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HomeMy WebLinkAbout1361-ZP (02)DATE: May 19,1997 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider a request for a zone change from RCR (Residential Conservation and Revitalization) and RM-H (Residential Multiple Family Dwelling -Highest Density) to GC -MD (General Commercial -Multiple Family Dwelling) District, and an application for a specific use permit to allow a general building contractor business at 2205 Laurel Avenue, Lots 1, 2 and 12, Block 5, Parkdale Addition. FILE: 1361-Z/IP STAFF REPORT Mr. Terry Samuel wishes to rezone two lots at the southwest corner of Laurel and 6th from RCR to GC -MD and one lot at the northwest corner of South and 6th from RM-H to GC - MD. In addition, Mr, Samuel has asked for a specific use permit to allow him to use the existing building at 2205 Laurel and the adjacent properties for his general building contracting business. This business would include office and storage space for his property management and general building contracting business. General building contracting businesses are permitted in a GC -MD district with a specific use permit. An existing 7,000 sq. ft. vacant metal building sits on Lot 1, Lots 2 and 12 are vacant. Lot 2 is surrounded by a chain link fence. Mr. Samuel's proposal would convert Lot 2 into parking for his business. Mr. Samuel's proposal shows no plans for Lot 12. The existing building was originally built for commercial purposes. The building was vacant for a number of years, The last known use of the building was a single family residence for the current owner. Exhibits are attached. PUBLIC' NOTIFICATION Notices mailed to property owners 33, Responses in Favor , Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 1, 2 and 12, Block 5, Parkdale Addition to the City of Beaumont, Jefferson County, Texas, containing 0.482 acres of land, more or less. fll��MMNAI- a mm, PO Box 781231 San Antonio, Texas 78278 April 24, 1997 Planning Division, Room 210 City Hall 8 1997 801 Main Beaumont, Texas 77701 Dear Sir or Madam: Over the past years TJC Investments has played a prominent part in the rehabilitation and up keep of Beaumont, Texas and its surrounding areas. Terry Samuel dba TJC Investments is in the process of purchasing the building at 2205 Laurel Street in Beaumont, Texas, completely rehabilitating it, and using it as office space/storage. This 10,000 square foot metal building was rezoned from /? _3 � It is the sincere belief of TJC Investments, that our rehabilitation and occupancy of this building will not only meet, but exceed the necessary eight noted conditions that must be met before, a GC -MD- Specific Use Permit, SIC Group #15 can be issued. Currently this property is appraised at approximately 3,00O and its shabby and vacated premises could in time become a common meeting place for transients and drug pushers/users. Upon the completion of rehabilitation of 2205 Laurel, this property will be appraised at approximately 250-300,000. The specific use of this property as office space/storage for a properly management company will be compatible with and not injurious to the use and enjoyment of other property owners. This property will in no way diminish or impair property values within the immediate vicinity, it will in fact raise the property values of the entire area, TJC Investments has made a strong commitment to the surrounding community. In an effort that this establishment of the specific use, as office space/storage, will not impede the normal and orderly development and improvement of surrounding vacant property we have purchased the surrounding lots to the side and back of the building. Since this building is located on the comer of Laurel and Sixth Street adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided. The design, location, and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent development. The vacant lot to the right of the building will serve as a parking area to not obstruct the'everydlay traffic of the neighborhood. There will only be 3-4 employees working out of this building at one time. Therefore, there will not be an abundance of traffic coming and going from the building. Because TJC Investment will use this property as office space/storage the necessary and adequate nuisance prevention measures have been, or will be taken to prevent and/or control offensive odors, fumes, dust, noise and vibrations during rehabilitation and after. The operational hours of both the rehabilitation crews and office staff will be during normal working hours of 8:0o am to 5:00 pm. Therefore, any additional lighting, both during the day and at night, will be for safety reasons. The directional lighting to this properly will be provided so as not to disturb or adversely affect neighboring properties. TJC Investments not only wants to improve the appearance of this building, but also to the neighborhood. There will be sufficient landscaping and screening to insure harmony and compatibility with the adjacent properties. Most importantly the building situated at 2205 Laurel Street in Beaumont, Texas will be used in accordance with the comprehensive plan. TJC Investments writes this letter as a final, yet very Important, means of helping us obtain the GC -MD- Specific Use Permit, SIC Group #15 we need to purchase this property. We have secured all necessary funding to initiate and complete our project, unfortunately the zoning must be changed before we are granted the funds. This building is situated in an area of Beaumont that