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Home My WebLink About2173-P DATE: June 17, 2013 TO: Planning Commission and City Council FROM: Bill Cobabe, Senior Planner SUBJECT: A request for a specific use permit to allow a boarding house for sober living women to be located in an RM-H (Residential Multiple Family Dwelling – Highest Density) District. FILE: 2173 - P ___ STAFF REPORT Planning staff recommends approval with the following condition: 1. That sufficient parking be located on site to provide adequate off-street parking for staff and residents. Saving Grace Ministry is requesting a specific use permit to allow for the use of an existing structure as a boarding house for sober living women. The subject property is located at 2390 Cartwright Street. The proposed use will offer group home facilities for women seeking assistance in recovering from addiction. Normal business hours will be from 8 a.m. to 5 p.m. Residents will typically not occupy the facility during these hours, as they will be expected to be at work, school, or otherwise engaged. Morning and evening times will focus on activities around the facility. Curfews will be enforced by staff members and managers. There will be a maximum of 10 residents, and all residents and staff members will be female. Traffic Division has noted that the parking for the facility is inadequate and must be provided on site, sufficient for the needs of the facility’s staff and residents. The letter submitted with the application notes that the residents in the facility will typically utilize public transportation and that installation of additional parking would negatively affect property values in the area. City Ordinance provides that: where the listed regulations are not applicable, in the judgment of the director of transportation, the parking requirements shall be determined by the director of transportation. Computations of required parking spaces by the director of transportation shall be final, subject only to an appeal to the board of adjustment. (Chapter 28 Section 28.04.002 (a)(6)(C)) As condition of approval, staff is recommending that the owner work with the Traffic Division to devise an appropriate plan for off-street parking. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 27 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 5, 6, and 7B, Block 44, Cartwright Addition, City of Beaumont, Jefferson County, Texas, containing 0.4820 acre, more or less. ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE) Application Application is in is not in Comments compliance compliance Attached Conditions: 1. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, or significantly diminish or impair property values within the immediate vicinity; X 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; 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 5. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; 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 8. That the proposed use is in accordance with the Comprehensive Plan. X ANALYSIS (continued): Comments on Item 4 above follow: As condition of approval, staff is recommending that the owner work with the Traffic Division to devise an appropriate plan for off-street parking. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Saving Grace Ministries PROPERTY OWNER: Oliver W. Sprott, Jr. LOCATION: 2390 Cartwright Street EXISTING ZONING: RM-H (Residential Multiple Family Dwelling – Highest Density) District PROPERTY SIZE: ~0.482 acre EXISTING LAND USES: Commercial FLOOD HAZARD ZONE: X – Area determined to be outside the 500 year flood plain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential RM-H (Residential Multiple-Family Dwelling – Highest Density) EAST: Residential RM-H SOUTH: Residential RM-H WEST: Residential RM-H COMPREHENSIVE PLAN: Conservation and Revitalization STREETS: Cartwright St – Residential collector with 60’ right of way and 30’ pavement width DRAINAGE: Curb and gutter WATER: 8” Water line SANITARY SEWER SERVICE: 6” Sanitary sewer line PROPERTY OWNERS BEAN BRIAN CHAD BEASLEY GLORIA BOOKER-PROVO IRIS MARIE BRADFORD AMY FRANK WANDA LEE GEORGE EVELYN JOHNSON GUMS ELRIDGE HENRY RUTHIE MAE ESTATE LEE HORACE MOORE STANLEY K ET UX MYRICK ROBERT PATILLO ROBERT L PLUMMER DORIS L PLUMMER DORIS L PUMPHREY ANNIE D SHARIF CURTIS SHAHID SIMON ROBERT JR & CLYDIA R SPROTT ERNESTINE ESTATE SPROTT FOUNDATION SPROTT OLIVER W SPROTT OLIVER W JR SPROTT OLIVER W JR STALLINGS JOCELYN STATEWIDE CONSOLIDATED STATEWIDE CONSOLIDATED TOLBERT PERCY L TUCK RENNICK