HomeMy WebLinkAbout1741-P
DATE: October 18,
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 housing offenders in an RM-H (Residential Multiple
Family-Highest Density) District.
FILE: 1741-P
STAFF REPORT
The Planning Manager recommends approval of this request with a
modification to the landscaping requirements along the north, east
and south sides.
Land Manor, Inc. is requesting a specific use permit to allow a
residential care facility housing offenders at 1635 Avenue A (Franklin
House South). Land Manor has operated a 45 bed indigent male and
female substance abuse facility at this location since 1986.
Land Manor is now requesting a modification to its Texas Department
of Criminal Justice contract that will allow it to provide treatment to
adult female parolees who have already participated in a 9 month
in-prison Therapeutic Community for treatment of addiction. This
facility will provide these females with additional chemical dependency
treatment and assistance through the Department of Assistive and
Rehabilitative Services.
Franklin House South is licensed by the Department of State Health
Services as a residential and outpatient substance abuse treatment
facility. Franklin House South would offer residential services to 10
females and outpatient services to 16 females. Residential services
would be for periods of from one to three months, dependent on the
client=s needs. Outpatient services may continue for one year.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 22 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lot 1, Tract II, Block 16, Ogden Addition, City of Beaumont,
Jefferson County, Texas, containing 0.55 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
X
8. That the proposed use is in accordance
with the Comprehensive Plan. X
ANALYSIS continued
This application is in conformance with all eight conditions necessary
for approval. Comments on Conditions 1 and 7 follow:
1. This facility has been in existence since 1986. If
licensed by the county, state or federal government, a
residential care facility is permitted by right in an RM-H
District. In 1998, the Zoning Ordinance was amended to
require that such facilities housing offenders and
delinquents be granted a specific use permit.
7. The property is surrounded by 8' tall wood screening fences
along the north, south and east sides.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Land Manor, Inc.
PROPERTY OWNER: Same
LOCATION: 1635 Avenue A
EXISTING ZONING: RM-H (Residential Multiple
Family Dwelling-Highest
Density) District
PROPERTY SIZE: 0.55 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: Residential RM-H (Residential Multiple Family-Highest
Density Dwelling) District
EAST: Residential RM-H
SOUTH: Residential RM-H
WEST: Residential RM-H
COMPREHENSIVE PLAN: Conservation and
Revitalization
OTHER PHYSICAL
FEATURES: None
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS: Avenue A - Secondary arterial
with a 60' wide
right-of-way and a 30' pavement
width
DRAINAGE: Curb and gutter
WATER: 6" and 20" water lines
SANITARY SEWER
SERVICE: 12" sanitary sewer line
FIRE PROTECTION: Fire protection is provided by
Station #1, 747 College.
ADEQUACY
OF SERVICE: Services are adequate.