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HomeMy WebLinkAbout1638-ZPUK DATE: October 21, 2002 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a zone change from RCR (Residential Conservation and Revitalization) to GC -MD (General Commercial -Multiple Family Dwelling) District or more restrictive district (Lots 1-6) and a specific use pert -nit to allow a machinery, equipment and supplies wholesaler in a GC -MD District. FILE: 1638-Z/P The Planning Manager recommends approval of the rezoning to GC-MD-2 for the entire tract and the specific use permit subject to no outdoor storage and the closing off of the two rear driveways along McFaddin. E. Dixon Conn, 111, President of Controlled Fluids, Inc. (CFI), is requesting the zone change and specific use permit to allow the relocation of the company to 2220 Calder. This property was originally developed as a Weingarten's grocery store. More recently, the building housed furniture stores. The building is currently vacant. The subject property is evenly split between GC -MD (along Calder) and RCR (along McFaddin) zoning. Controlled Fluids, Inc. is a fluid power distributor that has been in business in Beaumont since January, 1984. The company is factory authorized to distribute industrial hydraulic, pneumatic and feedback products. In Beaumont, the firm is currently located at 445 Avenue C. Fluid power distribution involves the specification, sale, assembly and/or repair of hydraulic and pneumatic components and systems. CH is called upon by its customers to help select the best component or system to meet the requirement of a particular application. Office hours will be from 7:30 a.m. to 5:00 p.m. CFI offers 24-hour call out service to its established customers. Mr. Conn states that all operations of the business will be confined within the interior of the building. Delivery is at the rear of the building. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 23 Responses in Favor . Responses in Opposition ]LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 1-6 and 21-26, Block 4, Averill Addition, City of Beaumont, Jefferson County, Texas, containing 2.061 acres, more or less. September 26, 2002 City of Beaumont, Planning Commission and City Council 801 Main Street Beaumont, Texas 77701 Re: Zoning Request Weingarten Realty Investors and Controlled Fluids, Inc. or jointly filing this rezoning request as owners of the property and a prospective long-term tenant for the building, respectively. Weingarten Realty and Controlled Fluids, Inc, have entered into a "Letter of Intent" with the intent to sign a long-term lease for the use of the building. A Specific Use Permit has been filed concurrently with this rezoning request. During the Specific Use Permit application process, it was brought to attention that the north half of the property was zoned "Residential Conservation Revitalization" instead of "General Commercial/Multi Family Dwelling" like the south half of the property that fronts Calder Street. Weingarten Realty Investors has owned and operated this building for fifty plus years. Since approximately 1950 until 1983, the building and entire property in question was used for a commercial grocery store. During the remaining time, Weingarten Realty has had shorter -term leases with two different furniture stores, both of which were commercial use. Since the building's inception, the property has been used for commercial use. The majority of the traffic and activity is focused on the front of the building which fronts Calder Street. Historically, the rear of the building has only been used for the tenant's deliveries. The intent of this property has never been for residential use. For this reason, Weingarten Realty feels like the property has been incorrectly zoned since the inception of the current zoning plan and would to request that the mistake be corrected to reflect what the property has been used for over the years. Weingarten Realty has diligently pursued tenants for this building in an effort to utilize a building that has been a part of the downtown area for many years. All prospects that have been interested in this property, including the current prospect, have been for commercial use. Weingarten Realty is excited about the possibility of this proposed long- term lease with Controlled Fluids. The relocation of Controlled Fluids from their current location on Avenue C gives this small business owner the opportunity to expand his business and remain in the Beaumont area. Controlled Fluids represents an opportunity to turn