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Home My WebLink About1647-PIm DATE: November 18,2002 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow church related parking facilities in an RM-H (Residential Multiple Family Dwelling -Highest Density) District. FILE: 1647-P STAFF REPORT The Planning Manager recommends approval of this request with a modification to the landscaping requirements along the interior lot lines of each parking lot. Long Architects, Inc., the applicant, is requesting a specific use permit to allow church related parking at 2590 Sabine, 2608 and 2650-52 Sabine Pass. Divine House of Refuge is building a new 12,500 sq. ft. church at the southeast corner of Martin Luther King Parkway and Sabine Pass. That property is zoned GC -MD. The church currently has a sanctuary at 2650-52 Sabine Pass. This structure, as well as several other dilapidated structures, will be torn down and the properties utilized for parking. These lots will. serve the church during Sunday worship services and occasionally during the week for Bible study and other fellowship activities. The Zoning Ordinance allows required parking to be located within 400 feet of the primary facility. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 30 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 1, Block 27 and Lots 2, 3, 5 & 6, Block 26, Arlington Addition, City of Beaumont, Jefferson County, Texas, containing 0.803 acres, more or less. October 24, 2002 City of Beaumont Planning and Zoning Commission Beaumont City Council Ref: Specific Use Permit Application for Divine House of Refuge Beaumont, Texas Dear Commissioners and Council Members: The above mentioned church wishes to request a Specific Use permit from the Planning Commission and City Council to allow offsite parking to count toward the required number of parking spaces for their proposed new sanctuary. The property on which the church is building their new sanctuary is not large enough to provide an adequate number of parking spaces. Ilowever, the church owns several additional pieces of property, all within 400'of the sanctuary, on which they can provide offsite, or "satellite", parking areas. These parking area will be used on Sundays for worship set -vices, and occasionally during the week for Bible studies, and other teaching and fellowship activities. The Owner submits that the allowance of these offsite parking areas will not be injurious to the use and enjoyment of other neighboring properties, and will not significantly diminish or impair property values. The Owner will be tearing down several dilapidated structures in orderto build the pat -king areas, and will be providing privacy fencing, and landscaping buffers around the parking areas to enhance their attractiveness and to keep the cars from being too visible. Additionally, the Owner intends to install several low wattage light fixtures that will provide safe illumination of the lots without producing too much light and glare for the neighboring houses. The Owner is working diligently to purchase additional lots that directly adjoin the sanctuary site. When these properties are acquired in the future, parking areas can be built directly adjacent to the sanctuary, and these offsite parking areas can potentially be reclaimed for residential development. Access, drainage, and utilities, are all issues that will not pose any foreseeable problems for any of these sites. There is easy access, adequate drainage, and sufficient utilities present at the sites. Additionally, the location and arrangement of driveways will provide for safe and convenient movement of vehicular and pedestrian traffic without affecting the general public or adjacent development. New sidewalks will be included with the parking areas. 6465 Calder, Suite 206 Beaumont, Texas 77706-6100 409.866,3443 409,866.3603 fax There will be no offensive odors, fumes, dust, noise, or vibrations caused by the development, and the lighting provided will be directional, facing away from adjacent residential properties. In conclusion, the issuance of a Specific Use permit for this project will make it possible for the Owner to build a new sanctuary in a neighborhood that has not seen new development in a very long time. It will create renewed pride in the immediate community and will allow a place of refuge, fellowship and worship to be built for the local people. Most sincerely, Pliflipp %B. ng, A.I.A. Long Architects, Inc. "za � „In 0 I TILE 1647-P: Request for a specific use permit to allow church related parking NORTH ! facilities in an RM-H (Residential Multiple family Dwelling - High Density) District. ` Location: 2590, 2608 and 2650-52 Sabine Pass Applicant: Long Architects, Inc. SCALE 1'=200' �45 DOUCETTE AVE. PRAIT ELZ .92r• „ • *ib N E4 B a r I J E/-f 0 sC �O Y 1 Y • # W �P r d d Y ! a,/ ' h r�? a tB to 23 # rl MAD AVE. j 9 CRLEY I AIE A O /� Q°a • r i +v t o .�_ CORLEY AVE. 3n + ,diY-13 ., w s 1 rr le, I U B! --v r7 2 2 27 Q 99 'ecc y � � 4 ..p, CARTWRIGHT AVE. °+ d ` •� d ® I `. d (�1 ROBERTS AVE. t _..._:'��!! C a !r r aka •'��„p r FULTON AVE, ------------ »s sv s � • I I _ 40- zcia ; r rr to to rd ra rr . rr e RL aa-ry') o � r Al � 00 a�ul O IA 4 < w �S'! [ / V) r r a n t v CN I LO o a o o a LL E � 3ramy Md 3HM11C •�-`Of'G° .O-.Yt .O-.YC .O••,476 A-.06 .O-,LL. — 1 i t ° § ntj 0 Erl o ..o- • •a .v . 4 � rr .o- Y• •� .O- . p SH" c • 53 d SN G s I v)LO uj tl «O-A .d •'7 C •,6 • .O-.YL' L A^,E �.O-,�I N ,] �QQ�jjWf I Sig-j oZiC Qa �y 9N1'd �7x d 29 ��f?"4"ib* � 01t,X W"�• p i � A ,gyp /¢may J o ocre rr pc o roar { W M ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is in is not in Compliance Compliance CONDITIONS: I. That the specific use will be compatible withand not injurious jurlous to the use and enjoyment of other property, nor significantly diminish or impair property values within the immediate vicinity; 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, Nines, 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 tire 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. x Comments Attached ANALYSIS contintied This application is in conformance with seven of the eight conditions necessary for approval. Comments on Conditions 5, 6 and 7 follow: 5) The lots will be surrounded by 8'tall wood screening fences. Perimeter landscaping will be installed where space permits. 6) The applicant is requesting a modification to the perimeter landscaping requirements. To provide adequate space for parking, he is unable to provide the required 10' wide landscape strip adjacent to the neighboring residentially zoned lots. 7) Low wattage directional lighting, facing away from neighboring properties will be provided for safety reasons. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: LOCATION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: Residential EAST: Vacant and residential SOU IL Residential WEST: Residential COMPREHENSIVE PLAN: Long Architects, Inc. Divine House of Refuge 2590, 2608 and 2650-52 Sabine Pass RM-H (Residential Multiple Family Dwelling - Highest Density) District 0.803 acres, more or less Vacant, church and houses "X" - Areas determined to be outside 500-year floodplain SURROUNDING ZONING: [tM-H(Residential Multiple Family Dwelliiig-IligliestDeiisity) District RM-H and GC -MD (General Commercial -Multiple Family Dwelling) District 0 Conservation and Revitalization GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAL FEATURES: None STREETS: Sabine Pass Avenue - 60'wide local street with 30' pavement width; Cartwright Avenue - 60' wide local street with 30'pavement width, DRAINAGE: Curb and gutter WATER: 611 water line SANITARY SEWER SERVICE: 3" and 6" sanitary sewer lines FIRE PROTECTION: Fire protection is provided by Station # 11, 2185 Sabine Pass, ADEQUACY OF SERVICE: Services are adequate.