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HomeMy WebLinkAboutPACKET DATE:July 22, 2024 TO: Planning Commission and City Council FROM: Demi Engman, Director of Planning and Community Development SUBJECT: Consider a request for a Specific Use Permit to allow a Recreational Vehicle Park in an LI (Light Industrial)zoning district. FILE: PZ2024-169 STAFF REPORT Justin Broussard is requesting a Specific Use Permit to allow an RV (Recreational Vehicle) resort at 6185 Fannett Road. The development will consist of seventy three (73) pads with water, electricity and sewage hook-ups. The RV Park will be open 24 hours a day all year-round. The business operating hours will be Monday through Sunday, 8am to 8pm, with designated quiet hours of 10pm to 7am. The developments amenities will include a playground for children, a designated dog park for pets, a office club house, a recreational game room, and laundry facilities for guest of the park. Per our City's Comprehensive Plan,the proposed development is considered to be located in the Contemporary Neighborhood design concept. This model allows for a diversity of housing types and convenient access to parks, schools and shopping centers while still protecting single-family residential areas from Intrusion of incompatible land uses and vehicular traffic. This proposal appears to be consistent to the Comprehensive Plan of Beaumont. Planning staff recommends approval of this request with the following conditions: 1. Shall be in compliance with Section 24.06.008 Minimum standards for type "C" recreational vehicle park. 2. Shall be in compliance with Section 28.04.006 Landscaping and screening requirements. 3. Shall provide directional lighting to reflect away from the surrounding residential properties. 4. The property at 6185 Fannett Road and surrounding areas, are located within the Special Flood Hazard A zone. All improvements for the proposed development shall be in strict compliance with applicable local, State, and Federal regulations, including Section 24.05 of the City of Beaumont's code of ordinances, for flood damage prevention. ) 5. Construction plans must meet all requirements by Water Utilities for any water and sanitary improvements, including any requirements of the City's backflow, pre-treatment and/or FOG program. 6. No permanent structure or appurtenances shall be placed within the easement property, including RV pads. 7. Water and sewage crossings and separations shall follow all Texas Commission on Environmental Quality (TCEQ) standards. 8. Construction plans shall comply with all applicable Fire and Building Code requirements. 9. Shall install a 5' sidewalk along Fannett Road, either in private property, or within TXDOT right-of-way with applicable TXDOT permits. 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 4 . Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Tract All of Lots 59 and 60, Block D, Tyrrell Park Addition, Beaumont, Jefferson County, Texas, containing 7.7931 acres, more or less. 'r y ANALYSIS • CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 28-26.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, 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 8. That the proposed use is in accordance with the Comprehensive Plan. X GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Justin Broussard PROPERTY OWNER: SMJ Broussard Enterprises LOCATION: 6185 Fannett Road EXISTING ZONING: LI (Light Industrial) PROPERTY SIZE: 7.793 acres, more or less EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: A—Area determined to be inside the floodplain with a one percent or greater annual chance of flooding in any given year. SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Vacant LI EAST: Vacant R-S(Residential Single Family Dwelling) SOUTH: Vacant R-S WEST: Vacant R-S COMPREHENSIVE PLAN: Contemporary Neighborhood Design STREETS: Fannett Road-Major Arterial-Suburban road with a 120' wide right-of-way and 50'wide pavement. DRAINAGE: Open ditch WATER: 8" water line SANITARY SEWER SERVICE: 8" sanitary sewer line PROPERTY OWNERS NOTIFIED WITHIN 200 FEET TYTEX PROPERTIES TYRRELL PARK RV TYRRELL PARK RV DOLLINGER TAMMY HALE& KENNETH W Planning &Community Development Case Type:Planning and Zoning Case Status: REVIEW Case Sub Type:Specific Use Permit Tag Name: Specific Use Permit to allow a Case#: PZ2024-169 Recreational Vehicle (RV)resort Location: 6185 FANNETT RD, BEAUMONT,TX Initiated On: 6/10/2024 5:59:01PM Individuals listed on the record: Applicant Justin Broussard Home Phone: 2741 Maxroy St Work Phone: Houston,TX 77007 Cell Phone: 409-454-9581 E-Mail: broussajenterprises@gmail.com Property Owner SMJ Broussard Enterprises Home Phone: 2741 Maxroy St Work Phone: Houston,TX 77007 