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Home My WebLink About1467-ZDATE: February 21, 2000 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a zone change fromRS(Residential Single Family Dwelling) to GC -MD (General Commercial -Multiple Family Dwelling) District. FILE: 1467-Z STAFF REPORT The Planning Manager recommends approval of rezoning the 7.6 acre strip of land along Concord Road to GC -MD as requested. Most of the land involved in the proposed twenty (20) acre shopping center is inside the activity corridor of U. S. Highways 69, 96 and 287 (Eastex Freeway) and is already zoned GC -MD for retail development. This request demonstrates the intense degree of commercial growth being established along the Eastex Freeway in northwest Beaumont. This activity has, been generated by population shifts to the north and west in Hardin and Jefferson Counties and by the overall economy. During the 27 months ending in December, 1999, the City of Beaumont issued $14 million dollars worth of commercial building permits for construction along the Eastex Freeway and State Highway 105. On Friday, February 11, Lamar Bank announced that they will build a full service branch bank at 6480 Eastex in the Parkdale Village Shopping Center. This is the second joint public hearing held for the subject property. OnSeptember 20,1999, the Planning Commission voted 6:0 to approve the request to rezone the property to GC -MD. On October 5, 1999, the City Council voted unanimously to grant the zone change, Ordinance #99-68 changed the zoning. However, the City was informed by a private attorney that several property owners within the 200 foot notification radius had not received public notices that the property was scheduled for the joint public hearing on September 20�, 1999, Therefore, staff was advised by our City Attorney to hold another public hearing. Notices to property owners within 200 feet were sent out by certified mail on February 10, 2000. Eastex Four, Ltd., a Texas Limited Partnership, purchased an 8,79 acre tract of land which fronts several hundred feet along the northeast side of the Eastex Freeway and the north side of State Highway 105. The tract extends to Concord Road, The primary tenants of a proposed retail shopping center indicated a need for additional property. Four other adjacent tracts were acquired and put under contract, bringing the total size of the planned center to approximately twenty acres. Of the total area, T6 acres lies along Concord Road which is zoned RS. The applicant wishes to change the RS to GC -MD in order to facilitate and finalize the plans for the new shopping center. STAFF REPORT continued The new Major Street and Highway Plan proposed revision for Concord Road shows several increases in right-of-way width and in pavement widths. The old plan indicated that the 60, foot wide right-of-way be increased to 70 feet and the pavement to 44 feet between E. Lucas Drive and State Highway 105. The new development standard will be 90 feet for the right- of-way between Highway 105 and Dowlen Road and 80 feet from Dowlen to East Lucas. The City is proposing that the entire length of Concord from Highway 105 to E. Lucas have a minimum four lanes of traffic, a center turn land and curbs and gutters. Concord will also be upgraded from a collector street to an arterial street to reflect today's development intensities. The character of this neighborhood has seen such dynamic change during the 1970's through the 1990's that the street reclassification is necessary. Primary access to the new shopping center will of course be from the Eastex Freeway and State Highway 105. The rezoning to GC -MD is justified because of the changed nature of the area since it was annexed in 1957,and originally zoned in 1964. The change will be consistent with established land use patterns. The vacant parcels of land are good development sites. Exhibits are attached. PUBLIC NOTIFICATION (February 10, 2000) Notices mailed to property owners 35 Responses in Favor . Responses in Opposition-. Newspaper notice published 2/5/00. