HomeMy WebLinkAbout1661-PDATE: May 12,2003
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
HE
SUBJECT: Consider a request for a specific use permit to allow the expansion of an existing
transitional treatment center (halfway house) for offenders.
FILE: 1661 -P
STAFF REPORT
The Planning Manager recommends approval of this request subject to providing 33 parking
spaces as required by the Traffic Manager.
Thomas J. Sibley, the applicant, is requesting an expansion of the Correctional Systems, Inc.
(CSI) facility at 2495 Gulf Street. CSI has acquired the church property (2435 Gull) located
adjacent to its existing facility. The company states that it would like to modify that structure
or build a new one for use as new administration offices and a dining hall. It would then
convert its present administrative building into office space for case managers, counselors and
a conference room. The existing dining hall building will be converted into a series of rooms
available to tenants for group therapy, education, church services and bible study.
This facility began operation before 1998, when the Zoning Ordinance was amended to require
that such facilities receive a specific use permit to operate. In June, 2002, CSI requested a
specific use permit to allow expansion onto the church property. The church was to be
converted to administration offices and a dining hall. The old administration building was to
be converted to dormitory space. City Council denied that request.
The current application is for the entire property owned by Correctional Systems, Inc.
Exhibits are attached.
Notices mailed to property owners 26
Responses in Favor . Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 1-4, N. 40'of Lot 5 and Lots 9-12, McF, addin Heights Addition, City of Beaumont,
Jefferson County, Texas, containing 1.55 acres, more or less,
THoMASJ. SIBLEY
BOARD CERTIFIED
COMMERCIAL.
FARM AND RANCH &
RESIDENTIAL REAL ESTATE LAW -
TEXAS BOARD OF LEGAL SPECIALIZATION
ALSO LICENSED IN LOUISIANA
City of Beaumont
THOMAS J - SIBLEY, P. G.
ATTORNEYS AT LAW
3450 B. NORTH DOWLEN RD.
BEAUMONT. TEXAS 77706
April 28, 2003
Planning & Zoning Commission
ATTN: Stephen C. Richardson, AICP
901 Main Street
Beaumont, Texas 77704
Dear Steve:
TELEPHONE: (400) a35-0044
TELECOPIER: (400) 838-4741
Fax 880-3133
Hand Delivered
RE: Specific Use Permit/Correctional Systems, Inc.
Reference is made to the Application of Correctional Systems, Inc. for a Specific Use Permit
for the property located at 2495 Gulf Street, Beaumont, Texas,
It is the understanding of my client and I that the hearing is currently set for May 12, 2003.
We will be present at that hearing. The purpose of this letter is for clarification purposes due to
some incorrect information that was originally submitted in the application.
Correctional Systems, Inc, does not intend to increase any of its facilities or additional
domitory space. You are aware that CSI purchased the church property and it is CSI's intent to
renovate it or replace it with a new structure that will be used solely for administrative offices, and
a dining hall. This will pen -nit CSI to convert the existing Dining Hall building into a series of
rooms available to inmates for group therapy, education, church services, and bible study, The
existing Administrative Building will be converted to office space for case managers, counselors,
and a conference room. It is the intent of CSI to add nine additional off street parking spaces if the
Specific Use Permit is granted.
The most important distinction between this application that is currently pending and the one
that was considered by planning and zoning in the City Council in June of 2002, is that in this
application, CSI has no intention of expanding the resident population with this application. You
should also understand that the granting of this application for a Specific Use Permit is not
�1
contingent upon CSI's ability to obtain a federal contract to house federal parolees. The structure
as it currently exists is adequate and meets federal guidelines.
It is my understanding, and that of my client that if this Specific Use Permit is granted that
CSI will be able to incorporate the church property in the overall design, and use of its complex. All
of the property owned by CSI with the exception of the church property is currently in compliance
with the City Planning and Zoning code because it was an existence at the time that the code was
adopted. hi the event that the Specific Use Permit, if approved, is subsequently revoked, CST's use
of the current facilities structure would continue due to its usage as such facility prior to adoption
of the code.
Please call should you need any additional information. We took forward to working with
you, the Planning Zoning Commission, and the Council for this application.
Very truly yours,
Thomas J. Sibley
TJS/laa
cc: Mr. Ted Blanchard
2495 Gulf Street
Beaumont, Texas 77703
Ixs10
FILE 1661-Pz Request for a specific use permit to allow the expansion of an existing NORTH
transitional treatment center (halfway house) for offenders.
Location: 2495 Gulf St
Applicant: Thomas Sibley for Correctional Systems, Inc. SCALE
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SITE PLAN
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CORRECTIONAL SYSTEMS, INC.
ANALYSIS
CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT
(SECTION 30-26.E, ZONING ORDINANCE
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;
2. That the establishment of the
specific use will not impede the
normal and orderly development and
improvement of surrounding vacant
property;
3. That adequate utilities, access
roads, drainage and other necessary
supporting facilities have been or
will be provided;
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;
5. That adequate nuisance prevention
measures have been or will be taken
to prevent or control offensive odor,
fumes, dust, noise and vibration;
6. That directional lighting will be
provided so as not to disturb or
adversely affect neighboring properties;
7. That there are sufficient landscaping
and screening to insure harmony and
compatibility with adjacent property; and
8. That the proposed use is in accordance
with the Comprehensive Plan.
Application
is it)
Compliance
x
x
Application
is not in Comments
Compliance Attached
ANALYSIS continued
This application is in conformance with the eight conditions necessary for approval. Comments
on Conditions 2 and 4 follow:
2. This is the expansion of an existing facility.
4. The Traffic Manager is requiring 33 parking spaces. As submitted, the parking plan
shows 33 parking spaces. As shown, parallel parking spaces would be constructed
along the north and west sides of the property. If the property owner can provide the
required parking, meet city standards and not negatively impact surrounding properties,
the City would be open to alternatives.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Thomas J. Sibley, P.C.
PROPERTY OWNER: Correctional Systems, Inc.
LOCATION: 2435 and 2495 Gulf
EXISTING ZONING: GC -NM (General Commercial -Multiple Family
Dwelling) District
PROPERTY SIZE: 1.55 acres, more or less
EXISTING LAND USES: Transitional treatment center and vacant church
FLOOD 14AZARD ZONE: "X" - Areas determined to be outside 500-year
floodplain
SURROUNDING LAND USES:
SURROUNDING ZONING:
NORTH: Commercial
GC -MD (Gencral Commercial -Multiple Family Dwelling)
District
EAST: Commercial
GC -MD
SOUTH: Commercial
GC -MD
WEST: Vacant, commercial, residential
GC -MD
COMPREHENSIVE PLAN:
Conservation and Revitalization
OTHER PHYSICAL,
FEATURES: Existing facility and vacant church
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS: Gulf Street - major collector with a 60' wide
right-of-way and 36' pavement width;
Cottonwood Avenue - unimproved local street
with a 60' wide right-of-way; Jirou Street -
local street with a 60' wide right-of-way and 18'
pavement width
DRAINAGE: Gulf - curb and gutter
Cottonwood - unimproved
Jirou - open ditch
WATER: Gulf - 12" water line
Cottonwood - 6" water line
Jirou - 2" water line
SANITARY SEWER
SERVICE: Cottonwood - 6" sanitary sewer line
Jirou - 6" sanitary sewer line
Middle of block - 6" sanitary sewer line
FIRE PROTECTION: Fire protection is provided by Station V, 1700
McFaddin and Station #2, Wilson & Ironton.
ADEQUACY
OF SERVICE: Services are adequate,