Cell Phone: E-Mail: Case Type:Planning and Zoning Page 1 of 3 Case#:PZ2024-169 Printed On:6/25/2024 1 11 Art Planning &Community Development Legal Description TYRRELL PARK L59&60 BLK D 7.7931 AC Number of Acres 7.79 Proposed Use RV Park Resort That the specific use will be The specific use of Tyrrell Park RV Resort will be compatible with and compatible with and not injurious to not injurious to the use and enjoyment of other properties, nor will it the use and enjoyment of other significantly diminish or impair property values within the immediate property, nor significantly diminish or vicinity.The development is designed to enhance the surrounding impair property values within the area by providing a well-maintained, attractive lodging option that immediate vicinity aligns with the natural and recreational attributes of Tyrrell Park. That the establishment of the specific The establishment of the Tyrrell Park RV Resort will not impede the use will not impede the normal and normal and orderly development and improvement of surrounding orderly development and improvement vacant property. On the contrary, the RV resort is expected to of surrounding vacant property; stimulate further development by increasing the attractiveness and utility of the surrounding area. That adequate utilities,access roads, Adequate utilities, access roads,drainage,and other necessary drainage and other necessary supporting facilities have been or will be provided for the Tyrrell Park supporting facilities have been or will RV Resort.We are working closely with RV park consultants, be provided developers, and project engineers to ensure all infrastructure requirements are met to support the new development.The site plan includes sufficient infrastructure planning,which contains diagrams aligned to meet both city and state requirements for drainage, access, and utilities. The design, location and arrangement The design, location, and arrangement of all driveways and parking of all driveways and parking spaces spaces at Tyrrell Park RV Resort provide for the safe and convenient provides for the safe and convenient movement of vehicular and pedestrian traffic.We have incorporated movement of vehicular and pedestrian ample space for maneuvering RVs and vehicles and will ensue that traffic the property driveways will receive TxDOT approval. That adequate nuisance prevention Adequate nuisance prevention measures have been or will be taken measures have been or will be taken to prevent or control offensive odors,fumes, dust, noise,and vibration to prevent or control offensive odor, at the Tyrrell Park RV Resort.These measures include implementing fumes,dust,noise and vibration quiet hours, maintaining clean facilities through a scheduled maintenance plan, and using landscaping to buffer noise and dust. That directional lighting will be Directional lighting will be provided at Tyrrell Park RV Resort to provided so as not to disturb or ensure it does not disturb or adversely affect neighboring properties. adversely affect neighboring The lighting plan is intentionally designed through strategic properties placement to illuminate only necessary areas while minimizing light pollution. That there are sufficient landscaping There are sufficient landscaping and screening measures planned to and screening to insure harmony and ensure harmony and compatibility with adjacent properties.The compatibility with adjacent property resort will feature green spaces that blend seamlessly with the natural environment of Tyrrell Park, creating an aesthetically pleasing and environmentally friendly setting. Case Type:Planning and Zoning Page 2 of 3 Case#:PZ2024-169 Printed On:6/25/2024 1111MONT Planning & Community Development That the proposed use is in The proposed use of the Tyrrell Park RV Resort is in accordance with accordance with the Comprehensive the Comprehensive Plan. It supports the plan's goals of promoting Plan tourism, enhancing recreational facilities, and fostering economic development within Beaumont by leveraging the natural and scenic assets of Tyrrell Park. Notes: Case Type:Planning and Zoning Page 3 of 3 Case#: PZ2024-169 Printed On:6/25/2024 Letter to Planning & Zoning C. _ -Tyrrell Park RV (SUP SL,__.'fission Jun.24) Dear Members of the Planning Commission, I am writing to formally apply for a specific use penult for the development of Tyrrell Park RV Resort, a premier RV park designed to cater to both short-term and long-term renters. The proposed RV resort will be located at 6185 Fannett Rd, Beaumont TX. The Tyrrell Park RV Resort will feature 73 RV pads, each equipped to provide the utmost comfort and convenience to our guests. Additionally, the park will include eight ADA-compliant unisex showers