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HomeMy WebLinkAbout1440-ZDATE: March 15, 1999 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Request for an 80 acre rezoning of land along either side of Lindbergh Drive between College Street (U, S. Hwy. 90) and Washington Boulevard from GC -MD (General Commercial -Multiple Family Dwelling) to C-M (Commercial - Manufacturing) District. FILE: 1440-'Z STAFF REPORT The properties being considered for a change from GC -MD to C-M are all the platted lots in Block 7 and the west half of Block 6, Caldwood Acres Addition. The address ranges on College and Washington are in the 5500-5600 blocks. The addresses on Lindbergh from College south to Washington (4400 ft. or .83 mile) range from the 1000 block through the 1600 block, The Planning Commission gave permission to the Planning Division staff at a workshop on February 1, 1999, to conduct a zoning study in order to hold a public hearing to consider changes,. This request was endorsed by the staff because of the many development requests for land along Lindbergh which have been denied because of the GC -MD zoning or allowed after public hearings with specific use permits. Over the years much of the property along Lindbergh Drive has been converted from residential and agricultural uses to heavy commercial and industrial land uses. A two page list is included with this report showing fifty (50) commercial, heavy commercial and industrial companies which have sites within the subject 80 acres. These include contractors, manufacturers, wholesale and distribution companies, fabricators, warehouses and trucking concerns. There are very few occupied residential structures remaining. This area abutting the 200'wide DD#6 drainage right-of-way (Caldwood Cut -Off ditch) was at the far western edge of the 1946 annexation to Beaumont. When zoning was originated in 1955, the subject tract was zoned R-3 (Modified Two -Family and Multiple Dwelling) with C-1 (Neighborhood Commercial) along College and Washington. Shortly thereafter, zone changes from R-3 to C- I and R-3 to C-2 (Central Commercial) were initiated. In March of 1966, a 632 acre area was considered for zoning changes. This area extended from the Caldwood Cut -Off ditch cast to 23rd Street, Four areas were changed to R-1 (Residential Single Family Dwelling), R-2 (Two-family and multiple dwelling), C-1 (Neighborhood Commercial) and C-2 (Central Commercial). The area being considered at today's public hearing was part of a 166 acre tract rezoned to C-2. This was done because of the existence STAFF REPORT continued of many heavy commercial uses along Lindbergh between College and Washington. Warehousing, trucking, contracting and land uses of this type were permitted in the C-2 district. In 1981, the C- I and C-2 districts were combined to be known as GC -MD. Since 1981, many of the heavy commercial and industrial uses existing prior to the new ordinance were "grandfathered" in as legal, non -conforming land uses. The C-M district is indexed between the commercial (GC -MTV) and the industrial (LI and HI) districts in the zoning district tables. In a sense, the C-M district was designed to take the place of the C-2 district. However, instead, the C-2 was folded into the C-1. The conflicts in permitted and not permitted commercial uses along Lindbergh have been perpetuated since the 1981 ordinance was passed. Changing the 80 acres to C-M will bring many of the existing businesses on the street into zoning compliance. This will also save area business people desiring to develop new or build expansions to existing businesses much time and money by ending the requirements for additional zone changes and specific use permits, public hearings and other delays. Although there are businesses similar in nature and intensity allowed in the C-M and the two industrial districts, the Zoning Ordinance clearly distinguishes between permitted uses in each district. There were 122 notices mailed out to property owners within a 200 foot radius. Seventy- one (7 1) went to the tax payers inside the zone study area. There were 52 notices sent to those within 200 feet but outside the study area. Several months ago, the staff received petitions bearing the signatures of sixty-two property owners along Lindbergh between College and Washington. These petitioners requested that their properties be rezoned to better reflect the actual heavy commercial and light industrial land uses now in existence. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 122 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Lots 5 through 51, Block 6, Caldwood Acres Addition and Lots 1-47B, Block 7, Caldwood Acres Addition, City of Beaumont, Jefferson County, Texas, containing 80 acres of land, more or less. ..... . .... . .... 04 Q-1) RIE vph Driv,, VALK, 1440-z: Irom po),prily ov�11cr"; io rezojlf..�, 30 ou 4 6 "3itc(A and 1,Vashiao (oil Bi'vd. ftola (AR","m N/IultipkFItvlfly D"volfilig) io (Com I nu-nAiA ­ iWanut' 3 1 km,afiow Plodc 7 and park�, ol* Block 6, C",t'lldwood Acres, Addifian, pplicant: Phumilig Divi.,iioll, (Itw.y ol"I Wal rC rr 17 16 15 I DUSTRIAL 2 p% q K a 0) cj 9 /Ak 2 / . . . . . . . . . . . RKmN 2 a FF a Y 7 KELLY f SCHOOLsir, YI IRON 0 43 ra tii [4I LINDBERGH REZONING STUDY FROM COLLEGE STREET TO WASHINGTON BOULEVAR% 80 ACRES Commercial, Heavy Commercial and Industrial land uses along Lindbergh Drive between College Street and Washington Boulevard Total: 50 businesses February 1999 College @ Lindbergh 5555 College - Firestone Tires 5595 College - Pctrotex Fuels 5601 College - Jack -in -the -Box Lindbergh 1005 Lindbergh - Delta Air Conditioning, Plumb., Heating 1005 Lindbergh - Lone Star Air Compressor Co., industrial equipment 1015 Lindbergh - AAA Alternator & Starter, auto repair 1015 Lindbergh - Factory Dimensions, bus services 1015 Lindbergh - Lindy's Automotive Repair 1035 Lindbergh - Pacesetter Auto Wholesale, trucking 1035 Lindbergh - Seal's Automotive, transmission repair 1061 Lindbergh - S & M Building Systems, warehouses 1072 Lindbergh - Encon Management, engineering services 1078 Lindbergh - Coastal Sprinkler Company, plumbing, heating, a/c 1078, Lindbergh - Buckley Appliance 1078 Lindbergh - Gala Hallmark & Gifts (warehouse) 1095 Lindbergh - Cajun Concrete Works 1130 Lindbergh - T. C. Gray - construction (non-residential) 1130 Lindbergh - Larry's Plumbing, heating, air conditioning 1145 Lindbergh - Perkins Roofing Co. 1170 Lindbergh - Johnsen's Wholesale Flowers 1203 Lindbergh - Dura Steel Buildings, warehouses 1207 Lindbergh - Ramsdell Tile Co., marble 1209 Lindbergh - I13EW Local 479 Pension Trust 1209 Lindbergh - Crown Electric - contr. 1255 Lindbergh - Red Simpson, Inc. - elec. util. contr. 1267 Lindbergh - Lindbergh Tune -Up Center, automotive 1270 Lindbergh - Lindbergh Body Work, paint and body 1290 Lindbergh - Arena's Nursery & Landscaping 1290 Lindbergh - Precept Business Products 1310 Lindbergh - Treyco Contractors 1350 Lindbergh - Southwest Stainless, plumbing, heating supplies 1420 Lindbergh - 1425 Lindbergh - 1445 Lindbergh - 1455 Lindbergh - 1495 Lindbergh - 1495 Lindbergh - 1525 Lindbergh - 1530 Lindbergh - 1615 Lindbergh - 1635 Lindbergh - 1640 Lindbergh - 1675 Lindbergh - 1675 Lindbergh - 1679 Lindbergh - 1683 Lindbergh - 1683 Lindbergh - 1695 Lindbergh - Washinton Blvd. @ Lindbergh 5550 Washington - 56 10 Washington - K. D. Furlow, legal services Allied Electrical Contractors Perrio's Auto Repair, paint and body Intensive Care Car Repair Dal Co Asphalt & Paving, contractor Triangle Equipment, steam clean. equip. Helena Labs Warehouse Helena Laboratories Corp. - manufac. Rose Wrecker Service; includ. storage Lawrence Diesel & Truck Repair Audilet's Boat & Camper Storage B. G. Distribution, wire and distilled bees. PRP International, industrial equip. Air Systems Service, sheet metalwork Golden Tri. Mgt., comm. bldgs., warehse. Painting Technologies, printing Dashiell Corp., elec. repair Texas Transeastern Trucking Audilet Tractor Sales C-K Commercial-ManuEacturing District