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being 5.503 acres out of the Thomas Spears Survey, Ab#50 and 2,125 acres out of the A. Duwe (Durve) Survey, Ab#459 for a total of 7.6 acres in the City of Beaumont, Jefferson County, Texas, said property extending along the southwest right-of-way of the 60' wide Concord Road, a distance of 1,760 feet, more or less, to point 209 feet northwest of the intersection of Highway 105 and Concord Road. All of said property having a depth along Concord Road of 200 feet, except for Tax Tract 165, Plat RS-1, Thomas Spear Survey, which contains 1.5 acres, said 7.6 acres lying in the City of Beaumont, Jefferson County, Texas. 25 August 1999 Mr. Steve Richardson Director of Planning and Zoning City of Beaumont Planning Division 801 Main Street, Room 210 Beaumont, TX 77701 RE: TRACT 1 8.791 +/- Acres owned by Eastex Four, Ltd. TRACT U 1.5 + Acres owned by Juanita Westmoreland TRACT 111 1.0 + Acres owned by Gladys Overstreet Eller TRACT IV 0.463 + /- Acres owned by Mary Alice Taylor TRACT V 7.99 +/- Acres owned by Larry P. Tinkle and Justine Tinkle Dear Mr. Richardson: Eastex Four, - Ltd., a Texas Limited Partnership whose general partner is Parigi Investments, Inc. is requesting that the District Regulations in the City of Beaumont Zoning Ordinance be changed from RS (Residential Single -Family Dwelling) to GC - MD (General Commercial - Multiple -Family Dwelling) with regards to the portions of the above referenced tracts that are zoned RS (Residential Single -Family Dwelling) Eastex Four, Ltd.'s 8.78 +/- acre tract has 474 +/- feet of frontage on Eastex Freeway, 359+/- feet of frontage on Highway 105, and 360 +/- feet of frontage on Concord Road. We have plans, to develop this tract into, a Retail Shopping Center; however, the prospective tenants and/or users of the tracts in the proposed development are indicating that additional tracts will need to be acquired to meet their requirements. Consequently, we are attempting to acquire additional tracts adjacent to our 8.78 +/- acres and each of these adjacent tracts must be re, -zoned to accommodate the development of a quality Retail Shopping Center. 445 North 14th Stmet & Beaumont, Texas 77702-1806 H:N19Wcormp=dmc*1Q$9%Cor-W1.dw V. (409) 833-9555 *Fax (409) 833-9522 It is our desire to develop a project that will meet the demands of the highest and best use, within the GC -MD Regulations, and your consideration of our request is always appreciated. We look forward to working with the City of Beaumont to insure the success of this development. Please do not hesitate to call if you should have any questions or require additional information. Sincerely, Parigi Property Management, Ltd. BY: Parigi Investine ts, Inc. It's General P er By: Sam C. Parigi, Jr. Its President SCP, Jr./iwr H.%1999%con"poodWAII%069%Cor.031.doe 4-j LO LO Lf) 0 CM LO T- 6 LO co C') C6� CIO OD C) 0) G C) CL Nt (Z W 0 A-z U- IL E (D Y i .,4Z;. Request for a zone change From RS (Residential Single Family Dwelling) NORTH t o GC -MD General Commercial - Multiple Fancily Dwelling) or a more restrictive DO one. AL Location: Along the southwest right-of-way of Concord Road, north of Highway 105 SCALE Applicant: Eastex Four, Ltd. 111-2000 M% a 2 r� r C-1 Y IC old - PC r+ a sr•• • ti ^d� HIGHWAY 105 ,ti:./ io MN N El M a M :T a N FAO f I r ! f 4 +r % ! N rr mar w j ar to tr sr� to la ar ae 0 u ,rn R S� - - - - - so , •fYrr I1► �� 1 GENERAL INFORMATIONIPUBLIC UTILITIES APPLICANT: Eastex Four, Ltd, PROPERTY OWNER: Eastex Four, Ltd., et al, by Sam C. Parigi, Parigi Investments LOCATION: Along the southwest right-of-way of Concord Road, north of Highway 105. EXISTING ZONING: RS (Residential Single Family Dwelling) PROPERTY SIZE: 7.6 acres, more or less FLOOD HAZARD ZONE: "C" - (Minimal Hazards) EXISTING LAND USES: Vacant land, homes SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: DPS facilities, residences RS (Residential Single Family Dwelling) District EAST: Church, residences, vacant tracts RS SOUTH: Vacant tracts, apartments, residences, GC -MD (General Commercial -Multiple Family Dwelling) cycle shop, child care WEST: Vacant tracts, commercial development, GC -MD freeway COMPREHENSIVE PLAN: Stable Area and Neighborhood Growth Unit OTHER PHYSICAL FEATURES: None STREETS: Concord Road - A 60'wide right-of-way with an 18'wide pavement, (See narrative) DRAINAGE: Street side ditches WATER: 6" line in Concord Road night -of -way. SANITARY SEWER SERVICE: 8" line in Concord Road right-of-way. FIRE PROTECTION: Fire protection is provided by Station #8, ADEQUACY OF SERVICE: Existing services are adequate,