APPLICATION REVIEW Z-22-7 - City of Waco, Texas
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APPLICATION REVIEW
Z-22-7
HEARING DATE: February 22, 2022
1. CASE # Z-22-7
Energov # SP-000001-2022
PROPERTY ADDRESS: 1821-1829 S. New Road
LEGAL DESCRIPTION: Lot 2, Block 2, Cottonwood Valley Addition
2. APPLICANT: Sensato Development, on behalf of RAS Investments, LLC
MAILING ADDRESS: Callie Paysse, Sensato, LLC, 6 South 1st Street, Temple, TX 76501
OWNER/ SPECIAL PERMIT HOLDER:
RAS Investments, LLC, 11421 Somerville Drive, Temple, TX 76502
1. REQUEST:
SPECIAL PERMIT FOR SELF-STORAGE WAREHOUSES IN A C-2 DISTRICT
CASE #Z-22-7
PLANNING SERVICES REVIEW
NEIGHBORHOOD CHARACTER:
This property is located at the southeast corner of S. New Road and Bagby Avenue. This is a high
traffic area with a mix of commercial, office, and medium density residential uses in the vicinity.
Stripes is adjacent at the intersection of both roads, the Waco ISD Athletic Complex is across Bagby
Avenue, Heart of Texas Goodwill Industries is across the intersection, a couple apartment complexes,
and Central Texas Marketplace are to the south of this property. Recent commercial development to
the east includes Top Gold, Cinemark, and the Main Event to the east.
A special permit was approved in August of 2019 to allow Self Storage Warehouses on the
approximately 2.5-acre portion of property with frontage along S. New Road. The site was developed
according to approved plans and Amy’s Attic Self Storage was completed in 2020. This a fully
climate-controlled building with modern design features, contains three floors, and totals 120,000
square feet.
This special permit amendment request is to allow the expansion of the existing facilities to meet a
large clint demand for drive-up storage. The addition will include multiple single-story, drive up,
non-climate-controlled buildings. The five buildings will total 33,400 square feet.
PLANNING SERVICES RECOMMENDATION:
Planning Services recommends APPROVAL of the special permit subject to the special provisions and
conditions and based on the following findings*:
1. That the proposed use is consistent with the comprehensive plan and the purposes and intent of
Chapter 28-Zoning of the Code of Ordinances of the City of Waco.
2. That the proposed use is compatible with the appropriate and orderly development of the area in
which it is located.
3. That the proposed use would not be more objectionable to neighboring properties because of traffic
congestion, noise, fumes, vibrations or any other characteristics than any use permitted in the
zoning district without the grant of a special exception.
4. That available community facilities and services, including the road system providing access to the
proposed use, are adequate for the proposed use.
* These findings are required for the granting of a special permit as per Section 28-122 of the City of Waco
Zoning Ordinance.
NOTICES: 11 mailed;
CASE #Z-22-7
TRAFFIC OPERATIONS REVIEW
1. Description of the adjacent street system: A: Bagby Avenue; B: New Road
Classification: A: Collector; B: Minor Arterial Number of Lanes: A: 4 lanes; B: 5 lane section
Estimated Capacity (at LOSD) A: 30,000; B: 36,800 vpd Avg. Daily Traffic A: 15,500; B: 18,500 vpd
2. Estimated increase in traffic on adjacent streets at full build out:
Immediate: 51 vpd Future: N/A
3. Will the development’s impact be of sufficient magnitude to require mitigation for:
a) Access problems: yes/no
b) Increased traffic congestion: yes/no
c) Pedestrian traffic: yes/no
d) Visibility problems: yes/no
4. Traffic Department comments and recommendations:
Sidewalk required along Bagby Avenue and New Road at time of development. (CM)
ENGINEERING SERVICES REVIEW
1. Street condition: Good X Acceptable Needs Reconstruction
2. Street width: Existing: ROW A: 92’; B: 175’ Pavement A: 46’; B: 76’
Required: ROW A: 68’; B: 84’ Pavement A: 48’; B: 64’
3. Curb and Gutter:
Needs to be installed Exists X Needs Reconstruction
4. Offsite Drainage facilities are adequate to meet additional runoff resulting from the rezoning.
5. Water is available to the property, and it will serve the heaviest uses allowed under the requested zoning.
6. Sewer is available to the property, and it will serve the heaviest uses allowed under the requested zoning.
7. Engineering Department comments and recommendations: Adjacent drainage system is surface (curb & gutter);
10” Water & 8” Sewer serve site. Sidewalk required along Bagby Avenue and New Road at time of
development. (CM)
CASE #Z-22-7
INSPECTION SERVICES REVIEW
Comments:
No comment. (GD)
UTILITY SERVICES REVIEW
Comments:
No comment received.
