Loading...
HomeMy WebLinkAbout1965-Z DATE: November 17, 2008 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a zone change from RM-H (Residential Multiple Family Dwelling-Highest Density) District to RS (Residential Single Family Dwelling) District, from RCR (Residential Conservation and Revitalization) District to RS (Residential Single Family Dwelling) District and from RCR (Residential Conservation and Revitalization) District to RCR-H (Residential Conservation and Revitalization-H) District FILE: 1965-Z STAFF REPORT The Planning Manager recommends approval. The Old Town Neighborhood extends from IH-10 to Smart and from stth 1 Street to 11 Street. From January, 2000 to June, 2008, there have been requests for fifty specific use permits within this area. As the demand for business locations within Old Town grows, so has the concern that the residential character of the area is being lost. In June, 1993, Phase One of the Oaks Historic District was created. stth Phase One included the area north of Calder, between 1 and 11 Streets and south of Beech Street. In August, 1993, Phase One was amended to include the properties along Beech Street. In August, 1997, Phase Two of the Oaks Historic District was created. Phase stth Two included the areas south of Calder, between 1 and 4 Streets thth and Broadway and Liberty and between 4 and 11 Streets and Broadway and Smart. The purpose of creating the Oaks Historic District was two fold: 1. To save and provide protection for a large concentration of individual historic structures 2. To provide a means to prevent further deterioration of a still viable residential area that is also one of the City=s most historic. The area that comprises the Oaks Historic District contains many of the City=s most historic structures. In a survey done during the creation of both phases of the district, it was determined that 79% of the structures in Phase One and 22% of the structures in Phase Two were historically significant. STAFF REPORT continued In years past, the Old Town area had seen its desirability as a residential neighborhood decrease. As families moved to newer subdivisions, former residential structures either converted to commercial uses or sat vacant. To encourage redevelopment, the City rezoned parts of the neighborhood to allow commercial establishments and apartments. Since the inception of the Oaks Historic District, not only has there been a greater interest in preserving many of these historic properties but property values, in general, have increased. This increase in values has largely been the result of the additional protections the City has placed on the district. Property values have increased from an average of $25 a square foot prior to the creation of the district to an average of $43 a square foot in 2005. With renewed interest in returning the neighborhood to residential, the City has undertaken a number of steps to protect and encourage Old Town as a desirable neighborhood. The City recognizes that the historic district regulations are only as good as their enforcement. Along those lines, the City has dedicated a code enforcement officer to deal specifically with the Oaks Historic District. In addition to enforcement, the City realizes that educating residents of the regulations is of the utmost importance. The City and the Old Town Neighborhood Association have worked jointly to provide special street signs and a walking tour brochure to educate the public about the significance of the Oaks Historic District. In addition, the City and the Old Town group continue to work with realtors to inform them of the regulations. And while property owners are improving the Old Town neighborhood one structure at a time, the City has proposed several important infrastructure improvements in its Capital Improvement Plan. For example, Calder Avenue is to be reconstructed. As part of that project, the City will be evaluating the possibility of enhanced landscaping and streetscape design. Also, Seventh Street from IH-10 to Laurel is proposed to be rebuilt and is currently in the design phase. Eleventh Street, from Washington to US 69, is proposed to be rebuilt and is currently in the planning phase. Finally, the City has initiated a zoning study to better protect the area. More and more residents are requesting that areas be rezoned for single family uses as many of the commercial uses proposed in the past few years have