HomeMy WebLinkAbout2122-P
DATE: January 23,
2012
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow a halfway
house for offenders and others in a GC-MD (General
Commercial-Multiple Family Dwelling) District
FILE: 2122-P
STAFF REPORT
The Planning Manager recommends denial.
Marcia Garner with A Chance For A New Beginning has applied for a
specific use permit to allow a halfway house for offenders and others
in a GC-MD (General Commercial-Multiple Family Dwelling) District.
The property is located at 3305 Magnolia.
Ms. Garner states that the facility will house up to 20 male clients and
offer transitional to permanent housing with an average stay of 6 to
12 months. The program that will be conducted at the halfway
house will provide shelter, food, clothing, community service, religious
study, daily counseling, meetings for 12 step programs and job
training. In the information provided by Ms. Garner, she mentions
also providing substance abuse and sex offender rehabilitation classes.
The target market will be single parents, ex-offenders, low income
persons, the homeless and the unemployed.
Ms. Garner say that the halfway house will focus on the following
areas within the target market:
S Rehabilitation so that ex-offenders and the homeless can
re-integrate back into society rehabilitated.
S Training to maintain skills and education for job placement.
S Housing for low-income persons, ex-offenders and the homeless.
S Jobs so that there is less unemployment, homelessness and
crime.
The Planning Manager is recommending denial based upon the fact
that while the property is zoned GC-MD, the broader area
surrounding the property is predominately single family residential.
The proposed use would not only affect property values but, more
importantly, be a detriment to the safety of the neighborhood. While
the Planning Manager recognizes that there must be places for such
facilities, the protection of this predominately residential area must be
the first priority.
STAFF REPORT continued
In addition to the concerns of the Planning Manager, the Fire Marshall
recommends that further investigation be done on how the structure
is going to be brought up to code. A change in occupancy requires
that the structure meet current codes.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 26 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 20 and 21, Block 11, Forrest Addition, City of Beaumont,
Jefferson County, Texas, containing 0.33 acres, 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, 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
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
X
8. That the proposed use is in accordance
with the Comprehensive Plan.
X X
ANALYSIS continued
This application is in conformance with four of the eight conditions
necessary for approval. Comments on Conditions 1, 2, 4 and 8
follow:
5. The proposed halfway house will not be compatible with
the surrounding residential neighborhood, could be
injurious to the welfare of surrounding residents and could
significantly diminish property values.
6. The proposed halfway house could impede the development
surrounding the subject property due to the nature of the
facility.
4. The Transportation Engineer states that the parking area
must be improved to include 1 ADA space built to ADA
specifications. An investigation of the site brings into
question whether there is enough space on the subject
property to provide adequate parking. The Transportation
Engineer is requiring 8 parking spaces.
7. The applicant intends to construct an 8' tall wood
screening fence around the perimeter of the property.
However, according to the site plan, the site will not
be totally secure due to access to the parking lot.
8. The Comprehensive Plan designates this area as a
Conservation and Revitalization Area. Such areas are
defined as built up areas where a significant portion of
the area is experiencing influences such as incompatible
land uses, dilapidated and derelict structures, a
deteriorating or poor public infrastructure and a decline
in population and in the number of housing units and
businesses. Immediate actions are needed to prevent
continued deterioration and to reverse and repair those
conditions. The Beaumont Housing Authority (BHA) has
invested significant public funds in the North End. The
subject property is located approximately halfway between
two large BHA developments.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: A Chance For A New
Beginning
PROPERTY OWNER: Marcia Garner
LOCATION: 3305 Magnolia
EXISTING ZONING: GC-MD (General
Commercial-Multiple Family
Dwelling) District
PROPERTY SIZE: 0.33 acres, more or less
GENERAL INFORMATION/PUBLIC UTILITIES continued
EXISTING LAND USES: Residential
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Vacant GC-MD (General Commercial-Multiple
Family Dwelling) District
EAST: Commercial GC-MD
SOUTH: Residential GC-MD
WEST: Residential RS (Residential Single Family Dwelling) District
COMPREHENSIVE PLAN: Conservation and
Revitalization
STREETS: Magnolia Avenue - Secondary
arterial with a 65' wide
right-of-way and a 40' pavement
width; Prince Street - Local street
with a 40' wide right-of-way and
a 16' pavement width
DRAINAGE: Magnolia - Curb and gutter
Prince - Open ditch
WATER: 6" and 12" water lines
SANITARY SEWER
SERVICE: 6" sanitary sewer lines
PROPERTY OWNERS
BOBINO ANNIE R
BROWN JAMES & ANNA LEE
BUCKLEY DARLINE RACHEL BUCKLEY
CALIP ROY & TARA
DAVIS JOHN O ET UX
EMMANUEL TEMPLE SEVENTH DAY ADVENTIST CHURCH
FRANCIS L J ET UX
GEN ASSEMBLY CH OF LORD JESUS CHRIST OF APOSTOLIC FAITH
INC
HENDERSON LIONEL
LANDRY CHARLES ET UX
LIMBRICK ROBERT E & VERTIE M
MCCAULEY SAMUEL E
MELLON MORTGAGE COMPANY
POLLOCK KIMBERLY D
PUGH EARCELL GLORIA & DOUGLAS DONNELL WOMACK
SHAHRODI ZOHREH
SPNG INC
TAYLOR HARRIS N
TORRY SIDNEY
TURNER H L SR ET UX
VILLERY DON A
WALTER PRESTON
WARD TIMOTHY ET UX
WOMACK DOUGLAS D