is surrounded by commercial zoning. Based on: the size, proximity, and stature, of this building it is my strong belief that this building should have never been zoned residential, Terry Samuel dba TJC Investments is dedicated to the continuing rehabilitation and up keep in the Beaumont -Golden Triangle Area, We can only aid in the continuing process of rehabilitation and up keep if the building located at 2205 Laurel is granted a GC -MD- Specific Use Permit, SIC Group #15, It is our sincere hope that this letter be taken into consideration when making the final decision in, the zoning of the building at 2205 Laurel. Should any additional information or support be neede�d �pl� ntact me at 11731-999O., Sincerely, TJC Investments PO Box 781231 San Antonio, Texas 78278 Q-5/35/1997 03:59 4098922231 HOLIDAY INN MIDTml�i PAGE 02 C IJ-L'VV,.,MV1Lt0 PO Box 7,312311 San Antonio, Texas 78278, Afty lap 1997 FlaRM*g Division, Room 210 3" Richauh Coy man 807 Main Stfte. BV,RUM*nt, T$Xa � 77701 Mar Mr. Richo ids: over m the F=* yt "" TJC lnvestmej"ts 1w played A PmTWAent part in the rehabilitation and UP k6eP Of "It"mont and its xurraundjnSqte^s. CurrOntly, we am in the Pr of pure 0"as L&ukvl in Beaumont, Texas including the IOU situated on its sides and behixid. it. 'we hope that its new aPPOSMOO will not only provide its parr se as off'oe/ 9*MWSC -SPMM bUt 8130 aid in raising the pmperty value of the surr9undirtS h0M*fi AlAd bUM11CM3. 17C lKve*Zfteft4 has requested that the planning, Vivision of Beaumont issue & GCAW SPecific V410 ftrinit for this prvp", in addition to the isiiiuina of the GC MD Specir c Use Fox"'f, WV trt rcgU40fins it Waivtr of landwaping and fencing. The waiver of lAndw4lPing AM (ending that is requeatej !a for the weal MW south sides of lot 2'and the Muth side of lot I. This building issiW*tcd in anAm of Beam�p uwt that is suntun4led by c -Anmercial zoning. Bamd pn jhO sim, proximity, and dature of this bu'ld'"X it is W. h may ShVnZ hOlief dw 2205 Laurel should have never been toned re*id*n#W- We "Ave r"'ured all Re*e&urY fundingto initiate am and cpktc our Pw*,i, unfOrtu .,Okt*IY the zoning must be change bofom we am vanted f hew hinda. Ten7 Samuel d# rT .IC Invc*ment$ is de4iontrd to the cordnu,n& rehabilitation and up L "P in the 9091- 140nt-, "deft Triangle Area, We ran Mfly aid in the continuing Prooew of rehX1--1itAti0" MW 4P keop of the Goldein Trifiun e Arm if the, building 10"W at 2205 Aurel is iftued the GCMD Specific Use Fenm it and granted a waiver of 1*144"PiNg AM! f0hConx It is our sincem hope that this letter be jxkcn into Con"Mficw vV On MaLft the final decmiian in the x0RiK,8 of the building at 2205 JlAurtl ift Beauft, ant, Texas. 3houJA env additional infototiatim4 -.W I-- MUPF01.1 hVAMCtA IRCRI 11 . °r [Applicant: ILE 1361-ZJP: Request for a zone change from RCl� and RM-H Districts to GC -MD and NORTH request for a specific use permit to allow a general building contractor and offices. ocation: 2205 Laurel at Sixth. Street to South Street. Terry Samuel SCALE J P=200' 9 '� n— — .n r w r r r r r n i r r r r . •. _ a � I Y P AY « .�J � St7 « BROADWAY AVE. k « 50 SQ « 5O SU 7 a —M ti LC LL T tL RToz, Er _ .F? sn 54A 30 « 0 III LIBERTY AVE. .1 R a 50 - •A -c+ an • - Ica LAUREL AVE.. -ovxr USUBJECT JIC).4-1- b✓7 SCA n 5�' SO .. « .. :i M '"' SOUTH-ST. a - �a 30 :50 p I LO `. - ;50�d' EXAM ;�O' 0, LOT-2 7 1. 6ROP707 4001-L 10 601 #Z. I(oI auw� *fo �s rg!arax-,r�,q 11410 eliTf �RA41K Arllrzvlt� 64/,I L rho uflr,-9. 3'1�qlj I JAJ 11 '7'416H r-R1,10 LINK fi-5-0crS VIA WL 10 6 6--iow rDa&iO.--L/( 0:5T OA. 0 Cov, H 4 0 P 13, P I Co' f� 1 40 o o 4- r-)Ph ax 7 L A- 0 0 OnAwovey �aj�CW CICEO DDT[ ALL LLJ LLJ Ld LL Ld m I Z F- X U) LL) > 0 z LLJ co w 0 0 ol N4-0001 ANALYSIS The two lots on Laurel were originally zoned R-3 (Modified Two -Family and Multiple - Dwelling) District in 1955, and the lot on South was zoned R-2 ('Two Family and Multiple - Dwelling). In 1981, the R-2 district was renamed RM-H. The "Old Town" rezoning study in 1989, which covered a large area of central Beaumont both north and south of Calder between I Ith Street and 3rd Street, resulted in the R-3 district being rezoned, in most cases, to RS, RM-H and RCR. At that time, the two lots on Laurel were rezoned to RCR. The Comprehensive Plan designates this part of the city as a Conservation and Revitalization Area, A Conservation and Revitalization Area is defined as a part of the city where immediate action is needed to prevent or reverse deterioration. These areas are characterized by fair to poor housing conditions, incompatible mixture of land uses and declining numbers of housing units and small businesses. Recommended approaches to conserving and revitalizing these areas include: - Rehabilitation of housing and businesses. - Improvement of public facilities, utilities and streets. - Development and implementation of neighborhood plans. - Review of zoning patterns to protect established residential areas and encourage reinvestment in small businesses, - Spot -demolition and redevelopment in severly deteriorated areas. This area is one of mixed uses. In the immediate vicinity is a combination of single family and multi -family uses, commercial uses and vacant lots. While the majority of the exisiting uses are still single family residential, the viability of the area along Laurel, between 4th Stand 6th St., remaining single family residential is doubtful. The current RCR District permits, with a specific use permit, a variety of commercial uses. If it is the desire of the Planning