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DATE: May 23, 2005
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow a college
preparatory Christian boarding school in a GC-MD (General
Commercial-Multiple Family Dwelling) District
FILE: 1780-P
STAFF REPORT
The Planning Manager recommends approval of this request.
Brent Hall, the applicant, is requesting a specific use permit to allow a
th
college preparatory Christian boarding school at 2525 N. 11 Street.
The property is currently occupied by the Best Value Inn Hotel.
Mr. Hall states that the school that he represents would like to
purchase the hotel and operate a private Christian boarding school.
The students would be of secondary school age and live at the school
around the clock. 24 hour adult supervision will be provided as well
as a highly structured time schedule for the students to follow. Initial
enrollment is estimated to be approximately 75 students. Eventual
enrollment is anticipated to be 400 students.
Mr. Hall states that as with most boarding schools, their students may
have had struggles in a traditional school environment. These
struggles could include learning problems such as ADHD, being a
distraction in the classroom, not attending class and generally
under-achieving in their home and school environment. The school
will not accept students that are appropriate for residential
treatment. All students will be screened. The school will implement
a A zero tolerance @ policy with students if a student commits any acts
of a criminal or harmful nature. That student would be expelled.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 16 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 5-7, Tract 1 and Lots 3-4, Blocks 1-3, J.B. Langham
Estates, City of
Beaumont, Jefferson
County, Texas,
containing 6.3 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
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
This application is in conformance with the eight conditions necessary
for approval. Comments on Condition 1 follow:
1. The proposed school should not be detrimental
to surrounding properties. There is a church school
(Cathedral in the Pines) to the west of the subject
property.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Brent Hall
PROPERTY OWNER: George Huang
LOCATION: 2525 N. 11th
EXISTING ZONING: GC-MD (General
Commercial-Multiple Family
Dwelling) District
PROPERTY SIZE: 6.3 acres, more or less
EXISTING LAND USES: Hotel
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: Commercial GC-MD
WEST: Church and school GC-MD
COMPREHENSIVE PLAN: Stable Area
OTHER PHYSICAL
FEATURES: None
STREETS: Eleventh Street - Major arterial
with a 120' wide right-of-way
and an 86' pavement width
DRAINAGE: Open ditch
GENERAL INFORMATION/PUBLIC UTILITIES continued
WATER: 8" water lines
SANITARY SEWER
SERVICE: 8" sanitary sewer lines
FIRE PROTECTION: Fire protection is provided by
Station #7, 1700 McFaddin.
ADEQUACY
OF SERVICE: Services are adequate.
PROPERTY OWNERS
CARRIE S EASTHAM % HARDING & CARBONE INC
A LYNN EASTHAM TRUST % HARDING & CARBONE INC
RAMADA HOTEL BEAUMONT THE GRAND HOTEL INC
CHARLES D FOXWORTH
CHAS D FOXWORTH ET AL
TERRELL S HOLLAND JACK M WRIGHT
ELEVEN B PHELAN LLC 1% MICKEY PHELAN B LAND LP 99%
CATHEDRAL IN THE PINES CHRISTIAN CENTER INC
MAMERE PHELAN LLC 1% K H PHELAN LAND LP 99%
CATHEDRAL IN THE PINES CHRISTIAN CENTER INC
ED PLEASANT ESTATE % LOIS PLEASANT SIMONTON
C SHERMAN & S PARKER LLC
JAMES D & BARBARA A HALL
LISA LORD INC
MELINDA ARDOIN & VIRGINIA POTTER
SAM LIVINGSTON % MARGARET LIVINGSTON