HomeMy WebLinkAbout2073-P
DATE: January 24,
2011
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow a funeral
home in an RCR (Residential Conservation and Revitalization)
District
FILE: 2073-P
STAFF REPORT
The Planning Manager recommends approval subject to the following
conditions:
1. The applicant shall provide 34 parking spaces on the
subject property or within 400' of the subject property
or apply for and be granted a special exception to the
parking requirement by the Board of Adjustment
2. A 6' wide landscape strip will be required along the parking
lot frontages on Park and Royal
and with a modification to the landscaping requirement along
the south and east property lines
(no 10' wide landscape strip).
James Curtis has applied for a specific use permit to allow
a funeral home in an RCR (Residential Conservation and
Revitalization) District. The property is located at 1615
Park.
In 2007, City Council approved a specific use permit to allow
a church at this address. The church never opened. Mr. Curtis
is now wishing to operate a 125 seat funeral home on the subject
property. Mr. Curtis states that in addition to the chapel,
the facility will include a reception area, casket display room,
preparation room, arrangement room and office space.
Business hours will be from 9:00 a.m. - 5:00 p.m., Monday through
Friday. On Saturday, the funeral home will be open from 9:00
a.m. - 12:00 p.m. Mr. Curtis states that hours will be extended
during the week and on weekends from 6:00 p.m. - 9:00 p.m. for
family visitation.
Mr. Curtis is requesting a modification to the landscaping
requirement along the south and east property lines. An 8'
tall wood screening fence is proposed but the existing building
and the proposed parking lot are too close to the property lines
to install a 10' wide landscape strip.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 27 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being the Southwest 43' of Lot 3 and all of Lots 4-5, Block 8,
Jersey Farm Addition, City of Beaumont, Jefferson County, Texas,
containing 0.449 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
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
ANALYSIS continued
This application is in conformance with six of the eight conditions
necessary for approval. Comments on Conditions 1, 4 and 7
follow:
3. The subject property is the location of a former business.
South of this property was the location of the former
Kelly-Watkins funeral home. That building has since been
demolished. North, northeast and east of the subject
property are commercial properties. If adequate parking
is provided, the funeral home should not be a detriment
to the neighborhood.
4. The Transportation Engineer is requiring that 34 parking
spaces be supplied. Twenty-two spaces are being shown.
The applicant must provide the required parking on the
subject property or within 400 feet of the property or
get a special exception to the parking requirement from
the Board of Adjustment.
7. The applicant is requesting a modification to the
landscaping requirement along the south and east sides
of the subject property (no 10' wide landscape strip).
An 8' tall wood screening fence will be constructed along
those property lines. In addition, a 6' wide landscape
strip will be required along the parking lot frontages
on Park and Royal.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: James Curtis
PROPERTY OWNER: Carol Stephens
LOCATION: 1615 Park
EXISTING ZONING: RCR (Residential
Conservation and
Revitalization) District
PROPERTY SIZE: 0.449 acres
EXISTING LAND USES: Vacant commercial building
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Commercial, vacant RCR (Residential Conservation and
Revitalization) District
EAST: Commercial RCR
SOUTH: Vacant RCR
WEST: Vacant RCR
GENERAL INFORMATION/PUBLIC UTILITIES cont.
COMPREHENSIVE PLAN: Conservation and
Revitalization
STREETS: Park Street - Major arterial with a
60' wide right-of-way and a 40'
pavement width; Royal Street -
Local street with a 60' wide
right-of-way and a 30' pavement
width
DRAINAGE: Curb and gutter
WATER: 6" and 12" water lines
SANITARY SEWER
SERVICE: 27" and 36" sanitary sewer lines
PROPERTY OWNERS
BROWN JAMES & PAULETTE
CHRIST MISSION TEMPLE CHURCH OF CHRIST
COMO YVONNE F
DIAMANTIS ARDEN & ANGELINA
EASON ROBERT
GARSEE LIN MARIE
HADNOT CHRISTOPHER
JOHNSON WILHELMINA
KNIGHTS OF PETER CLAVER BLESSED SACRAMENT COUNCIL #28
L G PROPERTIES INC LINMARIE GARSEE PRESIDENT
ANE JERRY
PORT OF BEAUMONT
RUIZ JOSE J
SENEGAL MORRIS MARY J GUIDRY
SHERMAN G PATRICK BIEHUSEN LINDA B
SHERMAN PAT
STEPHENS CAROL TRUST
TURNER CALVIN J
WILRIDGE BRENDA