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HomeMy WebLinkAbout1659-PDATE: March 17,2003 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager UN SUBJECT: Consider a request for a specific use permit to allow a funeral home in all RCR (Residential Conservation Revitalization) District. FILE: 1659-P STAFF REPORT The Planning Manager recommends approval of the specific use permit, subject to revising the parking lots to allow for the required 3' - 6' landscape strips along the parking lot perimeters on Craig, Pennsylvania and Royal, construction of the proposed parking lots prior to the issuance of a certificate of occupancy and with a modification to the screening requirement along the property line with the residential structure at the corner of Pennsylvania and Royal. Augustus Funeral Home, Inc. wishes to utilize the vacant structure at 1685 Park as a funeral home. This property is the former site of the Carroll -Wallace Funeral Home. In 1996, the Carroll -Wallace Funeral Home relocated. A church was given a specific use permit to operate at this location in 1997. That church has since moved. In 1999, a specific use permit was given to operate another funeral home. The funeral home failed to materialize. A specific use permit and an extension of that specific use permit were granted in 2000 and 2002, respectively, for a rental hall for weddings, receptions, parties, etc. The site plan for the current application is exactly the same as that of the request for the rental hall. Parking for the facility is proposed for the rear of the facility and on a lot to the north of the building. Approval for the rental hall included a modification to the screening requirements along the boundary with the residential use at the comer of Pennsylvania and Royal. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 27 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 2, E 17' of Lot 3, Lots 6-10, Block 8, Jersey Farm Addition, City of Beaumont, Jefferson County, Texas, containing 1.20 acres, more or less. Augustus Funeral Home, Inc. 2104 Cedar Drive La Marque, TX 77568 Planning Commission and City Council City of Beaumont Beaumont, Texas 77701 Gentlemen/Ladies: Enclosed herewith please find my application for a specific use permit for the operation of a funeral home at 1685 Park Street. In support of my application, the following comments address the eight conditions that are required to be met under Section 30-26E of the Zoning Ordinance. 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. The property located at 1685 Park Street was the home of Carroll -Wallace Funeral Home from the '40's through the mid 190's. Carroll -Wallace enjoyed a good relationship with the community during its 1/2 century residence at 1685 Park. What bet'.'----- testament to the relationship Carroll -Wallace enjoyed in the community? Carroll -Wallace relocated to the West End in 1996 to follow the shifting residential pattern of its primarily caucasian clientele. After the move, the building was leased for use as a church on a temporary basis. Attached is a plat map of the surrounding area. It has been annotated to reflect the location of vacant lots, vacant buildings, and commercial and residential occupancy. As is reflected, most of the surrounding property is either under utilized or not utilized 'at all. To return the property at 1685 Park Street to an attractive, productive piece of real estate cannot help but INCREASE the value of property in the immediate vicinity. More importantly, it can serve as an incentive to other businesses that enhance the quality of life in a neighborhood to also locate in this area. Put another way, the building at 1685 Park Street is ideal for the use it enjoyed for over So years. If, however, it is allowed to sit empty and deteriorate, it can expect nothing but a certain appointment with a wrecking ball. The result will be yet another piece of unproductive land in an area that has not enjoyed a significant resurgence of business activity essential for community development. 2. THAT i THE ESTABLISHMENT OF THE SPECIFIC USE WILL NOT IMPEDE THE NORMALORDERLY DEVELOPMENT AND IMPROVEMENT OF SURROUNDING VACANT PROPERTY. Community Funeral Home is located within one block of 1685 Park Street. It's business activity is identical to the business activity we propose. We believe that the presence of Community enhances rather than impedes the normal and orderly development and improvement of surrounding vacant property. Our presence will do likewise. 3. THAT ADEQUATE UTILITIES, ACCESS ROADS, DRAINAGE AND OTHER NECESSARY SUPPORTING FACILITIES HAVE BEEN OR WILL BE PROVIDED. We believe that adequate utilities; access roads, drainage and other necessary supporting facilities have already been provided. However, our goal is to be a responsible member of the community contributing to its overall development and not draining its resources. To the extent that modifications, additions or adjustments need to be made, we intend to cooperate fully in doing SO. 4. THE DESIGN, LOCATION AND ARRANGEMENT OF ALL DRIVEWAYS AND41ARKING SPACES PROVIDES FOR THE SAFE AND CONVENIENT MOVF14ENT OF VEHICULAR AND PEDESTRIAN TRAFFIC WITHOUT ADVERSELY AFFECTING THE GENERAL PUBLIC OR ADJACENT DEVELOPMENT. The site plan submitted with this application demonstrates our plan for the safe and convenient movement of vehicular and pedestrian traffic. From our rear parking lot, pedestrian traffic can move up the sidewalk to the Chapel without adversely affecting the gqperal public. Cars will exit the rear parking lot onto a side street which intersects several major arteries running north, south, east and west. THAT ADEQUATE NUISANCE PREVENTION MEASURES HAVE BEEN OR WILL BE TAKEN TO PREVENT OR CONTROL OFFENSIVE ODOR, FUMES, DUST, NOISE AND VIBRATION. The operation of a funeral home does not involve the generation of dust, noise or vibration beyond that normally encountered in daily living activities. Because of the embalming process, there are also no odors or noxious fumes generated. Z . i R 9 9 0 . 61#401*1 0#1441Vt 4141 ** W � log 1"if :10, to a i The property presently has significant directional lighting. Rather than adversely affecting the neighboring properties, it provides security. Very little additional lighting is required. To the extent that adjustments are required, we intend to cooperate fully. 