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Home My WebLink About1781-ZP DATE: May 23, 2005 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-2 (General Commercial-Multiple Family Dwelling-2) District or more restrictive district and a specific use permit to allow an electrical contractor in a GC-MD-2 District FILE: 1781-Z/P STAFF REPORT The Planning Manager recommends approval of the zone change, excluding Lot 76D and approval of the specific use permit subject to the following conditions:  No access onto Chamberlin Drive shall be permitted.  Abandonment of a portion of Goldsborough Drive (between the existing Red Simpson, Inc. facility and the subject property) shall be applied for and approved by City Council.  Access shall be through the existing facility onto Lindbergh Drive. Mike Dubea with Red Simpson, Inc., the applicant, is requesting a zone change from RS (Residential Single Family Dwelling) District to GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District and a specific use permit to allow the expansion of its electrical contractor business. The company installs power lines. Mr. Dubea states that the company is wishing to expand its current facility at 1255 Lindbergh. With the proposed expansion, Red Simpson, Inc. will employ 230 people at its Beaumont facility. The subject property will be used as a maintenance shop and storage facility for equipment. In 1998, the City Council granted a specific use permit to allow Red Simpson, Inc. to operate at its current location. The property, at the time, was zoned GC-MD. In 1999, all of that area east and west of Lindbergh and north of Washington and south of College was rezoned to C-M (Commercial-Manufacturing) District. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 25 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 76 A-B, 76 D, 77 A-B, 78 A-B, 79 A-B, 80 A-B, Block 6, Caldwood Acres, City of Beaumont, Jefferson County, Texas, containing 2.25 acres, more or less. ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.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, nor significantly diminish or impair property values within the immediate vicinity; X 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 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 X 8. That the proposed use is in accordance with the Comprehensive Plan. X X ANALYSIS continued This application is in conformance with six of the eight conditions necessary for approval. Comments on Conditions 1, 4, 7 and 8 follow: 4. This area is a mix of residential, commercial and industrial uses. The proposed use will be adequately screened to prevent adverse impacts on the surrounding property. 4. Access to the subject property is on Chamberlin Drive. The Traffic Manager has expressed concerns with the effects of repeated truck traffic associated with a facility such as this. NO TRUCKS signs were previously placed on each end of this segment of Chamberlin in an effort to prevent larger trucks from repeatedly traveling through the neighborhood. Chamberlin, which is residential in nature, is not of adequate design geometrically to safely accommodate oversized traffic on a continued basis. Access to the existing Red Simpson, Inc. facility is on Lindbergh Drive which is classified as a major collector. 7. The subject property will be surrounded by an 8' tall wood screening fence and a 10' wide landscape strip. 8. The Comprehensive Plan designates this area as a A Stable Area @. These areas are defined as built up areas which are generally characterized by good to excellent structural conditions and neighborhoods that are free from blighting influences such as incompatible land uses, dilapidated and derelict buildings and a deteriorated or poor public infrastructure. Vacant parcels which may exist are good to excellent development sites. However, this area consists of a mix of residential, commercial and industrial uses. The trend in the area leans towards the development of more commercial and industrial uses versus residential. Past zoning changes in the area reflect this trend. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Red Simpson, Inc. PROPERTY OWNER: T. L. Bean LOCATION: East side of Goldsborough, approximately 230' south of Byrd. EXISTING ZONING: RS (Residential Single Family Dwelling) District PROPERTY SIZE: 2.25 acres, more or less GENERAL INFORMATION/PUBLIC UTILITIES continued EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Vacant, residential RS (Residential Single Family Dwelling) District EAST: Residential RS SOUTH: Residential RS WEST: Commercial, vacant CM (Commercial Manufacturing) District COMPREHENSIVE PLAN: Stable area OTHER PHYSICAL FEATURES: None STREETS: Goldsborough Drive - Local street with a 50' wide right-of-way and a 12' pavement width; Chamberlin Drive - Local street with a 60' wide right-of-way and an 18' pavement width DRAINAGE: Open ditch WATER: 2" and 12" water lines SANITARY SEWER SERVICE: 8" and 18" sanitary sewer lines FIRE PROTECTION: Fire protection is provided by Station #6, 1880 S. Major Drive. ADEQUACY OF SERVICE: Services are adequate. PROPERTY OWNERS BEAUMONT BIBLE CHURCH LORETTA B CASEY MINERAL LABELLE PROPERTIES LTD TRUST CLYDE PERKINS MARGARET RUTH LANDRY SAI INVESTMENTS T L & PEGGY J BEAN WAYNE H BROCKETT & CHARLES M L J MOORE % WANDA BRAMMER LEBLANC GILBERTO VALDEZ RED SIMPSON INC BRENT WOMACK LUCAS TERRELL JOSEPH DAVID PATE JEWEL A HYMEL MARTIN IV & TANYA GOLDBECK LISOTTA PROPERTIES LTD MARGIE WILLIAMS HERMENHILDA ROSA R RODRIGUEZ JOANN COX EDWARD ARREDONDO ET UX REGGIE L & VERA LLOYD MARTIN STEPHEN VALDEZ ET UX MIGUEL J VALDEZ JR T L BEAN