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Home My WebLink AboutPacket 6_16_25 DATE:June 16, 2025 TO: Planning Commission and City Council FROM: Demi Engman, Director of Planning and Community Development SUBJECT: Consider a request for an Amended Specific Use Permit to allow a mini storage facility. FILE: PZ2025-173 STAFF REPORT Concord Mini Storage, L.L.C., received an approved Rezoning and Specific Use Permit in March of 2022 to allow the construction of 190 self-serve personal storage units. The property is under construction and when completed will be accessible twenty-four (24) hours a day, seven (7) days a week, with an office onsite and gated keypad entry. Meshell Heartfield on behalf of the owner, is seeking an amendment to the existing Specific Use Permit to reduce the landscaping requirements along the North and East property lines as originally conditioned in the approval. The landscaping requirements apply where a commercial property abuts a residential property. In this case, the landscaping would be situated between an 8' tall Wood privacy fence and metal exterior wall of the storage facility. This placement presents significant challenges for ongoing maintenance of the landscaping, fencing and building. Potentially creating hazards for both the commercial property owner and tenants of the storage facility and the adjacent residential property owner should the trees be planted in this constrained area and become overgrown or unhealthy due to lack of access. Staff recommends approval of the request with the following conditions: 1. Submit a revised Landscaping plan to the Planning Office. 2. Install and maintain the required 8' tall wood or masonry fence along the North and East property line. 3. Install landscaping along the front property line to screen the development from the right-of-way. 4. Construction plans must meet all requirements by Water Utilities for water and sanitary sewer services, including any requirements of the City's backflow, pre- treatment, and/or F.O.G program. 5. Maintain or replace (as needed) the sidewalk along Concord Road. 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) 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: Meshell Heartfield PROPERTY OWNER: David Owens LOCATION: 6030/6040 Concord Road EXISTING ZONING: GC-MD-2 (General Commercial — Multiple Family Dwelling- 2) PROPERTY SIZE: —2.24 acres EXISTING LAND USES: Commercial FLOOD HAZARD ZONE: X—Area determined to be outside the 500- year flood plain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential RS (Residential —Single-Family Dwelling) EAST: Vacant RM-H (Residential Multiple-Family Dwelling— Highest Density) SOUTH: Commercial GC-MD (General Commercial — Multiple Family Dwelling) WEST: Commercial GC-MD-2 (General Commercial — Multiple Family Dwelling- 2) COMPREHENSIVE PLAN: Parkdale Mall Regional Center/Stable Area STREETS: Concord Road - Secondary arterial with an 88' wide right-of-way and a 64' pavement width. DRAINAGE: Curb and gutter WATER: 8" water line SANITARY SEWER SERVICE: 12" Sanitary sewer line PROPERTY OWNERS NOTIFIED WITHIN 200 FEET JCMODICA REALTY LP BONURA RICHARD E OWENS HOLDINGS LLC BONURA RICHARD BK NORTH PARK PLAZA LTD BK NORTH PARK PLAZA LTD BONURA RICHARD E MSIH LLC EAUMON r Planning & Community Development Case Type:Planning and Zoning Case Status: REVIEW Case Sub Type: Specific Use Permit Tag Name: Amended SUP-Waiver to Landscaping Case#: PZ2025-173 requirements(6/16) Location: 6030 CONCORD RD, BEAUMONT, 77708 Initiated On: 5/13/2025 4:00:58PM Individuals listed on the record: Applicant Meshell Heartfield Home Phone: 4096733300 6030 Concord Rd Work Phone: Beaumont, Tx 77708 Cell Phone: 4096733300 E-Mail: meshellheartfield@gmail.com Property Owner David Owens Home Phone: 4093633542 6030 Concord Rd Work Phone: beaumont,Tx 77708 Cell Phone: 4093633542 E-Mail: david@irisrescue.com Business Owner Dennis Newman Home Phone: 4093633542 6030 Concord Rd Work Phone: beaumont, Tx 77708 Cell Phone: 4093633542 E-Mail: dennis@irisrescue.com Business Owner Greg Stanley Home Phone: 4096585606 2255 louisiana st Work Phone: Beaumont, Tx 77701 Cell Phone: 4096585606 E-Mail: spanky@spankyswrecker.com Agent Greg Stanley Home Phone: 4096585606 2255 louisiana st Work Phone: Beaumont, Tx 77701 Cell Phone: 4096585606 E-Mail: spanky@spankyswrecker.com Business Owner clint heartfield Home Phone: 4097824985 3420 Calder Ave Work Phone: Beaumont,Tx 77706 Cell Phone: 