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HomeMy WebLinkAbout1731-P DATE: August 16, 2004 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow a residential care facility in an RCR (Residential Conservation and Revitalization) District. FILE: 1731-P STAFF REPORT The Planning Manager recommends denial of this request. If this request is approved, approval should be subject to redesigning the off-street parking to comply with city codes. Patty Lee is requesting a specific use permit to allow the continued operation of a residential care facility at 685 Irma. In May, 2004, the City Council denied an expansion of the Watts Home into 1901 Park Street. During the public hearing on that case, Ms. Lee stated that the Watts Home was occupying a structure at 685 Irma, next to the original location at 695 Irma. Ms. Lee was informed that 695 Irma was the only legally permitted site and that a specific use permit would be required to operate at any other location. Therefore, Ms. Lee is now requesting that a specific use permit be granted at 685 Irma. Ms. Lee states that the purpose of the house at 685 Irma is to offer the women more privacy, comfort and space in the four bedroom house. The house has three full bathrooms, a kitchen, a living room and laundry room. Ms. Lee states that up until 2002, the women of Watts Home shared their living room with business activities, visiting social workers, nursing visits and incoming supplies and other traffic because their living room was located downstairs at 695 Irma. Ms. Lee says that at 685 Irma, Watts Home is housing 12 women who cannot live by themselves and are not able to live at home with family and friends. The staff provides life skills training such as good hygiene and self help outreach. In 2002, a fire alarm system was installed, inspected and approved. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 24 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 5, Block 2, Jersey Farm Addition, City of Beaumont, Jefferson County, Texas, containing 0.165 acres. 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 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, 4 and 8 follow: 1. A specific use permit was originally granted for 695 Irma with the thought of preserving and rehabilitating an old property with a A compatible @ use. However, since the granting of that original specific use permit, questions have arisen as to the compatibility of this particular residential care facility with the surrounding neighborhood. Any previous expansion of this facility has met opposition from persons in the neighborhood. While there is a need for such housing, the Planning Commission and City Council must weigh the effect of an expansion on the surrounding community. 4. The Traffic Manager has denied the proposed parking layout. He states that the layout does not meet city code. The Planning Manager states that if the specific use permit is approved, it should be subject to the parking area meeting city code. 8. The Comprehensive Plan designates this area as Conservation and Revitalization. In such areas, incompatible land uses are a big problem. To allow the expansion of an incompatible use is questionable because of the alleged negative influences it has on the surrounding neighborhood. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Patty Lee PROPERTY OWNER: Same LOCATION: 685 Irma EXISTING ZONING: RCR (Residential Conservation and Revitalization) PROPERTY SIZE: 0.165 acres, more or less EXISTING LAND USES: Residential care facility FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Church RCR (Residential Conservation Revitalization) District EAST: Residential RCR SOUTH: Residential RCR WEST: Residential Care Facility RCR GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None STREETS: Irma Street - local street with a 60' wide right-of-way and a 27' pavement width. DRAINAGE: Curb and gutter WATER: 8" water line SANITARY SEWER SERVICE: 6" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station #11, 2185 Sabine Pass. ADEQUACY OF SERVICE: Services are adequate.