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HomeMy WebLinkAbout1850-Z DATE: October 16, 2006 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, RCR (Residential Conservation and Revitalization) District to RS (Residential Single Family Dwelling) District, GC-MD (General Commercial-Multiple Family Dwelling) District to RS (Residential Single Family Dwelling) District, GC-MD (General Commercial-Multiple Family Dwelling) District to RCR (Residential Conservation and Revitalization) District, HI (Heavy Industrial) District to GC-MD (General Commercial-Multiple Family Dwelling) District or more restrictive district FILE: 1850-Z STAFF REPORT The Planning Manager recommends approval of this request. The City of Beaumont Planning Division has conducted a zoning study and is requesting zoning changes for a large part of the Old Town Neighborhood/Oaks Historic District. The study has focused on those areas of the neighborhood that are zoned RM-H (Residential Multiple Family Dwelling-Highest Density) District, RCR (Residential Conservation and Revitalization) District, GC-MD (General Commercial-Multiple Family Dwelling) District and HI (Heavy Industrial) District. 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:  To save and provide protection for a large concentration of individual historic structures  To provide a means to prevent further deterioration of a still viable residential area that is also one of the City=s most historic. STAFF REPORT continued 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. 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 this zoning study to better protect the area. More and more residents are requesting that the area be rezoned for single family uses and many of the commercial uses proposed in the past few years have been incompatible. The Old Town area currently has RS (Residential Single Family Dwelling), RM-H (Residential Multiple Family Dwelling-Highest Density), RCR (Residential Conservation and Revitalization), NC (Neighborhood Commercial), GC-MD (General Commercial-Multiple Family Dwelling) and HI (Heavy Industrial) zoning within its boundaries. STAFF REPORT continued RM-H, RCR, NC and GC-MD permit commercial uses (some with a specific use permit and others by right). 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 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. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 2416 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being all of Blocks 1-2, 5-11, 20, 23-26, 29, 43 & 46-47, Lots 1-13, Blocks 4, 21, 28 & 44, Lots 14-26, Blocks 3, 22, 27, 30 & 42, Lots 1-6, Block 12, Lots 1-7 & 14-26, Block 19, Lots 1-11 & 20-30, Block 48, Lots 1-13, 18-24 & 29-30, Block 49, Lots 1-12, Block 51, Lots 1-12 & 19-30, Block 52 and Lots 19-30, Block 53, Averill Addition; All of Blocks 1-10, 21-22 & 25-26, Lots 1-6, Blocks 12-15 & 29, Lots 7-12, Blocks 16-19, Lots nd 3-6, Block 11, Lots 7-10, Block 20, Lots 4-6, Block 30, McFaddin 2; All of Blocks nd 23-24 & 27-28, Averill 2; All of Ashley Square Townhouses; lots 1-3 & 7-12, Block 1 and all of Block 2, Palm Place Addition; Tract A, (the north 2 of) Block 1, Lots 1-6, Block 2, Lots 1-9, Blocks 3-4, Lots 7-9 and the south 119' of the former Regents Park, Block 17, Lots 7-12, Block 18, Lots 10-18, Blocks 19-20, Oaks Addition; All of Blocks 3-5, 10, 15, 10-22 & 24-26, Lots 1-6, Blocks 6 & 8-9, Lots 7-12, Blocks 16-17 & 27, Parkdale Addition; and Plat C-2, Tracts A, 19 & 22, N. Tevis Survey better known as Central High School, City of Beaumont, Jefferson County, Texas, containing 221acres, more or less .