The URL can be used to link to this page

Home My WebLink About1423-ZDATE: August 17, 1998 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Request for a zone change from RS (Residential Single Family Dwelling) to GC -MD (General Commercial -Multiple Family Dwelling) or a more restrictive zoning district for a tract of land at the southeast corner of McLean Drive and Major Drive, FILE: 1423-Z STAFF REPORT Brenda Strong has made this request to rezone a 1,730 acre tract from RS (Residential Single Family Dwelling) to GC -MD (General Commercial -Multiple Family Dwelling) District to allow a retail store to be, legally established at 95 S. Major Drive at McLean. The site has, been used in the past for commercial purposes but has never been commercially zoned since its annexation in 1957 and original zoning in 1964. The property is situated at the northwest portion of several unsubdivided acreage tracts bound by Major, McLean, Trojan Drive and Drennan Drive. Trojan and Drennan provide access to the rear and side of Amelia Elementary School and Vincent Jr. High School. To the rear of the subject tract is Southwestern Bell Telephone exchange building and behind this are several residences fronting on McLean and Trojan. The southern part of this "block" is an athletic field at Trojan and Drennan and the Forest Park Methodist Church at Major and Drennan. The rice dryer north of the property is not presently in use for storage. The M. P. Railroad right-of-way and property along the railroad is wooded. Property along the west side of Major is residentially developed in the Gulf Terrace, Caroline Place and Westfield Terrace single family subdivisions. In addition to the structure at 95, S. Major, there are two other houses and two garage apartments located on the 1.730 acre tract being requested for a change to GC -MD. The proposed use (antique shop) would be permitted by tight in the NC and GC -MD Districts and with a specific use permit in the GC-MD-2 and GC-MD-3 Districts. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 13 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Tax Tract 67, Plat SP-6, Charles Williams Survey, Ab. #59, Beaumont, Jefferson County, Texas, containing 1.730 acres of land, more or less. CITY OF K-At July 21, 1998 City of Beaumont JUL 2 2 Planning & Zoning Department - Room 210 P. 0. Box 3827 Beaumont Texas, 77704 Reference: Zoning Change S,.E.Comer Major & McLean, Beaumont, Texas 77707 Dear Ladies & Gentlemen: First we would like to extend our appreciation to Mr. Richardson and all of the staff in the planning division for their time and helpfulness. Attached are the following items and documents with regards to our request for a zoning change: Application for amendment of zoning ordinance Check for $350.00 to cover application fee Explanation as to our request for zoning change Plat of property located at S.E. Comer of Major Drive & McLean Copy of survey dated December, 1978 Excerpt from real estate appraisal by Hill & Coffins(Prepared for Mr. Copeland at the time this property was purchased from him.) .I We trust the information provided gives the Planning Board the necessary criteria to grant the zoning change to GC -MD as requested by us. If additional information or data is required, we can be reached at (409) 866-1974. Thank you in advance for your consideration of this zoning change., Brenda R. Strong 575 Carnahan Place Beaumont, Texas 77707 ZONING CHANGE REQUEST FROM RS TO GC -MD S. E. CORNER MAJOR DRIVE & MCLEAN, BEAUMONT, TEXAS The tract of land being considered for re -zoning from RS to GC -MD is located at the South East comer of Major Drive and McLean, as recorded in Volume 189, Page 372, of the Deed Records Jefferson County, Texas. At this time the property is bordered on the South: Forest Park Methodist Church East: Southwestern Bell Telephone Exchange Building North: (Across McLean) Grain Elevator - Zoned LI West: (Across Major Drive) 2 Single family residence It is our understanding that in the early 1940's there was a small store of some type in operation on this property. At that time and for many years later Old Calder Road (OST) crossed the original Missouri Pacific Railroad Tracks and continued on and bordered the parcel of land being considered for re -zoning. When these tracks were removed what was then known as Calder Road became what is now known as McLean Drive. When the "Amelia Area" was annexed by the City of Beaumont, the property no longer had a commercial operation on sight so the property was then designated as RS. Since 1984 this comer has had a commercial operations. It had been our understanding that there was not a problem in using the property at 95 S. Major for commercial purposes. - I May, 1984 thm February, 1986 - "Quick Stitch Upholstery" April, 1986 thru March, 1995 - "Monogram Shop" June, 1995 thru July, 1998 - "Heirlooms" We have a party committed to lease the existing structure at 95 S. Major. It is to be operated under the same name "Heirlooms" and would basically be a retail antique shop . There are five structures on this parcel of land, four of which are being used as residential rentals. Due to the ever increasing traffic on Major Drive, and the increased noise level because of the greater volume of rail usage, it is no longer conducive for residential purposes. In October. 1978, a real estate appraisal by Hill & Collins show the property to be located near commercial and industrial properties, and the structures to have a physical and functional obsolescence . Twenty years later, we definitely agree. We feet that since the property in question does not actually lay within a residential subdivision, but accesses to Major Drive (FM 364) and McLean Drive that all parties involved, including the City of Beaumont, would be better served with a GC -MD zoning. 111 FILE 1423__-Z: Request to change from zone RS district: to zone -MD district. NORTH Location: S.E. corner of Major Drive & McLean Drive A Applicant: Brenda K. Strong SCASCALEi ,1=200, a a �sN n �r /SIP 14 _. L D 0 VEB4H� [ 4 M9 LEAN OR OVERHILL LAME McLEAN DRIVE 7 r-4 66#J 4J9D y lot �D 10 ks \ 14 SUBJECT 'ie !ao F3RAI=I;iiJRN LANE a 41 � !+r Bi t Br rr�r-sr-� � s� J94 or of 4f ry ay .is t1y - N ^ ' ON tie *fd id 9 • r AL Z SOH1*A ir n a $0 3* q1 oleo RS ✓ / r ALLI50N 'WAY feet.,---�. W Bi R • a. sr tr wf DREHNAf1 tI M * DRENNAN DRIVE T� .. L,. W sr- < rPo I NRSo1 ,7) �. t +r it 0 I w'" 0 X so ,a0 ' t MEl..IA SCHOOL �u�' f 41y ' R e YTV es ,--] r- r,,,, sr .►„ � �_.*., „� • � ,ram°^ 01 OIL; n jD GENERAL-INFORMATION/PUBLIC UTILITIES APPLICANT: Brenda R. Strong PROPERTY OWNER: Raymond Strong, et al STA.TUS,OF APPLICANT: Owner LUCATIClN Southeast corner of McLean Drive and Major Drive EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: ► V,-*J, NORTH: Elizabeth Rice Dryer (dryer is not being used), railroad tracks FAST: Southwestern Bell Tel. Co. exchange building, residences SOUTH: Church, school athletic field WEST: Residential, wooded tract COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: STREETS: RS (Residential Single Family Dwelling) 1.730 acres Residential structure used for retail purposes, two other houses and two garage apartments, "C" - Minimal flood hazard SURROUNDING ZONING: Ll (Light Industrial) RS RS RS Stable Area Existing structure at 95 S. Major has been "Heirlooms" and other retail uses but land is not zoned for such uses. Major Drive (FM 364) is a major arterial street with a 120'wide right-of-way and a 64'wide concrete pavement. McLean Drive is a 60' wide residential right-of-way with a 20'wide pavement. There are 18" storm sewers in McLean and Major Drive. GENERAL INFORMATION/PUBLIC UTILITIES Continued WATER: There is a 3" water line in McLean and a 6" in Major Drive. SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: There are 8" sanitary sewers in McLean and Major Drive, Fire protection is provided by Station #6, relocating to Major Drive, north of Washington Boulevard. Services and utilities are adequate.