HomeMy WebLinkAbout1619-ZDATE: June 17,2002
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
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SUBJECT: Consider a request for a zone change from RS (Residential Single Family Dwelling)
to RM-M (Residential Multiple Family Dwelling -Medium Density) District, (This case
was postponed from May 29, 2002.)
FILE: 1619-Z
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The Planning Manager recommends denial of this request for a zone change.
Mr. Jack Naymik, the property owner, would like to rezone this 1.12 acres of land at 1155
Glendale Avenue to RM-M in order to build 8 townhouse units. Mr. Naymik bought the
property from the City. On the property sits a former fire station.
The surrounding property is zoned RS. To the north and west are single family residential uses.
To the south is a church. To the cast of the subject property is farm land.
This zone change could be considered spot zoning and the following issues should be
considered when determining the validity of spot zoning:
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?
Developing the property with 8 townhouses would increase the density and
traffic in an area currently developed with low density housing. The
Comprehensive Plan designates this area as a "stable area". In a stable area,
incompatible land uses are discouraged. Are 8 townhouses incompatible with
an area of mostly single family homes?
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.
All of the property surrounding the subject property is zoned RS.
STAFF REPORT continued
Is the tract of land suitable or unsuitable for use as presently zoned?
While the property is currently developed with an old fire station, with
demolition, the two lots could be used for single family use.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 17
Responses in Favor . Responses in Opposition _.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 14 & 15, Block D, Mayfair Addition, City of Beaumont, Jefferson County, Texas,
containing 1.125 acres, more or less.
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FILE 16194: Request for a zone change from RS (Residential Single Family
NORTH
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Dwelling) to RM-M (Residential Multiple Family Dwelling
District.
- Medium Density)
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Location: 1155 Glendale
Applicant: John Naymik
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GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: John Naymik
PROPERTY OWNER: Same
LOCATION: 1155 Glendale Avenue
LEGAL DESCRIPTION: Lots 14 & 15, Block D, Mayfair Addition
EXISTING ZONING: RS (Residential Single Family Dwelling)
District
PROPERTY SIZE: 1.125 acres
EXISTING LAND USES: Former City of Beaumont fire station
FLOOD HAZARD ZONE: "C"-Minimal flooding
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Residential RS (Residential Single Family Dwelling) District
EAST: Farmland RS
SOUTH: Church RS
WEST: Residential RS
COMPREHENSIVE PLAN: Stable Area
OTHER PHYSICAL
FEATURES: Former fire station
STREETS: Glendale Avenue - a local street with a 60'wide
right-of-way and a 20'pavement width.
DRAINAGE: Open ditch
WATER: 6" water line
SANITARY SEWER
SERVICE: 8" sanitary sewer line
FIRE PROTECTION: Fire protection is provided by Station #6, 1880
Major Drive.
ADEQUACY
OF SERVICE: Services are adequate.