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Home My WebLink About1405-PDATE: April 20,1998 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider a request for a specific use permit to allow a wholesale durable goods business (steel pipe, valves and fittings) with the outside storage of steel pipe in a GC - MD (General Commercial -Multiple Family Dwelling) District. FILE: 1405-P STAFF REPORT The R. J. Gallagher Company distributes stainless and carbon steel products (pipe, valves, fittings) to industrial users. They have been in business for 45 years. The company has leased an existing commercial site located on Magnolia Avenue between Harrison and Long. The 2.06 acre site extends east to Grand Avenue and was once the location of a supermarket. The subject property received a specific use permit in September, 1996 for the inside storage of recyclable waste. The proposed plan failed to materialize, The Planning Director gave administrative approval to the present property owner on March 18, 1998, for the Gallagher Company to store pipe on the property inside two existing warehouses. This approval was subject to the installation of plastic, aluminum or wood slats in the 6' tall chainlink fence surrounding the property, no outside storage and no change or increase in intensity (as defined by the Zoning Ordinance). This approval is allowed under Section 30-26 (g) of the Zoning Ordinance, The purpose of the present request is to allow for the outside storage of pipe. This specific use permit application meets and is in compliance with the eight ordinance conditions of Section 30-26 (e) necessary for approval. Exhibits are attached. PUBLIC NOTIFICATION Notices, mailed to property owners 29 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots I through 6, Block 1, T. S. Long Addition and Tax Tract 11, Plat "Y", Noah Tevis Survey, Ab.-52, Beaumont, Jefferson County, Texas, containing 2.06 acres of land, more or less. corporate office: 7901 EL RIO * HOUSTON, TEXAS 77054 RG BOX 20710 • HOUSTON, TEXAS 77225 telephone: 713 748-4501 o fax: 713 748-45,10 EXHIBIT "A" The specific use requirements for the R. J. Gallagher Company at 950 Magnolia will be for the storage of pipe on concrete sleepers outside the building, but within the perimeters of the privacy fence. The pipe storage height will not exceed the height of the privacy fence, with shipping and receiving of the stored pipe being the only additional operations occurring outside of the buildings, in addition to the storage of the product. • This specific use will not diminish or impair property values, nor impede the normal and orderly development and improvement of surrounding vacant property. • The current utilities, access roads, drainage and other necessary supporting facilities are adequate for our specific use request. • Driveways and parking spaces will provide safe and convenient movement without affecting the general public. • Nuisance prevention measures are in place to prevent and control dust, noise and vibration. • Any additional lighting that would be provided on the property will be directional in nature. • There is sufficient screening to insure harmony and compatibility with adjacent property. • The proposed special use is in accordance with the comprehensive plan. PIPE TUBE FITTINGS FLANGES VALVES ACTUATION R, J. GALLAGHER COMPANY STAINLESS & CARBON STEEL PRODUCTS "0) corporate office: 7901 EL RIO * HOUSTON, TEXAS 77054 RG BOX 20710 * HOUSTON, TEXAS 77225 telephone: 713 748-4501 * fax- 713 748-4510 SPECIAL USE PERMIT In response to the City of Beaumont's requirements for a special use permit, the R. J. Gallagher Company is having slats installed to provide privacy fencing for 950 Magnolia. In addition we are including Exhibit "A" to address all other conditions of 3 0-26 E. Sincerely, Mike Gallagher Director of Operations 3-25-98 PIPE TUBE FITTINGS FLANGES VALVES ACTUATION Lac ! - I to 1 IL-1 I i 1 Lti ., J FILE 1405-P•: Request for a specific use permit for the wholesale of durable goods (steel pipe) in a GC -MD (General Commercial -Multiple Family Dwelling) District, • Location: 950 Magnolia Applicant: Energy Land Resources by A. M. Phelan, III AW ASHLEY' AVE. 1. 