Commission and City Council to rezone this property to GC -MD, it is suggested that the aforementioned area be looked at as well. Staff has discussed with Mr. Samuel the possibility of leaving the zoning of Lot 12 as RM-H. Mr. Samuel has no plans for that lot and has verbally agreed to that suggestion. ANALYSIS continued This application is in compliance with seven of eight conditions necessary for approval. Comments on items 1, 2, 4, 5, 7 and 8 follow: I While it could be argued that a general building contractor business may not be a compatible with residential uses, there are steps that could be taken to lessen the impact on surrounding properties. For example, outdoor storage could be prohibited and additional screening could be required. The applicant has verbally stated that there will be no outdoor storage nor will there be the parking of any heavy equipment on the property. In this particular case, the rehabilitation of the existing building, if done properly, would be an improvement to the neighborhood 2. There are some vacant lots nearby within the immediate area. It is doubtful that this area will see additional single family development. If anything, apartments or commercial uses are likely to be constructed in the future. 4. The Traffic Engineer has stated that the proposed use in the 7,000 sq. Ft. building is required to provide 12 off-street parking spaces. Only 10 spaces are shown on the site plan. Staff has discussed this item with the applicant and he is looking at the feasibility of revising his parking lot to provide the additional spaces. A special exception to the parking requirements can be granted by the Zoning Board of Adjustment. Loading and unloading will be off of 6th St. Loading and unloading of small amounts of building materials would occur once or twice a month. 5. The applicant states in his letter that "necessary and adequate nuisance prevention measures have been or will be taken to prevent and/or control offensive odors, fumes, dust, noise and vibrations," 7. The site plan does not show compliance with the screening and landscaping requirements of Section 30-31 (b). Nor is the plan in compliance with the off-street parking landscaping requirements of Section 30-31 (c). An eight foot screening fence and a ten landscape strip are required along the west side of Lot 2. The same would be required along the west side of Lot 12 at the time of development of that lot. A six foot landscape strip is required along the street frontage of the parking lot. The applicant is requesting a modification to the landscaping and screening requirements. The applicant has stated that he is willing to install an 8 foot tall screening fence along the west and south sides of Lot 2. However, there is not enough room to install a 10 foot landscape strip. 3 1/2feet is provided. The applicant has verbally agreed to plant trees along the west property line. The City Council can grant a modification to the landscaping and screening requirements as part of the specific use permit process. 8. This request would revitalize blight and encourage reinvestment in small businesses. A zoning study for either side of Laurel St., between 4th and the west side of 6th, may be in order. CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is in is not in Chyrnelts Compliance Compliance Attached CONDITIONS: I. That the 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; x x 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; x x 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; x 4. The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent developments; x x S. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; x x 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties, x 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and x x 8. That the proposed use is in accordance with the Comprehensive Plan. x x GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Terry Samuel dba TJC Investments PROPERTY OWNER: R. S. Travis and H. L. Barry STATUS OF APPLICANT: Prospective Buyer LOCATION: 2205 Laurel Avenue at Sixth to South Street EXISTING ZONING: Lots I and 2 - RCR (Residential Conservation & Revitalization) Lot 12 - R'►fI-H (Residential Multiple Family Dwelling -Highest Density) District PROPERTY SIZE: 0.482 acres EXISTING LAND USES. A 49'7" x 139'8" metal building is on Lot No. 1. Lots 2 and 12 are vacant. FLOOD HAZARD ZONE: "C" - minimal flood hazards SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residences (single family) RCR EAST: Vacant lots RCR and RM-H SOUTH: Residences (single farnily) RM-H SST: Residences (single family) RCR and IM-11 COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: The approximate 50'x 140" metal building is a non -conforming structure due to the size and placement of the building, STREETS: Laurel Avenue - A major arterial, cast bound (Liberty is west bound), has a 37' wide concrete street. The right-of-way along this segment varies from 56'to 58'. South is an 80' residential right-of-way with a 30'pavement. Sixth Street is a 60' residential right-of-way with a 20' asphalt pavement. GENERAL INFORMATION/PUBLIC UTILITIES continued SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: There is an 18," storm sewer in Laurel, a 15" storm sewer in South Street and a 21 " in Sixth Street, There is a 6" water line in Laurel, an 8" line in South and an 8" line in Sixth. There is a 6" - 8" sanitary sewer in Laurel, a 12" in South and a 6" in Sixth. Fire protection is from Station No. 7, 1700 McFaddin. Services and utilities are adequate.