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Home My WebLink About1350-ZDATE: February 17, 1997 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Request to rezone a tract of land from RS (Residential Single Family Dwelling) to LI (Light Industrial) or a more restrictive district. FIFLE : 1350-Z STAFF REPORT The Planning Director recommends denial of this zone change request. A change to LI or to a more restrictive commercial district would encroach upon existing single family development and would not be in compliance with the policies and proposals of the Comprehensive Plan for neighborhood growth units. Steve and Billie Bush own a brick home at 2585 Wescalder Road. Their property is made up of tracts cut out of an old 1925 subdivision whose lots originally contained five acres. The applicant's property consists of two tracts (Tracts I and 4) out of parts of Lots 4 and 5, Block 8, Wescalder Fig Acres, The land owned by Mr. and Mrs. Bush is L-shaped and fronts 70' along Wescalder Road. The ownership extends approximately 235'to the east and then an additional 250' north to front 88,' along Victory Lane, a private street that extends east from Wescalder Road, There are two residential lots on Wescalder lying to the south between Victory Lane and 2585 Wescalder, a distance of 140', more or less. There is a house on the tract next door and the lot at Wescalder and Victory is vacant. These two lots back up to the Bush property, When this area of Beaumont was annexed in 1957 and then zoned in 1964, all of Lot 4 was zoned LI. However, all surrounding land was zoned single family (R-1). There was an oil and gas production facility located on Lot 4 at the time, being part of the Amelia Oil field. The south part of Lot 4 is now occupied by "Jack's Cars & Trucks" and several buildings belonging to the business. South of Baker Road the land is residentially developed. The rear part of Lot 4, which abuts Baker Road, is vacant. The Bush residence (Tract I out of Lots 4 and 5, Block 8) is LI on the south side and RS on the north side. The vacant Tract No. 4, out of Lots 4 and 5, Block 8, is LI on the south side and RS on the north side. STAFF REPORT continued The applicants wish to use all of their property for commercial purposes, i.e., auto sales, detailing and custom work on autos, auto repair and a real estate office. While it is understandable that the applicants wish to have all of their property under one zoning district, this zone change would allow further encroachment of commercial or industrial uses into an area that is basically residential. Presently the only commercial or industrial use in this immediate neighborhood is Jack's Cars and Trucks located next door on the south. The remainder of the ten acres in the "old" Lots 4 and 5, Block 8, Wescalder Addition is cut up into residential lots extending north to the LNVA Canal. Some of these lots or tracts are vacant and abut private streets,, but many are developed with single family homes, There are homes situated all along the 800'long Victory Lane. The original LI zoning in 1964 was done to accommodate an industrial use then in existence. Since that time new homes have been constructed in the neighborhood in addition to the existing homesteads situated nearby. It would be improper to extend the LI or some commercial district further north amidst residential lots and homes. Exhibits are attached. PUBLIC NOTIFICATION Notices Mailed to Property Owners: 15 Responses in Favor: Responses in Opposition: LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being the north parts of the replat Tracts I and 4 out of parts of Lots 4 and 5, Block 8, Wescalder Fig Acres Addition, containing 0.435 acres of land, more or less, 3005 Calder Beautnont YX 77701 (409) 838-6666 January 10th, 1997 City of Beaumont Zoning and Planning Division 801 Main Street, Beaumont, Texas 77701 Gentlemen: My husband and I have been residents and business owners for the past 12 years in the City of Beaumont. We Presently own and operate Billee's Car Care, the Chevron ScriAce Station located across fi-oin Saint Flizaboth Hospital on the comer of 14th and Calder of the past eight' years, In