4 -SUBJECT, W st 4W4 art 0 U. M" of a dM ar .1 .00 r HARRISON AVE. HAZEL,, AVE. 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Ad i t' �' ' ;• d clottta�'ip °,', N D yan t o h •1 '1 �. 1°[ i 1 p rfWIC al . hjt r�yy d_ '�JA I a"t1�gqareel �w -' ,�' �.. `w', �i�r r �Jif^•"a�:.+✓frdY4� G1 him, •1 �� j�fty R' �A r i)�i � i '4, ! ps Y' b(.i"�1(1LY'i��d 4799 �Sd1Ef71d.4AN1ti , 1. Rr. i Ya•l . r trf d.,ll°i.. l 7}�1 j yL _Y C 94115897 ,IY '1, q, 4r.4. eL4NupRgpX1110k. V F S r £riti aR °y� ig" ate. 1431 , `!lug �GWW J� +I }ttl +7` 1 �. �'�' � ry J.t� °�. •�'.R"". rr!.v 7�i� �'�y{e IC �� 117 x 1 �� Ftrt[`Q�d Y�°(�+�'r y��ji��9tt}1 �''y •M, . t 1 1 p tl ,i '•t q l•�ttl° 1 9 q..yi 1 ' t :. "t 1 Ir • Y s^p`I=at, IJ •i' ..rov , ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is in is not in Cann➢" Compliance Compliance Attached CONDITIONS: L 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 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 8. That the proposed use is in accordance with the Comprehensive Plan. x x ANALYSIS continued This application is in compliance. Comments on Conditions I and 8 follow: 1. No residences or other commercial uses abut the proposed steel pipe storage yard. Immediately to the east is the abandoned block once occupied by a wholesale drug company. Railroad tracks run down the middle of Long Avenue on the north side of the subject property. There are no residences along the north side of Long. Situated on the west side of Magnolia are vacant lots and unoccupied or abandoned frame commercial structures. There is a lawnmower repair shop occupying one space. South of Harrison is the vacant tract once a lumber yard. The storage of steel pipe on the subject tract on the existing paved surfaces of the property will be compatible in the immediate neighborhood. S. This neighborhood is in need of economic stimulation. Most of the surrounding businesses have closed, are vacant or have been demolished. The general land use proposal in the Land Use Element of the Comprehensive Plan describes this area of town as an area of "Conservation and Revitalization". These are areas "...of the city where immediate action is needed to prevent or reverse deterioration. These areas are characterized by fair to poor housing conditions, incompatible mixtures of land uses and declining numbers of housing units and small businesses." Two of the recommendations to improve these areas are to rehabilitate existing businesses and to encourage reinvestment in small business, GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: STATUS, OF APPLICANT: LOCATION: EXISTING ZONING: PROPERTY SIZE: Energy Land Resources (A, M. Phelan, III) N. R. G. Partners, Ltd. Owner of land and structures 950 Magnolia Avenue GC -MD (General Commercial -Multiple Family Dwelling) District (1996 specific use permit) 2.06 acres GENERAL INFORMATION/PUBLIC UTILITIES continued EXISTING LAND USES: 6 SURROUNDING LAND USES: NORTH: Long Ave., railroad tracks, vacant lots, church, telephone relay station, auto repair EAST: Grand Avenue, vacant duw story brick building, parking lots, residences SOUTH: Harrison Avenue, vacant commercial site (former lumber company tract) Vacant buildings and pavement (limited inside use for pipe storage March '98), 40' x 50' office used by applicant. "C" - Minimal flood hazard SURROUNDING ZONING: GC -MD (General Commercial -Multiple Family Dwelling) District L$-M kyj I Rrellump WEST: Magnolia Avenue, vacant commercial buildings, GC -MD vacant lots, lawmnower repair I 'KINVIMIN Man MINUTIA= W. "k, Conservation and Revitalization OTHER PHYSICAL FEATURES: None STREETS: Magnolia Avenue, secondary arterial, 65' right-of-way, 40'pavement. Grand Avenue, residential, 60' right-of-way, 27'pavement. Harrison, residential, 60' right-of-way, 36' pavement. Lon m Avenue residential, 60' right-of-way, 26' pavement (and railroad tracks). DRAINAGE: There are 15" and 18" storm sewers lying in Long, Magnolia and Grand Avenues. WATER: There are 2", 6" and 8" water lines in Long, Grand and Magnolia. SANITARY There are 12", 18" and 21" sanitary sewers in SEWER SERVICE: Grand and Magnolia. FIRE PROTECTION: Fire protection is provided by Station #7, 170�O McFaddin, ADEQUACY OF SERVICE: Services and utilities are adequate,