LEGAL SERVICES REVIEW
Comments:
No comment received.
FIRE DEPARTMENT REVIEW:
ANTICIPATED FIRE RESPONSE TIME: < 6 min
IS THE FIRE RESPONSE TIME ADEQUATE?: Y (Y) YES (N) NO
Fire Department Comments and Recommendations:
No comment. (GL)
HEALTH DEPARTMENT REVIEW
INSPECTION/PERMIT REQUIRED ____ (Y) YES ____ (N) NO
DATE OF INSPECTION:
Health Department Comments and Recommendations:
No objections or comment. (DL)
POLICE DEPARTMENT REVIEW:
Comments:
No comment received.
CASE #Z-22-7
SPECIAL PROVISIONS & CONDITIONS
FOR SELF-STORAGE WAREHOUSES
1. The permit here granted is to RAS Investments, LLC, and may not be transferred or assigned
except:
a. for a collateral transfer in connection with financing for self-storage warehouse;
b. for a transfer to another self-storage warehouse establishments; or
c. for a transfer resulting from a foreclosure of any lien on the self-storage warehouse
establishments,
provided that the use of the property remains as self-storage warehouse establishments. Except
for a transfer under 1A above, written notice of such transfer must be given to the City at least
10 days prior to the effective date of the transfer.
2. At any time if the permittee(s) ceases to use the permit for the purpose for which it has been
granted, this permit shall become null and void, and the lawful use of the property listed as the
location for the permit shall conform to the use for which it is zoned under the City of Waco's
Zoning Ordinance.
3. This permit is for the specific location designated herein and shall not be transferred to another
location.
4. This permit may be revoked for failure of the permittee to pay all taxes and/or fees due and
owing the State or any political subdivision of the State, or for a violation of any ordinance of
the City of Waco, or for good and sufficient cause, upon notice to the permittee and after a
public hearing.
5. Permittee shall comply with all building, plumbing, electrical and other related construction
codes of the City of Waco.
6. The structure and the grounds shall be maintained and shall be kept in good repair and
condition.
7. The permit shall be amendable through the normal process of public hearings before the Plan
Commission and City Council.
8. The site plan must meet all development standards consistent with the site requirements of the
Plan Review Committee including but not limited to the following: site grading & drainage,
parking, signage, vehicle/pedestrian access & circulation, traffic impact analysis, landscaping,
refuse location & access, and fire protection location & access. A building permit will not be
issued until full compliance with all development standards.
9. All site lighting must be directed toward the establishment and not at adjacent residential
properties.
10. Building facades shall be consistent with the plans submitted with the special permit
application.
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Amy’s Attic Self-Storage
1821 S. New Road
Special Permit Request
Amy’s Attic Self Storage is located at 1821 S New Road and is a fully climate controlled building
with modern design features. It has three floors and totals 120,000 square feet. Our
Management team has indicated a large client demand for drive-up storage.
Our current project is an addition to the existing building with multiple single-story, drive up,
non-climate controlled buildings. The five buildings total 33,400 square feet, and our planning
includes drive aisles which address turning radii and fire lanes adjacent all buildings. The
facility will be fenced and have controlled accesses monitored by exterior security cameras. In
addition, the facility will be available to customers 24 hours a day, 365 days a year for their
convenience. The buildings will be accessed by a minimum of 30’ wide concrete drives
completely around the facility, customer loading adjacent the units and an attractive exterior
design that relates in color and materials of the existing building.
Because the property is a single platted lot, the existing special permit applies to the entire
tract. We’re desire to expand the project, so we are re-submitting for an updated special permit
through the site plan approval process.
254.774.7688 | 6 SOUTH FIRST STREET, TEMPLE, TEXAS 76501
©
5BOLLARD DETAIL
SCALE: 1/2" = 1'-0"
SITE PLAN LEGEND
PROJECT NO. 2172
DATE : 12.23.2021
SITE PLAN NOTES DRAWN : ASD
REVISIONS:
90%
REVIEW
SITE
PLAN
SITE PLAN SHEET NO.
SCALE: 1" = 20'-0"
A1.1© 2021 Microsoft Corporation © 2021 Maxar ©CNES (2021) Distribution Airbus DS
©
01/14/2022 8EXISTING BUILDING OPENED JUNE 2021 BUILDING 1 - SOUTH ELEVATION & BUILDING 5 - NORTH ELEVATION BUILDING 1 - NORTH ELEVATION & BUILDING 5 - SOUTH ELEVATION BUILDING 2,3,4 - NORTH & SOUTH ELEVATION
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