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Home My WebLink About1826-Z DATE: May 15, 2006 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a zone change from RS (Residential Single Family Dwelling) District to GC-MD (General Commercial-Multiple Family Dwelling) District or more restrictive district. FILE: 1826-Z STAFF REPORT The Planning Manager recommends that the Lots 1-13, Block 3, South Amelia Addition and the east 150' of Lots 12-16, Tract 1, Block 13, Wescalder Fig Acres be rezoned to GC-MD-2. The Planning Manager recommends GC-MD-2. Due to the close proximity to RS zoning, GC-MD-2 zoning would allow the Planning Commission and City Council the ability to determine the type and quality of commercial development that will occur. In March, 2006, the City Council tabled a zone change request to GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District and a specific use permit for the property located at 3336 S. Major. At that time, City Council asked staff to conduct a zoning study for the west side of S. Major to determine if the current residential zoning was appropriate. Staff defined the study area as that 145  acres bordered by S. Major, Wescalder, Humble and Walden. All but 1.26  acres of this property is zoned RS (Residential Single Family Dwelling) District. The 1.26  acres located at the northwest corner of the intersection of Walden and S. Major is zoned GC-MD (General Commercial-Multiple Family Dwelling) District. On May 4, 2006, a meeting with the property owners of the study area was held. Of the 46 property owners invited to the meeting, five property owners or their representatives attended. Three of those property owners in attendance owned residentially zoned property along S. Major. All three wished to have their property rezoned to GC-MD. In addition, the representative of the owners of the large tracts immediately to the west of those properties fronting on S. Major, requested that the east 25% of their property be rezoned to GC-MD. The Comprehensive Plan designates a district commercial center at the intersection of S. Major and Walden. A district commercial center is a combination of commercial and non-commercial activity located at major thoroughfare intersections at the approximate geographical center and convergence of three to five neighborhoods. Commercial uses include community shopping STAFF REPORT continued centers, office complexes and businesses providing personal or professional services. Non-commercial uses would include satellite health clinics, high schools, churches, community recreational facilities and higher density residential developments. Currently, three of the four corners of this intersection are zoned GC-MD. The southwest corner is outside the city limits. At these three corners are approximately 73 acres of GC-MD zoning (see map). The Planning Manager=s recommendation would add another 8.23 acres  of commercially zoned property to that total. The area currently has more than enough commercial zoning to adequately serve the area for many years to come. Major Drive is classified as a major arterial. As such, its purpose is to carry cross-town traffic. The reason for designating commercial uses at the intersections of major thoroughfares is to minimize strip commercial along major arterials and thus the number of curb cuts. None of the property owners spoken to, except for Tracey Lumpkin, have any plans for their properties. Large tracts of land are available for development as currently zoned. Except for the recommended change, any other zone changes without development plans in this area are premature. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 98 (46 property owners within study area) . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being the Lots 1-13, Block 3, South Amelia Addition and the East 150' of Lots 12-16, Tract 1, Block 13, Wescalder Fig Acres, City of Beaumont, Jefferson County, Texas, containing 8.23 acres, more or less. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: City of Beaumont Planning Division PROPERTY OWNER: Multiple Owners LOCATION: Between S. Major, Wescalder, Humble, Walden EXISTING ZONING: RS (Residential Single Family Dwelling) District, GC-MD (General PROPERTY SIZE: Study Area - 136.77 acres EXISTING LAND USES: Residential, vacant FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential, vacant RS (Residential Single Family Dwelling) District, GC-MD (General Commercial-Multiple Family Dwelling) District EAST: Vacant RS, RM-H (Residential Multiple Family Dwelling-Highest Density) District, GC-MD SOUTH: Vacant Outside City Limits WEST: Residential, vacant RS COMPREHENSIVE PLAN: Neighborhood Growth Unit OTHER PHYSICAL FEATURES: None STREETS: S. Major Drive - Major arterial with 4 lanes with left turn lane; Wescalder Road - Major collector with a 50'-55' wide right-of-way and a 16'-18' pavement width; Humble Road - Local street with a 60' wide right-of-way and an 18' pavement width; Walden Road - Major arterial with 4 lanes divided. DRAINAGE: Open ditch WATER: 3", 8" and 20" water lines GENERAL INFORMATION/PUBLIC UTILITIES continued SANITARY SEWER SERVICE: 3", 4" and 8" sanitary sewer lines FIRE PROTECTION: Fire protection is provided by Fire Station #6, 1880 S. Major. ADEQUACY OF SERVICE: Services are adequate. PROPERTY OWNERS JUSTIN TROY CLUBB CHRISTOPHER MORRISON MOSTAFA SABIH RANDALL PHELPS ET UX ORVIS LEE JR & BARBARA J LEWIS REVOCABLE TRUST DAVID P STAFFORD ET UX MARK HESS SHANNON E TOMPKINS & KIMBERLY M WATSON JAMES H MORRIS JR DRAINAGE DISTRICT 6 RAVIKUMAR & NAGAMANNI KANNEGANTI DENIS R JR & RUTH ALLISON MOUTON JOSEPH E CICARDO CHARLES E & JOLYNNE WILSON MICHAEL H SR & LINDA MCGRAW DORIS WILLIS DAVID STILES DONALD R SMITH A D OWEN JOSEPH LEE CASCIO JR DOROTHY HUGHES STEWART SANDRA KAYE RAO CHRISTOPHER T & JULIE MORRISON JOS L MANISCALCO HENRY J GAUS II SUSAN L & TRAVIS B DARBY DUANE DAVID FORREST GUADALUPE DANIELS TRACEY E LUMPKIN ALFONSO & BLANCA MENJIVAR JERRY MYLES FREEMAN PROPERTY OWNERS continued HELEN J COOK DOROTHY A JONES PHELAN ELEVEN B LLC 1% MICKEY PHELAN B LAND LP 99% ROBERT V NOLAN ET UX TYRRELL-COMBEST LTD TYRRELL-COMBEST PROPERTIES C/O FRANK EASTMAN TYRRELL COMBEST REALTY % FORMER SHAREHOLDERS GARY D HENTON DAVID W HONEYCUTT ROBERT HATCHER JOYCE BERRY ADA C LANE REVOCABLE LIVING TRUST JACK MOODY ET UX SUSAN G JOHNSON WILLIAM G WHITE SR JAMES A DAY MICHAEL O'BANNION FRED M STEWARD PATRICK & SANDY P PARSONS MARK FREDERICK GARY WAYNE STINSON ELIZABETH ANN KOTZ JOSEPH RIZZATO ET UX M F STERLING SR & BILLIE BLANCHE (LIFE ESTATE) EARL L GARVIN ELOIS M GARVIN RONALD STERLING HAZEL CHARLTON R A FROST JOSEPH R TOMPKINS JR BEAUMONT HOUSING AUTHORITY LISA L DAVIS KATHERINE G FOREMAN RODNEY RUEL FOREMAN ET UX DEBORAH ANN HARDISON ROBERT T & ERICA L LANGE KYAW T AUNG & KHIN K HLA GARRY W ROBINSON EDNA M DAVIS KATHLEEN HOOD-HASKINS JOAN MEEK ADELINE CAUDILLO JOSE GARCIA VENISHA LELANE TRISTAN PROPERTY OWNERS continued ADELINE CAUDILLO WADE GRAHAM ET UX DOY & PAULA HARVEY TYRRELL-COMBEST LTD TYRRELL-COMBEST PROPERTIES JOE LANE TINDEL RACHEL DIAZ ANTONIO HERNANDEZ TYRRELL-COMBEST PROPERTIES FORMER SHAREHOLDERS THOMAS FREDERICK RUGG ET UX FRANK EASTMAN MARCUS D ROGERS DARRELL J WHITTINGTON LEE ROY POWELL M L WOOD HOWARD M GIRON ROBERT & PATTI KAUFMAN EMMANUEL BAPTIST CHURCH OF JESUS CHRIST INC TRAN TU-ANH & BRENT NICHOLS EMMANUEL BAPTIST CHURCH OF JESUS CHRIST INC EVANGELICAL LUTHERAN CHURCH OF ST JOHN TEXAS CONFERENCE ASSNOF SEVENTH DAY ADVENTISTS PHELAN ENVESTMENTS HARRY DENNIS PHELAN PHELAN INVESTMENTS