this vacant building into an occupied property by a very successful local business. For this reason, Weingarten Realty Investors and Controlled Fluids, Inc. are respectfully submitting the rezoning request to make this Beaumont business expansion possible. Submitted by: Weingarten Realty Investors Controlled Fluids, Inc. 2630 Laurel E. Dixon Conn, III. Beaumont, Texas 77701 445 Avenue C Beaumont, Texas 77702 WEINGARTEN 2600 Citadel Plaza DI -ill" REALTY jjojjsjon, ];,xas 77008 P0. Box 92,1133 MANAGEMENT Houston, Twis 77292-4133 COMPANY (713) 860-6000 September 25, 2002 E-IN (713) 866-00,19 To: The Planning Commission and City Council, City of Beaumont, Texas RE: Specific Use Permit Application As an officer of Weingarten Realty Management Company, I am very excited about the pending long term lease with Controlled Fluids,,Inc. at 2220 Calder Avenue, Beaumont, Texas. As you are probably aware, we have not been successful in securing a long-term lease at this building for quite some time. For obvious reasons, it is much more beneficial for us to have a viable tenant occupying the premises. I am sure you would agree that property that is occupied also improves the "curb appeal" and enhances the surrounding area. Controlled Fluids, Inc. offers us, as the property owner, a long-term tenant that will transform this vacant building into an income producing property. At the same time, it offers Controlled Fluids, Inc. the opportunity to expand its business within the City of Beaumont where it has been a member of the business community for the past eighteen years. And for the City of Beaumont and its residents, this proposal offers the viable occupancy of a building that has been located on Calder Avenue for approximately fifty years. In summary, this proposal offers a "win -win" situation for all parties involved. As the property owners of the building being described, we request that the City of Beaumont Planning Commission and City Council grant the approval of this specific arse permit for Controlled Fluids, Inc. If you should have any questions or need further information, please contact me in our Houston office at 713-866-6995 or Debbie Cowart in our Beaumont office at 409-813- 1400, Sincerely, Brent Mann Vice President Fluid Power, Conditioning Linear Positioning Solutions '0"*'e0"qMP'0*TR'tNW' August 19, 2002 445 Avenue C * Beaumont, Texas 77701 1.800-722-2630 * (409) 833.2630 * Fax (409) 833-7722 000, 010 5829 West Sam Houston Parkway North Suite 708 * Houston, Texas 77041 (832) 467-1951 - Fax (832) 467-1176 To: The Planning Commission and City Council, City of Beaumont, Texas RE: Specific Use Permit Application Controlled Fluids, Inc. is a fluid power distributor that has been in business in Beaumont since January of 1984. We are factory authorized to distribute industrial hydraulic, pneumatic and feedback products. Currently, we have distributing agreements and contracts in place with twenty manufacturers in the United States and Italy. Our local customers include Exxon/Mobil, Mead/Westvaco, North Star Steel, Premcor Refining, Motiva Enterprises, Great Lakes Carbon, Temple-Inland, Eastham Forge, American Valve and Hydrant, Entergy, C&D Robotics and Manufacturing Solutions. Controlled Fluids, Inc. offices are currently located at 445 Avenue C in Beaumont, Texas and 5829 West Sam Houston Parkway, North, Suite 708 in Houston, Texas. Office hours are 7:30 a.m. to 5:00 p.m. We offer 24-hour call out service to our established customers. Both locations are leased and utilized in the following manner: Beaumont Office = 2100 sq.ft. Warehouse = 2300 sq.ft. Service Center = 2000 sq.ft. Houston Office = 400 sq.ft. Warehouse = 600 sq.ft. Annual sales for the period from November 16, 2001 through November 15, 2002 are estimated to be $3,660,000-00. Of this total, approximately 8% will be Service Center sales, 25% will be drop shipments direct from the factories to our customers, and the balance approximately 67% will be sales from our inventory. I 4-AM! �Ifl MINDIRS frh)151011� Fluid power distribution involves the specification, sale, assembly and/or repair of hydraulic and pneumatic components and systems. Controlled Fluids, Inc. is called upon by its' customers to help select the best component or system to meet the requirement of a particular application. We work to insure the correct selection of components, proper system design and assembly to meet our customer's needs. To meet the demand for assembly and repair of components and systems, we have a Service Center manned by hydraulic technicians. The