7. THAT THERE ARE SUFFICIENT LANDSCAPING AND SCREENING TO 19SURE HARMONY AND COMPATIBILITY WITH ADJACENT PROPERTY. Sufficient landscaping and screening presently exists to insure harmony and compatibility with adjacent property. Additional trees are planned for the parking lot as reflected on the site plan. To the extent that additional landscaping and screening is necessary, we intend to cooperate fully. 8. THAT THE PROPOSED USE IS IN ACCORDANCE WITH THE COMPREHENSIVE PLAN. Based on information provided by the Planning office, we believe that the property at 1685 Park Street is located in a "Residential Conservation and Revitalization" ("RCR") District. According to the Zoning ordinance, an RCR is intended for predominantly residential areas characterized by significant concentrations of poor or fair structural housing conditions with mixed residential and commercial use. It is used to encourage residential development along with compatible commercial uses that stimulate normal and orderly development and improvement without adversely affecting residential livability or diminishing or impairing property values. We assume that the city's comprehensive plan is consistent with the goals of an RCR. The operation of a funeral home is a quiet, clean business that does not adversely affect residential livability or diminish or impair property values. First and foremost, where there is life, there is death. Therefore, the operation of a funeral home is a normal activity essential in every community for the reposal of its -, dead. Second, traffic in the neighborhood that is generated by a funeral is in most instances minimal. We estimate that the number of funerals conducted will average about 3 per week. Most funerals of significant size are conducted at the decedent's church and not in the funeral home chapel. Those conducted at the funeral home average 50 attendees. Visitation, regardless of where it is conducted, is an in -and -out affair that lasts for a couple of hours. Consequently traffic congestion from cars is minimal. Based on approximately 10 years experience in this area, the funeral director associated with the 1685 Park Street project estimates that most funerals will be attended by fewer than 100 people. 1-3 we have endeavored to provide accurate responses regarding the eight conditions required by the Planning Division and City Council pursuant to an application for a specific use permit. In addition to the eight conditions already addressed, there are other considerations not yet discussed. The operation of the proposed funeral home will provide permanent employment for a significant number of people. Additionally, operations will contribute to the overall budget of government at all levels. Salaries generate income taxes and unemployment taxes. The facility itself generates real and personal property taxes. operations generate sales taxes not only from direct sales by the funeral home but from ' sales by related retailers as well including, casket companies, florist, the garment industry, greeting card vendors, ect. In the long run, the proposed business benefits the community at large in a significant and positive way. Should you require further information, please do not hesitate to call me at my office or at home at the numbers reflected. Sincerely yours, 1-4 FILE 1659-P: Request for a specific use permit to allow a funeral home in an RCR NORTH (Residential Conservation Revitalization) District. .Y Location: 1685 Park Applicant: Michael Augustus SCALE 1 =200' 50 AWN PAW .r • /.r 0 � i � ar/ � � , J.11l at •\�`� �JV r. by as . u , ar r � 6•vr s d � t � � flr ' a8 PENNSYLVANIA STREET IMM PARK STREET rw�* I �101� ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE CONDITIONS: 1. I'liat 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, fames, dust, noise and vibration; 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; 7. 'I'liat 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 ill Compliance am x Application is not in Comments Compliance Attached mm x x ANALYSIS continued This application is in conformance with seven of the eight conditions necessary for approval. Comments on Conditions 1, 4, 7 and 8 follow: I This site was used as a funeral home from 1945 to 1997. The facility has been a neighborhood fixture for over half a century. 4. The Planning Manager is recommending that the proposed parking lots be constructed prior to the issuance of a certificate of occupancy. Prior use of the building has caused on -street parking to be a problem for neighboring properties. 7. The applicant is requesting a modification of the screening requirement along the property line with the rental property at the corner of Pennsylvania and Royal. The Planning Commission and City Council previously waived that requirement. A 3'- 6' landscape strip must be installed around the perimeter of the parking lot on Craig Street, Pennsylvania Avenue and Royal Street. 8. Leaving the large structure vacant would be detrimental to revitalization efforts in this old neighborhood of mixed land uses. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: LOCATION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: Residential, business EAST: Residential, church SOUTH: Residential, business WEST: Parking, vacant lot Michael Augustus Yvonne F. Corno 1685 Park Street RCR (Residential Conservation and Revitalization) District 1.20 acres, more or less Vacant structure "X"- Areas determined to be outside 500-year floodplain SURROUNDING ZONING: RCR (Residential Conservation and Revitalization) District RCR RCR RCR GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None STREETS: Park Street - major arterial with a 60' might -of - way and a 40' pavement width; Craig - local street with a 60' right-of-way and a 20' pavement width; Pennsylvania - major arterial with a 60' right-of-way and a 36' pavement width; Ro yal - local street with a 60' right-of- way and a 30'pavernent width DRAINAGE Park, Pennsylvania and Royal - Curb and gutter Craig - gutter WATER: Park - 6" water line Pennsylvania - 12" water line SANITARY SEWER Park - 27" sanitary sewer line SERVICE: Craig - 8" sanitary sewer line Pennsylvania - 15" sanitary sewer line Royal - 12" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station # 11, 2185 Sabine Pass. ADEQUAC OF SERVICE: Services are adequate.