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HomeMy WebLinkAbout1739-Z DATE: September 20, 2004 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a zone change from GC-MD (General Commercial-Multiple Family Dwelling) to LI (Light Industrial) District. FILE: 1739-Z STAFF REPORT The Planning Manager recommends approval of this request. Manufacturing Solutions, Inc. is requesting a zone change from GC-MD to LI to allow its business operation at 9485 College. Wayne Moncla, President, states that the company designs and manufactures custom machinery for use by its customers. Most of the machines are for secondary operations and are, for the most part, considered small by industry standard (normally less than four feet square). Manufacturing Solutions, Inc. has been in business for 12 years at its Lindbergh Drive location. They are wishing to relocate to the College address. Mr. Moncla states that their operations include machining, welding, cutting, painting and assembly including wiring and electronic components. All these operations are to be conducted inside the building. There is an existing building on the property that has 2,500 sq. ft. of shop area and 1,600 sq. ft. of office space. They propose to add an additional 3,000 sq. ft. of shop area for a total of approximately 7,100 sq. ft. The Zoning Ordinance would allow this use in a GC-MD District with a specific use permit if the total square footage did not exceed 5,000 sq. ft. The proposed size of Manufacturing Solutions= facility exceeds that amount thereby necessitating a zone change. The properties to the north, east and west are zoned GC-MD. The properties to the south are zoned RM-H. The nearest LI zoning on the south side of College is approximately 1,600 feet to the east of the subject property. That property was granted LI zoning in 1999. This zone change could be considered spot zoning. In evaluating whether a zone change is spot zoning, there are several issues or questions that need to be addressed. The issues are as follows: 1) The law demands that the approved zoning plan should be respected and not altered for the special benefit of the landowner when the change will cause substantial detriment to the surrounding land or serve no substantial public purpose. Would the zone change be in compliance with the adopted comprehensive plan? The Planning Manager does not think that the proposed zone change will be detrimental to the surrounding land. The College Street corridor is heavily commercialized with a wide range of commercial uses. The Comprehensive Plan designates College Street as an A activity corridor @. Activity corridors may include highway commercial and open display retailing, wholesale distributing and warehousing operations, restricted light industry, business offices, hotels and motels and higher density residential development. 2) Will this change adversely impact surrounding properties? The nature and degree of an adverse impact upon neighboring lands is important. Lots that are rezoned in a way that is substantially inconsistent with the zoning of the surrounding area, whether more or less restrictive, are likely to be invalid. The proposed use would be permitted within the present zoning district if a specific use permit was granted and the total building size was limited to 5,000 sq. ft. The property is of a size that the proposed development should have no impact on surrounding properties. With the type of heavy commercial development that exists along College, it is doubtful that anyone will be able to distinguish the proposed facility from most other properties along this section of College Street. 3) Is the tract of land suitable or unsuitable for use as presently zoned? This is a factor. The size, shape and location of a tract of land or lot may render it unusable or even confiscatory as zoned. The property is suitable for uses under its current zoning. 4) Does the proposed zone change bear a substantial relationship to the public health, safety, morals or general welfare or protect and preserve historical and cultural places and areas. The amendatory ordinance must bear a substantial relationship to the aforementioned considerations. Manufacturing Solutions, Inc. is presently located on Lindberg. The company would like to move to the new location so that it can improve service to its customers around the world and thereby adding to the economic development of the City of Beaumont. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 8 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCES PURPOSES Being Lot 4, Block 3, Wescalder Fig Acres Addition, City of Beaumont, Jefferson County, Texas, containing 2.035 acres, more or less. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Manufacturing Solutions, Inc. PROPERTY OWNER: Wayne A. Moncla LOCATION: 9485 College EXISTING ZONING: GC-MD (General Commercial-Multiple Family Dwelling) District PROPERTY SIZE: 2.035 acres, more or less EXISTING LAND USES: Vacant commercial FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: College Avenue GC-MD (General Commercial-Multiple Family Dwelling) District EAST: Commercial GC-MD SOUTH: Residential RM-H (Residential Multiple Family Dwelling-Highest Density) District WEST: Commercial GC-MD COMPREHENSIVE PLAN: Neighborhood Growth Unit OTHER PHYSICAL FEATURES: None STREETS: College Street - Major arterial with 4 lanes divided DRAINAGE: Open ditch WATER: 6" water line SANITARY SEWER SERVICE: 8" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station #6, 1880 S. Major. ADEQUACY OF SERVICE: Services are adequate.