Controlled Fluids, Inc. Service Center performs the following functions: Component Repair and Testing Manifold Design and Assembly Lubrication System Assembly Hydraulic Power Unit Assembly Component Repair follows the attached flow diagram. Each component is tested to the original manufacturer's working pressure rating. Components that are repaired include hydraulic and pneumatic cylinders, hydraulic pumps and motors, hydraulic power units and hydraulic directional control valves. Repairing these components can involve welding, machining and pressure testing. Repair sales from the service center represent approximately 5% of annual sales. Manifold Design and Assembly involves the design of a specific hydraulic porting layout for use in directing flow to and from a particular system or portion of a system. Material used for these manifolds is an aircraft grade, T6160 aluminum (low pressure) or ductile iron (high pressure). These manifolds are machined in our service center. Design of these manifolds is done by one of CFI's certified specialists. Sales of these manifolds represent <1% of annual sales. Lubrication Unit and Hydraulic Power Unit assembly involves the design, assembly and test of a complete system. Specifications for designing these units are supplied by the end user. These specifications are submitted to our designer. The designer, a certified Fluid Power Hydraulic Specialist, calculates the system requirements, selects components, completes layout drawings, establishes the critical path for parts and oversees assembly and test of the unit. Assembly of these units involves welding, sawing and assembly of components. The attached picture shows a 60 Horsepower unit built in August of this year for one of our wood products customers. Sales of these units represent <2% of annual sales. Controlled Fluids, Inc. has been a good neighbor in Beaumont and Houston. We have worked to keep our facilities clean and neat. The attached photos show our existing location in Beaumont. Controlled Fluids, Inc. requests a specific use permit to operate its business at 2220 Calder Street in Beaumont. If you have questions or need additional information, please call me at 409/833-2630. Sincerely, -� , �)- E. Dixon Conn, III President Controlled Fluids, Inc. IC E *6 :3 cc co cc Li ca rn MCO C cc(D cc '6 z LAC li cc CA�5 cr fL CD 0 t A ar 45 E cc M Cl 0)�s (D cl: isar V 0 (U 0 a. 0 7 a .9 14 � w = -a 1- 0 4-10. 20 LL LD q45 > w 0 ir .80 vi CD 0 c .0 LL .9) CL cc it C,0) CL C fr c .2 N 0 0 c o E 16 fir} 0 N 'a 0 X 0 LL 5 cli 4) c (81- 99 ir Ad V) (1) go WE. :3 (1CLO) cc 0 Fluid Power, Conditioning Linear Positioning Solutions September 26, 2002 445 Avenue C * Beaumont, Texas 77701 1.800-722-2630 * (409) 833.2630 * Fax (409) 833-7722 pill, 010. 5829 West Sam Houston Parkway North Suite 708 * Houston, Texas 77041 (832) 467.1951 # Fax (832) 467-1176 To: The Planning Commission and City Council, City of Beaumont, Texas RE: Specific Use Permit Application I have entered into a "Letter of Intent" with Weingarten Realty Management Company for a long-term lease in their freestanding building located at 2220 Calder Avenue which is contingent upon the approval of a specific use permit for my specific business use. This building is located in an area zoned for "General Commercial- Multi Family Dwelling". My business, Controlled Fluids, Inc., is a fluid power distributor that is factory authorized to distribute agreements and contracts in place with several manufactuers in the United States and Italy. (Please see attached descriptive summary of my business procedures and main customers located in this region.) This type business has been coded under the North American Industry Classification System as "Machinery Equipment & Supplies Wholesalers". Under the direction of the City of Beaumont Planning and Zoning Department, I am requesting a specific use permit to operate my business at the above -mentioned building. I have reviewed the eight key conditions of the zoning ordinance and am confident that my business will not only meet the requirements, but exceed the normal expectations of the specific use pen -nit applicants as defined below as it relates to this specific area: a 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. Controlled Fluids, Inc. (CFI) daily business operations are compatible with and are not injurious to the use and enjoyment of other property, nor will it significantly diminish or impair property values within the immediate vicinity. The increased building size compared to my current location will