Regulations General bLrjme and Descript Jon: The C-M, Commercial -Manufacturing District, is designed for intensive commercial uses and those selected manufacturing uses which are compatible with commercial development. The permitted manufacturing uses are either free of objectionable influences in their operations and appearance or can eliminate or control objectionable characteristics by landscaping, screening, and other abatement devices. Because most of the uses in the C-M, Commercial -Manufacturing District, often require direct access to major streets, rail or air facilities, this district should be located near major transportation routes. The C-M, Commercial -Manufacturing District, should be used as a buffer or transition between industrial development and commercial or multi -family residential development. Permitted Uses: Uses permitted in a C-M, Commercial -Manufacturing District, are set forth in Section 30-24. Area and Height Regulations: Area and height regulations in a C-M, Commercial - Manufacturing District, are set forth in Section 30-25. see, 30-15. GC -MD, General Commercial Multiple -Family Dwelling District Regulations. A. general Purpose and paScriptign: The mixed CC -MD' General Commercial Multiple -Family Dwelling District, is intended for the conduct of community -wide personal and business services, specialty shops, general highway commercial uses, shopping centers, and multi- family residential development. The need for community -wide accessibility dictates that this district be located ideally at the intersection of two or more streets, along frontage roads adjacent to the interstate, or along selected major streets which have been designated for strip commercial development. Minimum lot width, depth, area, and yard requirements, buffer strips, and landscaping bonus provisions have been established to reduce or modify the harmful impact and negative consequences associated with typical strip commercial development. Multi -family development in this district is permitted in order to, serve as a buffer or transition between commercial ' and medium density residential development. B. 2&=itted Uses: Uses permitted in a GC -MD, General Commercial Multiple -Family Dwelling District, are set forth in Section 30-24. C. Area and Height Regulations: Area and height regulations in a GC -MD, General Commercial Multiple -Family Dwelling District, are set forth in Section 30-25. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: LOCATION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: SURROUNDING LAND USES: NORTH: Commercial EAST: Commercial, residential and vacant SOUTH: Vacant WEST: Caldwood cut-off ditch COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: Planning Division, Public Works Department, City of Beaumont Petition signed by 62 owners Lindbergh Drive between College and Washington Boulevard. GC -MD (General Commercial -Multiple Family Dwelling) District 8,0 acres, more or less Residential, commercial, heavy commercial, industrial, vacant "C" - (Minimal Hazards) SURROUNDING ZONING: GC -MD (General Commercial -Multiple Family Dwelling) GC -MD and RS (Residential Single Family Dwelling) LI (Light Industrial) RS, GC -MD and LI (west of 200' ditch) Stable Area and Neighborhood Growth Unit None STREETS: Lindbergh Drive - a collector street with a 60'-80' right-of-way and a 20'-56' pavement. Recommended for widening by the Major Street and Highway Plan. College. -Street - a major arterial with a 116' right-of-way and 48' pavement. Washington Boulevard - a major arterial with an 80: ' right-of-way and 36' pavement. 100' right-of-way and 60' pavementrecommended by the Major Street and Highway Plan. GENERAL INFORMATION/PUBLIC UTILITIES continued SANITARY SEWER SERVICE: ADEQUACY OF SERVICE: Ditches and storm sewers Existing in streets Existing in streets Fire protection is provided by Station #10, 3855 Washington Boulevard. Existing services and utilities are adequate. Lindbergh has substandard pavement width for most at it's length.