been incompatible. As part of this study, the Community Development Department formed a five member committee to discuss and recommend possible changes. The committee was made up of Planning Commission members, residents of the neighborhood and a realtor. The committee made recommendations on zoning changes and how permitted uses in the RCR District might be altered to reflect the particular needs and desires of Old Town residents. RM-H and RCR permit some commercial uses with specific use permits. Commercial encroachment is what is causing grief for many residents. What it takes to convert a single family structure to commercial often makes the house less desirable for any future conversion STAFF REPORT continued back to single family. For properties where there are already commercial or multi-family uses, those uses will be grand-fathered. As long as they are not vacant for more than a year, their legal non-conforming status will continue. The proposed zoning changes include an area that is currently st zoned RM-H and is located between 1 to the middle of the block thth south of Long and from 7 to 6. The described area would be rezoned to RS. Two areas that are currently zoned RCR and stthth are located between 1 and Long and from 6 to 4 and between th Hazel to the middle of the block south of Hazel and from 7 rd to 3 would be rezoned to RS. In addition, the RCR District was further looked at as to what sort of uses should be permitted. The Community Development staff and the review committee recommend that an RCR-H District be created for the Old Town area with uses particular to Old Town. The remaining RCR zoning was recommended to be changed to RCR-H. In the RCR-H, many office-type uses would be allowed. Retail uses that are now allowed in the RCR District would not be permitted in the RCR-H. The reasoning behind this recommendation centers around the idea that retail uses generate more traffic than office uses and would be better directed towards Calder where there is GC-MD zoning and ample retail space. A recent windshield survey identified ten retail establishments located within the residential areas of Old Town. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 1398 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES RCR to RS - Being Lots 1-13, Block 6, Averill Addition, Lots 7-12, Block 26, Lots 7-12, Block 27, Lots 1-3, 10-12, Block 28, Lots 1-12, Block 40, Lots 1-12, Block 41, Lots 1-12, Block 42, Lots 1-6, Block 44, Averill nd 2 Addition, City of Beaumont, Jefferson County, Texas, containing 14.0 acres, more or less; RM-H to RS - Being Lots 1-13, Block 8, Lots 1-13 and 17-26, Block 9, Lots 1-11 and 17-26, Block 10, Lots 1-26, Block 11, Lots 1-3, Lot 4, Tr. 1 and the South part of Lots 5-6, Block 12, Averill Addition, City of Beaumont, Jefferson County, Texas, containing 16.67 acres, more or less ; RCR to RCR-H - Being Lots 7-12, Block 16, Lots 7-12, Block 17, Lots 7-12, Block 18, Lots 7-12, Block 19, Lots 7-10, Block 20, Lots 1-6, Block 21, Lots 1-12, Block 22, Block 23, Lots 1-12, Block 24, Block 1-12, nd Block 25, Lots 1-12, Block 26, Lots 1-12, Block 27, Lots 1-12, Block 28, Lots 1-6, Block 29, Averill 2 Addition, Lots 1-26, Block 1, Lots 1-26, Block 2, Lots 14-26, Block 3, Lots 7-13, Block 4, Lots 1-26, Block 5, Lots 1-26, Block 6, Lots 1-7 and 15-28, Block 19, Lots 1-28, Block 20, Lots 1-14, Block 21, Lots 15-28, Block 22, Lots 1-28, Block 23, Lots 1-28, Block 24, Lots 1-26, Block 25, Lots 1-26, Block 26, Lots 14-26, Block 27, Lots 1-13, Block 28, Lots 1-26, Block 29, Lots 14-26, Block 30, Lots 14-26, Block 42, Lots 1-26, Block 43, Lots 1-13, Block 44, Lots 14-26, Block 45, Lots 1-26, Block 46, Lots 1-26, Block 47, Lots 1-12, Block 51, Lots 1-12 and 19-30, Block 52, Lots 19-30, Block 53, Averill Addition, Lots 1-12, Block 1, Lots 7-12, Block 3, Lots 3-12, Block 4, Lots 1-12, Block 5, Lots 1-12, Block 6, Lots 1-12, Block 7, Lots 1-12, Block 8, Lots 1-12, Block 9, Lots 2-11, Block 10, Lots 3-6, Block 11, Lots 1-6, Block 12, Lots 1-6, Block 13, nd Lots 1-6, Block 14, Lots 1-6, Block 15, McFaddin 2 Addition, Lots 1-2, Block 1, Lots 1-6, Block 2, Palm Place Addition, Tr. A, Block 1, Lots 1-6, Block 2, Lots 1-9, Block 3, Lots 1-9, Block 4, Oaks Addition, Lots 4-6, Block 3, Lots 1-6, Block 4, Lots 1-6, Block 5, Lots 1-6, Block 6, Parkdale Addition, City of Beaumont, Jefferson County, Texas, containing 183.86 acres, more or less. Exhibit is attached.