adequately allow me to confine the operations of the business within the interior of the building, which will not impede any activity on neighboring properties nor be highly visible to the public. AnAs mc)c)c,-- atos"A 06--sw- WM4 MTS ❑ That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property. On the contrary, CH will be pursuing the purchase of the adjacent vacant parking lot to the west of this building that is currently owned by another party, As illustrated in the picture attached, this particular neighboring vacant property is not currently being maintained by the owner. I will be pursuing the purchase of this property and then if successful, will seek permitting to enclose the area and maintain it to the level of the proposed maintenance of the main facility. ❑ That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided.. This is an existing structure and surrounding parking area. The utilities, access roads and drainage facilities are already in place and will remain unchanged. (See attached pictures and site plan) ❑ The design, location and arrangement of all driveways and parking spaces provide for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent development. The design, location and arrangement of all driveways and parking spaces are currently existing and provide for the safe and convenient movement of vehicular and pedestrian traffic and will remain unchanged. The parking lot and drive entrances will be maintained by CFI as needed. (See attached pictures and site plan) ❑ Adequate nuisance prevention measures have been or will betaken to prevent or control offensive odor, fumes, dust, noise and vibration. CFI will take all necessary steps to ensure that none of the above problems will exist. CFI has been located in its current location on Avenue C since 1984 and to date, have not received a complaint from the neighboring property owners. ❑ Directional lighting will be provided so as not to disturb or adversely affect neighboring properties. CFI plans to utilize the existing directional lighting system that is already in place and has no plans to make changes. To date, the property owner has not received complaints related to the directional lighting on the property. (see attached site plan and pictures for directional lighting fixtures) ❑ Sufficient landscaping and screening to insure harmony and compatibility with adjacent property. CFI plans to utilize the existing landscaping and screening on the property and will maintain it on a regular basis. u The proposed use is in accordance with the comprehensive plait, which is related to conservation and revitalization. I have been a resident of this area for twenty-one years and have owned and operated a business in the City of Beaumont for over eighteen years. CFI is pleased to propose the revitalization of an existing structure that is currently vacant. Through our renovation plans and long-term tenancy, I plan to make it a structure housing a viable and successful business located along Calder Avenue. Jointly, the owner of the property and CH plan to invest significant capital dollars toward renovating the building to meet the needs of the proposed occupant and the requirements of the zoning ordinances. Proposed improvements during the first twelve months include but or not limited to exterior trim painting, parking lot repairs and re -striping, major roof repairs, exterior signage, and approximately 4000sf of new office space within the interior of the structure. As owner of Controlled Fluids Inc., this proposed office site offers me the opportunity to expand my operation in the Beaumont area. By relocating my business to a building that is currently vacant, I am adding to the City's plan of conservation and revitalization. I am proposing my business as a long-term tenant at this site. During this lease term, I am proposing to make several improvements to the building as well as perform regular routine maintenance, which is so important to the "curb appeal" of commercial properties and the surrounding property. After surveying the other businesses located within this particular zoning area, I have found that there are several commercial properties occupied by similar businesses that have a retail/office facility housed with a warehouse/service area within the same structure. Just as these other businesses are making a positive contribution to the area, 1, too, feel that Controlled Fluids, Inc. can continue to be a good corporate citizen in the City of Beaumont and with this larger facility, increase and grow the