to ensure accessibility for all visitors. Personal Note Thank you for taking the time to consider this application. In 2019, my father, Brian Keith Broussard, applied for a specific use permit to allow a recreational vehicle resort in an LI (Light Industrial) District at 6185 Fannett Road. On February 19th, 2019, the City Council granted approval to his request. Unfortunately, my father later grew ill and passed before we could start construction on this project. Today, I am sending in a request to grant a specific use permit to develop an RV resort at 6185 Fannett Road. I would like to finish my father's work. Amenities The resort will offer a variety of amenities aimed at enhancing the overall guest experience: • Playground: A safe and fun area for children to play. • Dog Park: A designated space for pets to exercise and socialize. • Office Clubhouse: A central hub for guest services and administrative tasks. • Game Room: A recreational area for guests to enjoy various games and activities. • Laundry Facilities: Convenient on-site laundry services for guests. Business Model The Tyrrell Park RV Resort will operate with a dual focus on short-term and long-teiut rentals. Our pricing structure is designed to provide flexibility and affordability for all types of visitors: • Nightly Rate: $60 • Weekly Rate: $250 • Monthly Rate: $600 Hours of Operation The park will operate year-round with the following hours: • Office Hours: 8:00 AM - 8:00 PM, Monday through Sunday • Check-In/Check-Out: Check-in time is 1:00 PM, and check-out time is 12:00 PM • Quiet Hours: 10:00 PM - 7:00 AM to ensure a peaceful environment for all guests Letter to Planning & Zoning C _,#'emission - Tyrrell Park RV (SUP SL _ fission Jun.24) Target Market and Community Impact Our target market includes local residents seeking lease options for RV parking, tourists visiting Beaumont's natural attractions, and travelers looking for a convenient and comfortable place to stay. The development of the Tyrrell Park RV Resort will significantly enhance the Tyrrell Park brand, attracting more visitors to Beaumont's natural habitats and botanical gardens, thereby contributing to local tourism and economic growth. Benefits to Beaumont The proposed RV resort aligns with the city's vision of promoting outdoor activities and eco- tourism. It will provide a quality lodging option that complements the existing attractions in Tyrrell Park, such as the Cattail Marsh Scenic Wetlands and the Beaumont Botanical Gardens. By offering a unique and comfortable stay,we aim to increase visitor engagement with these natural and cultural resources, thereby fostering a greater appreciation for Beaumont's ecological and botanical treasures. We believe that the Tyrrell Park RV Resort will be a valuable addition to the community, offering both economic and social benefits. We respectfully request the Planning Commission's approval of our application for a specific use peiuiit. Thank you for considering our proposal. We look forward to working with the city to bring this project to fruition. Sincerely, Justin Broussard Managing Officer SMJ Broussard Enterprises 1. rocs gi ,, ,t LEGEND f! ., .e•¢.en.—.. II ..,..e.. .*,e ! a y ., '"y - "'.` 55 rvpavosw sSCPSJ n iN2 r 1'" ..•.,, t .�..�; .�I .4, "'.a- +:r •410 P fet ..- r.weor.ctee' Inc LI. . � . ��//L 7.4 / I RASS I«, TYPICAL PU1.1.THRU RV SPACE BACK IN RV SPACE �y.y�'un . Pvtr -•over b.........amafn.' lam./ ;rl_"rL 4L„-,r-.--.i `' --._._ _. '.e. : 1-..,.. e___.i"=.- r. L�..L/:�:: :5...a•- ‘: u9Pr"rrr vo+ waacEouravErarwroa .t*r .-.....-.,- Lj-.d- .. 1 "'�'� 7 1' N y.'.r _ "7.7. . ,..I...T .„.---„'•t"7' SaE— nw /\`�-..1)- TYPICAL 50'PIRL1Mm RV SPACE BACK 62•23 . I mo/ /s.�' S ®® =a�.VTWtCE a'w i y un .r.._._,�._._. ate.. imomma o .... N,v �—r RV PAD CONSTRUCTION DETAILS ,{' a� �▪ L•' =' ..-..•� ----'-----...._. . ,..`,,E . _..4-.}I 1�. At ' 1, © • !I. l ilim Ga.G�� d'�r� 0�Acres _Tract TIva `'!a �ENOiRIXS SEAL:..._ . Alm !(!-,••• c. e..a . i ,nr - I a xl � I P l ? r 1 S1. a• JI10Ia0010202RP= y, a I I � 1 Fa " 1a_ w uveaNmvE wR ` se[ Y .. .*Y. i yx m � 1. Sa.L V2nrufbiy l - .r.� J —``a 1 - '\1—.1 TYRELL PARK RV RESORT Ij e %�1 u NC �i �•v�J u. 6188 F/ 1NETT ROAD !Eli 1 +2 r a .w"'9•: BEAUMONT.TE(AS m08 77ff — i I ( �' a m uJ �:_ —t ,e.rc •*4a ,I: _.F;— (�"�'SITE LAYOUT _ . a. _ J •ter•, `01u•i+i=<;Jr 2019�Os "* s-ra:arSb ,� n Sr R•roc-aa• 0. r.N lie, F.M.Highway 124 R. ^^m ne, E.ov l ,E—'.a.u,u 573/2019 C- I i : is a�i5:<.n x...ae.«.K. "o-i.wmx .:w._•"'''''°ro.:•=7:v a r.N.r.'"".w..w-" ••••1'40'U.N.O. PZ20241169: Request for a Specific Use Perr^".*o allow a recreational vehicle resort tl1ithin an LI (Light N Industrial) zoning district. 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