4097824985 E-Mail: clintheartfield@gmail.com Case Type:Planning and Zoning Page 1 of 2 Case#: PZ2025-173 Printed On:5/27/2025 AIJIl ) . :,I' Planning & Community Development Legal Description PL D23 TR 24&TR 25 F BIGNER 2.2375 AC Number of Acres 2.24 Proposed Use Storage Buildings That the specific use will be The specific use of the property is to store items in a secure location compatible with and not injurious to and will not diminish or impair property values the use and enjoyment of other property, nor significantly diminish or impair property values within the immediate vicinity That the establishment of the specific The goal is to provide the storage service and not impede any use will not impede the normal and development or improvement of any property orderly development and improvement of surrounding vacant property; That adequate utilities,access roads, All required access, utilities, drainage and ongoing business will be drainage and other necessary provided at this facility supporting facilities have been or will be provided The design, location and arrangement The parking and movement of vehicles and pedestrian traffic has been of all driveways and parking spaces arranged and designed for safe and convenient movement at the provides for the safe and convenient facility movement of vehicular and pedestrian traffic That adequate nuisance prevention The facility will have a privacy fence and landscaping to prevent any measures have been or will be taken noise and this business will not produce any offensive odor,fumes, to prevent or control offensive odor, dust or vibration fumes, dust,noise and vibration That directional lighting will be The facility will have proper directional lighting will be provided for provided so as not to disturb or security and not to disturb neighboring properties adversely affect neighboring properties That there are sufficient landscaping The facility will have landscaping and screening sufficient to insure and screening to insure harmony and compatibility and harmony with adjacent properties compatibility with adjacent property That the proposed use is in The facility will operate in accordance with the plan accordance with the Comprehensive Plan Notes: Case Type:Planning and Zoning Page 2 of 2 Case#:PZ2025-173 Printed On:5/27/2025 Amended Specific Use Permit with a Waiver to the Landscaping 5/15/25 To Whom It May Concern at the Planning and Zoning Commission Hello We are building a storage unit facility at 6030 Concord and are requesting to amend the permit with a waiver to eliminate some of the landscaping requirements from our original site plan. Specifically the North and East sides of the property we want to eliminate the landscaping. The property will have an 8 ft privacy fence on the 2 sides and rear and we do not need the trees and bushes. Not only is it an unnecessary expense it will not be seen and it will be difficult to maintain and mow and ultimately could interfere with the buildings and or possibly the fences which would then create an issue for the residential and commercial properties. The storage units are not going to create a noise situation and we would prefer to use our funds to do more landscaping in the front for a better appearance for our city instead of behind a fence where it could create a maintenance issue and or an issue for the surrounding properties and will not be seen. Thank you for your consideration in this matter and we look forward to hearing from you. Concord Mini Storage LLC David Owens Dennis Newman Greg Stanley Clint Heart-field NOTE: SIDEVWLK IS TO BE MAINTAINED OR RE PLAL ED AS NEEDED. 1j�I J) i ill.r;:',..:- � ` '.1: -11:: .411,161'it.N...,_ ii:,.. \., 44 illIDN":::: .7 p4Y� .c 441 ilf:::::.:::",...!.1;c!' -'' : :::.,gtfikfl;:"---. — . rx-.'-'4-1". iv irk, 1r I %fir4 } 11 7 s� rr I a e • `� 7A�^::, 11 .j I it w ` q•.,� `r,r r " i ��- y 1 �. 'gt w 5-` -� fir'- M t•Y' , it 14::.;, I,- fir ---N\ez.::...I:.,......, ,_. //* TA,'it' 49 - City mart ,,_: vision µ ntvtmo r caotunce PLAT=FL 1723 1:1+7 TRACT=TR 24&TR 257.2022355., SURVEY= F 331GNE R 2.2315 AG A,oar i PZ2025 73: Request for an i ended Specific Use Permit to all a mini storage facility. N Applicant: Meshell Heartfiela Location: 6030-6040 Concord Road. 0 200 1 i 1 Feet 1 \ ; 'f Legend O PZ2025-1�7 to , — 0. \. __ 41,4, 11111, I cnt l \ , 111110pi, ''4,11li _ .__, al.. ilili.... / N ,Q INC k �. 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