profitability of my business; which ultimately contribute to increased jobs in the area within my company and the many companies we serve. In summary, I am requesting that the City of Beaumont Planning and City Council approve my specific use permit application for this property. Res tf Ily sub !F f, T / I Z'z E.Dixon tnn, HI President Controlled Fluids, Inc. 4 w w s LL ox : NP Ti U ID ID b < CL C) T X TI.Is It FILE 1638-Z/P: Request for a zone change from RCR (Residential Conservation Revitalization) to GC -MD (General Commercial - Multiple Family Dwelling) or a more restrictive district and a specific use permit to allow a machinery, equipment and supplies wholesaler. "owns= Location: 2220 Calder 777,7 Applicant: Controlled Fluids, Inc. I. 1;0 1@ 110- to I II of 0 i1r.9 NORTH ST. 391 -40 30 to 0 a f r a 5 4 j e --- ----------- I i 14 to /P to /0 to It tx • tr 391 MADWAY I BROADWAY AVE.,' ;0 . I . i . i 50 10 S I j I 4A! 5 4 14 i 11) NORTH A SCALE, I 11=20fil MEOW ANALYSIS CONDITIONS FOR APPROVAL 0F SPECIFIC USE PERMIT (SECTI0N30��E, ZONING ORDINANCE) Application Application is in isnot ill Comments Compliance Compliance Attached CONDITIONS: l. That the ap*ni6o use will be compatible with and not injurious tnthe use and enjoyment o(other property, nor significantly diminish or impair ympuny values within tile immediate vicinity; _x_ 2. That the omu6ixhoom of tbo specific ou: will not impede the normal and orderly development and improvement u[surrounding vacant property; x__ 3. That odcgumn utilities, aouc,o roads, drainage and other necessary supporting faoUidco have been or will bnprovided; _�x__ 4.The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement ofvehicular and pedestrian (mODu without adversely uMfeohn& the general public or adjacent developments; _�x_x___ 5. That vdugua,c nuisance prevention measures have been orwill botaken mprevent orcontrol offensive odor, 8umox`dust, noise and vibration; x__ 6. That directional lighting will be provided *z asnot mdisturb m adversely affect neighboring properties; _—xL_ __---- ----_ 7. That there are sufficient landscaping and screening minsure harmony and compatibility with adjacent property; and _��_ x__ Q. That tile proposed rise ioioaccordance with the Comprehensive plan. _x_ ____ _2x_ ANALYSIS continued This application is in conformance with the eight conditions necessary for approval. Comments on Conditions 4, 7 and 8 follow: 4. It has been discussed with the applicant and property owner the possibility of blocking offthe two driveways at the rear of the property on McFaddin. They both are agreeable to installing a metal railing along the back side of the property. In addition, traffic will be routed on and off of Calder. 7. Since the property is existing, no new landscaping is required or proposed. 8. The Comprehensive Plan designates this area as Conservation and Revitalization. By permitting CFI will allow a large vacant building to be put to good use. As Calder has declined as a retail corridor, such buildings have become harder and harder to market. In recent years, a number of former retail buildings along Calder have found different uses. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: LOCATION: LEGAL DESCRIPTION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: Controlled Fluids, Inc. Weingarten Realty Management Company 2220 Calder Avenue Lots 1-6 and 21-26, Block 4, Averill Addition GC -MD (General Commercial -Multiple Family Dwelling) and RCR (Residential Conservation and Revitalization) District 2.61 acres, more or less Vacant retail building "X" - Areas determined to be outside 500-year floodplain GENERAL INFORMATION/PUBLIC UTILITIES continued SURROUNDING LAND USES: NORTH: Residential EAST: Commercial SOUTH: Commercial WEST: Residential and Commercial COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: SURROUNDING ZONING: RCR (Residential, Conservation and Revitalization) District GC -MD (General Commercial -Multiple Family Dwelling) District and RCR GC -MD GC -MD and RCR Conservation and Revitalization Vacant building STREETS: Calder Avenue - 70' wide secondary arterial with 50' pavement width. Sixth Street - 60' wide local street with 27' pavement width, McFaddin Avenue - 60' wide local street with 27'pavement width. DRAINAGE: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: Curb and gutter Calder and Sixth - 8" water line; McFaddin - 6" water line Calder - 21 " sanitary sewer line; McFaddin and Sixth - 6" sanitary sewer line Fire protection is provided by Station #7, 1700 McFaddin. Services are adequate.