minimum setback requirement is twenty (20) feet and the rear minimum setback requirement is fifteen (15) feet. The site plan shows buildings along the east property line are shown fifteen (15) feet from the property line and the building across the rear of the property is located ten (10) feet from the rear property line. A landscaped buffer, ten (10) feet wide, with trees, and an eight (g) foot tall wood or masonry screening fence is required along these same residential boundaries and will be located in the required setback. The landscaping buffer shown along the east property line meets requirements, but a buffer with trees will need to be extended across the ream of the property. One class A tree (large as in an oak) or two (2) Class B trees (small as in a crepe myrtle) must be place every twenty-five linear feet in this buffer. Perimeter landscaping is required when parking areas are located adjacent to a street. Where power lines are present, a row of shrubs is required for the length of the parking area. Beaumont Fire has expressed some concern regarding access to the rear of the buildings but would like to review the layout further when construction plans are submitted. Staff recommends approval of the request with the following conditions; 1. Adjust the location of buildings to meet minimum setback requirements, 2, Install landscaping to meet City Ordinance requirements. 3. Maintain or replace (as needed) the sidewalk along Concord Road. 4. Plans must be in compliance with Beaumont Fire codes. Please note that final occupancy approval is subject to review and acceptance of submitted plans and field inspections to verify compliance with applicable codes. Exhibits are attached, PUBLIC NOTIFICATION Notices mailed to property owners 11 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Plat D23, Tracts 24 & 25, F, Bigner Survey, Jefferson County, Texas, containing 2.24 acres, more or less. ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 28-26.E, ZONING ORDINANCE) Conditions: Application Application is in is not in Comments compliance compliance Attached 1. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, or 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 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 S. That the proposed use is in accordance with the Comprehensive Plan. x GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Concord Mini Storage, L.L.C. PROPERTY OWNER: James Townley LOCATION: 6030/6040 Concord Road EXISTING ZONING: NC (Neighborhood Commercial) and RM-H (Residential Multiple -Family Dwelling -- Highest Density) PROPERTY SIZE: —2.24 acres EXISTING LAND USES: Residential Multi -Family FLOOD HAZARD ZONE: X — Area determined to be outside the 500- year flood plain SURROUNDING ZONING: RS (Residential — Single -Family Dwelling) ISM-H (Residential Multiple -Family Dwelling — Highest Density) GC -MD (General Commercial -- Multiple Family Dwelling) SURROUNDING LAND USES: NORTH: Residential EAST: Vacant SOUTH: Commercial WEST: Commercial COMPREHENSIVE PLAN: STREETS: DRAINAGE: WATER: SANITARY SEWER SERVICE: GC-MD�-2 (General Commercial — Multiple Family Dwelling - 2) P,arkdale Mall Regional Center/Stable Area Concord Road - Secondary arterial with an 88'wide right-of-way and a 64'pavement width. Curb and gutter 8" water line 12" Sanitary sewer line PROPERTY OWNERS NOTIFIED WITHIN 200 FEET BK NORTH PARK PLAZA LTD BONURA RICHARD E MODICA J C OWENS HOLDINGS LLC VANMETER GENE ALLEN Case Type:Planning and Zoning Case Status- REVIEW Case Sub Type: Specific Use/Rezone: Tag Name: Concord Mini Storage Case #: PZ2022-48 Initiated On: 1/28/2022 12:43:03PM Location: 6030 and 6040 Concord Road Individuals listed on the record', Applicant Concord Mini Storage, LLC. Home Phone: 6030 and 6040 Concord Road Work Phone: Beaumont, TX 77708 Cell Phone: 409-791-7558 E-Mail: james.townley@gcigllc.com Property Owner James Townley Horne Phone: 6030 and 6040 Concord Road Work Phone: Beaumont, TX 77708 Cell Phone: 409-791-7558 E-Mail: james.townley@gcigllc.corn Agent Samuel Fountain Home Phone: 87 North IH 10 Suite 215 Work Phone: Beaumont, TX 77707 Cell Phone: 409-926-4464 E-Mail: samuel.fountain@sandrconsultIng engineers. c arm Case Type: Planning and Zoning Page I of 2 Case #: PZ2022-48 Printed On: 1/31/2022 U A TkAUA ZEN 0 MIMO IIM Legal Description Plat D23, Tracts 24 & 25, F. Signer Survey Number of Acres 2.24 Proposed Use Mini storage in proposed GC-MD-2 That the specific use will be The specific use will be that of a personal storage facility. The parcel compatible with and not injurious to to the Northeast is that of a Modica Brother's, The parcel to the the use and enjoyment of other South is undeveloped. This specific use will not diminish or impair property, nor significantly diminish or any surrounding property values. impair property values within the immediate vicinity That the establishment of the specific use will not impede the normal and orderly development and improvement Of surrounding vacant property; That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration That directional lighting will be provided so as not to disturb or adversely affect neighboring properties That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property That the proposed use is in accordance with the Comprehensive Plan Notes: Case Type: Planning and Zoning Case #: PZ2022-48 The use will not impede development of the surrounding parcels. Adequate facilities are all existing. The parking spaces provided are designed to allow minimal traffic impairment on the site. Although we have provided 3 parking spaces, most of the clients will have preregistered entry to the storage facility. All measures will be taken to reduce any substantial noise. Lighting will be provided on the storage buildings to illuminate the drive areas. These lights will be directed in a way that there will not be any adverse impacts to the traffic along Concord. A landscape buffer will be placed as shown on the site place ensuring adequate screening of the adjacent property. The proposed use will be in accordance with the Comprehensive Plan. Page 2 of 2 Printed On: 1131/2022 CO TEXAS REGISTERED FIRM #19541 Oty of Beaumont Planning and Zoning Peml Engman 801 Main Street, 5TE 210 Beaumont Texas, 11101 J1 nua A,_� RE: Goncord Mini Storage. LLC' ... . ....... .. . . .. .... .... . .... ... . .. Mrs. Engman, My client Is wishing to change the property zoning for the tracts of land located at 6030 and 6040 Concord Road from "NC to the recommended "OOMD" or "GGMI92" zone. This property consist of 2.2315 acres. Adjoining this property Is the Modica Brother's to the Northwest and an empty lot to the Southeast (see location map). Mr. Townley Is wanting to construct a Mini storage facility that will encompass approximately 1 LIO units. These will be self -serve personal storage units (non-combustible storage only). Electronic gates will be provided with a keypad that allows entry. A small office will be on the property that will service clients. This office will be open from b:00arn — 5:00 pm Monday thru Friday. Screening will be added to all sides (privacy fencing and landscaping). The storm water runoff will be handled through a pipe system that will release into the 60"' pipe under Concord Road, Sidewalks are existing. - Thank You, 55amuel ountain, P.E. # 12b452 Professional Civil Engineer/Project Manager Ph: (40q)-q26-44b4 871'qor H i H 1 10 Suite 2 15, 71707 11hone: (409) 926-446,4- ' ^ Ilia rh 2022 -48: Request to Rezone a property from NC (Neighborhood Commercial) and RM- (Residential Multiple -Family Dwelling — Highest Density) to GC-MD-2 (General iminercial — Multiple -Family Dwelling — 2) and a Specific Use Permit to allow a mini rage. Vpplicant: Concord Mini Storage, L.L.C. 0 100 200 ocation: 603,0 and 6040 Concord Road I I I I Feet IA