September of 1993, we purchased 2585 Wescalder, Tract 1, Block 8, Lots 4 and 5, for the sole purpose of retiring and owning a small business since the lot was zoned as Light Industrial, Most Of the Property is zoned Light Industrial with the exception of a small section of Lot 5. It is requested that the Board grant approval for Lot 5 to be zoned as Light Industrial to compliment the remaining property which is already zoned Light Industrial. Lot 5 of Block 8 borders two empty lots for sale and is located on Victory Lane. For your perusal and edification, copies of the plot plans are attached. Thank you very much for your kind attention to this matter. We strongly desire that the board approves this zoning change request, Sincerely your Steve C. Bush ) fillee Bush drab CLIENT! qTE)I"— FOUND 3 ust/srTdt4 I I 'UT) - --- -4 IOTA. if LITY EASEMENT (p I" ae -1 91.24 L 0 T 5 B L ra 0 Ac ONE STOF4, BRICK jttt AND ACOO �RAYF rT RtYDtNC[ ON SLAB T R A C C5 a 1400 < FOUND 1/2' CONCRETE IRON ROD G.F. 4 1i 4 400 was 'ADOD SUILD14IG tea OFF SLAB 6 3025 4 C K N ,IT i 4 TIGHT FINA Q4T,R+,EAD ELECIMC corF( FIE " YAY L 0 T 4 A-.. -A - T ,Y POWER POLL FOUND t/7- R014 ROO 1 MIA010 MESA rocluo 5/8- f RCIN ROD 41 0voRCID, 5' HEREBY DEDICATED TO I lflit CITY OF BEAUVO10 2585 FOR STREET R.Ow PURPOSES. WES ALDER ROAD DESCRIPTI(94 OF stkvccs RLULESF1O: -LOCATF—COR ER'5. SURVEYOR'S CERTIFICATION: To THE L1114POLDERS M431OR W OWNERS OP THE PREMISES SURVEYED AND 10 STEWART TITLE GUARANTY COMPANY, THE UNDERSIGNED DOES HEREBY CERTIFY THAT THIS SURVEY WAS THIS DAY MADE OFFI THE GROUND Of tHE PROPERTY LEGALLY DESCRIBED HEREON AND IS CCRRECT, AND T14AT MERE ARE NO DISCREPANCIES, CONFLICTS, S4CRTAOES "4 AREA. BOUNDARY LINE CuIrLICIS,ENCROACIAVLFITS, OVERLAPPING OF. %1PROVEVENTS, EASEMENTS OR RIGHT-DF-WADS, EXCEPT AS 59004 HEREON AND THAT 5AIV PROPERTY ITAS ACCESS TO AND FROM A DEDICATED' ROADWAY. tilt A13OVE TRACT BEING LOCATED AT 75A.WFq('Al I)V;"--RQAD--EffAUMQN-L TEXAS - - AND BE41C DESCRIBED As 4 & 5- IN LQCK,-8.-.-QF-, AS RECORDED IN VDLIJME_Ij , PAGE 56_ __OF THE ___MAp RECORDS OF --JLEFERSON__COU4TY, TEVAS V&SCALDER FIG ACRLS ADDITION ON 114 ACCORDANCE MTH THE FLOOD INSURANCE RATE MAP. FEDERAL tVLR(,tIJCY MANAGEVEKIT AGENCY. COVYLINITY-PAIJEL DAZED-3=-a- -, THIS PROPERTY LIES IN THE ZONE NOTED, LOCAIIUN ON MAP DETERM,NED Ov SCALE ACTUAL FIELD EtEvATON NOT DFITPFANED. UNLESS REQUESTED. FITTZ & SHIPMAN, INC. DOES NOT WARRAFIT NOR SuBSCMDE 10 44L, ACCURACY 09 SCALE OF SA-D MAP. FLCOD ZONE (F.E,M.A.) C CE oSu,'3' T 'ACT REASON DATE RICHARD F. FAOSI, P.E, REGISTERED PROFESSIONAL LAND SURVFYOR NO. 4782 DATE: FITTZ & SHIPMAN INC FIEOD --LL-- LNO.:-CONSULTING ENGINEERS ScLAND SURVEYORS BOOK 93 440 181h STREET, SUITE A BEAUMONT, TEXAS JOB (409)832- 72,38 FAX (409)B32-7303 2 FILE 1350-Z: Request for a zone change from RS (Residential Single Family NORTH Dwelling) to Li (Light Industrial). LOCATION: 2585 Wescalder Road A APPLICANT: Steve and Billee Bush SCALE V-2001 L.N.V.A.. CANAL (PVT.) law 11 A, 100-*1 GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Steve and Billee Bush PROPERTY OWNER: Steve and Billee Bush LOCATION: 2585 Wescalder Road EXISTING ZONING: RS (Residential Single Family Dwelling) PROPERTY SIZE: 0.435 acres EXISTING LAND USES: Residence and garage and vacant land FLOOD HAZARD ZONE: C (Minimal) SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential RS (Residential Single Family Dwelling) District EAST: Vacant land RS SOUTH: Car and truck service and sales LI WEST: Residence RS COMPREHENSIVE PLAN: Neighborhood Growth Unit OTHER PHYSICAL FEATURES: Part of applicant's residence and property is STREETS: DRAINAGE: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: already zoned LI. Part requested is zoned RS. Wescalder Road is a 50'wide residential right- of-way that has a 20' asphalt pavement. Additional right-of-way may have been dedicated to the City for street purposes. There are open ditches in the street. There is a 6" water line in Wescalder. There is an 8" sanitary sewer in Wescalder. Fire protection is provided by Station #6, Amelia (115 5 Glendale). ADEQUACY OF SERVICE: Services and utilities are adequate.