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HomeMy WebLinkAbout1492-ZPDATE: January 19,2000 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a zone change from RS (Residential Single Family Dwelling) to RM-H (Residential Multiple Family Dwelling -Highest Density) District and an application for a specific use permit to allow a "Community Center" for mental health clients of the Mental Health and Mental Retardation Center (MHMR). FILE: 1492-Z/P STAFF REPORT The Planning Manager recommends approval of the zone change from RS to RM-Hand the specific use permit subject to the waiver of the landscaping requirement along the cast property line. The application for the permit is in compliance with seven of the eight conditions necessary for approval. The Life Resource Community Mental Health Center, located at 2750 S. Eighth Street, owns the north half of a lot situated at the southeast comer of Roberts Avenue and S. Eighth Street. The Center wishes to build a one-story structure to house a community center which will provide mental health clients a place to relax, read, watch television and videos and cook meals in the kitchen. The Center will also have a library, offices, restrooms and a newsletter workroom. They plan to face the front of the building on S. Eighth Street, MHMR owns almost all of the property lying along S. Eighth Street from Cartwright Avenue, across Roberts to the Terrell Street Ditch. There are two exceptions - a house on Eighth located about midway between Terrell and Roberts and a house at the southeast corner of Cartwright and Eighth Street. There is a Roberts Avenue residence located on part of Lots 6 and 7, Block 11, Fourth Street Acres, cast of and abutting that part of Lot 8 that Life Resource wishes to build upon. The applicant refers to the proposed facility as a "drop -in" center since it will be used for leisure activities. There are other buildings, parking lots and open green space owned by MHMR situated north, south, cast and west of the subject lot. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 16 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES The north 150 feet of Lot 8, Block 11, Fourth Street Acres Addition to the City of Beaumont, Jefferson County, Texas, containing 0.262 acres, more or less. December 22, 1999 Planning & Zoning Commission, City of Beaumont Planning Division, Room 205 City Hall 801 Main Street Beaumont, Texas 77701 Ref. Rezoning Application Gentlemen: Long * Magnuson Architects, Inc. 014 Attached please find an application submitted on behatfof my client, Life Resource Community Health Center. We are asking the Commission and the Council to approve a change of the Zoning for one piece of property they own. Currently Life Resource has a large portion of landadjacent to, and across the street from, the subject property. On these lands they have administration and service spaces to accommodate the many and varied services they provide to the community. Life Resource would like to utilize the subject properly for the construction of a Drop -In Center. 'The Drop -In Center would be used by clients as a facility for leisure activities. They would be able to sit around and watch TV or videos, read books in the library, cook meals in the kitchen, and work on the production of newsletters in the Newsletter Work Room. Under the current R-S zoning, Life Resource is unable to build this type of facility. Rezoning it to RM-H would allow them to build a new facility adjacent to their existing facilities with little impact on the area. Life Resource has been a very good neighbor in the community and would continue to be so with this new facility. Attached, please find a current survey of the property, as well as a Site Plan, Floor Plan, and Elevations of the proposed new Drop -In Center. Also attached is a check for $200 for the Application Fee. Please call rne if you have any questions or comments or need any additional information. Most sincerely, Philip B. Long, A.I.A. Long * Magnuson Architects, Inc. Attachments 0,163 Calder. Suite '06 Beaumom'Feus 77700-6100 -109 866-5.1-13 1-'�Ix &)6-5603 FROM : Long * Magnuson Architects Inc PHONE NO. : 4098663603 Jan. 03 2000 019:31AM P2 December 30,1999 Planning Division, Room 205 Cite 'lull, City of Beaumont P. O. Box 3827 Beaumont, Texas 77704 Reft Life Resource Dear Planning Commission and City Council: This letter is submitted for the purpose of requesting a Specific Use Permit for tile property described in the attached "Specific Use Permit Application", The request fora Specific Use Permit is to facilitate the construction of new 2 100 square foot Drop -In Center for Life Resource, The Drop4n Center will be used by clients of Life Resource Center for everyday activities including. producing a newsletter, watehing television, playing games, providing a reading room, and cooking. Following are answers to the eight conditional questions as outlined on the Specific Use Permit Application, 1) The: new Drop-bi Center will be compatible with, and not injurious to, laic use and eiijoyment of other property. The building will be residential in aesthetics and function making it "fit in" with other residences in the vicinity. Elecauscof it's construction value, aesthetic qualities, mid low -impact use, the facility will not diminish or Impair property values within the immediate vicinity. 2) The establishment of the specific use will not impede the normal and orderly development and Improvement of surrounding vacant property, because almostall of the surrounding vaciultprOPertY is owned by Life Resource, and It's location on tile corner lot will provide an "end -cap" to the existing development, not obstructing development farther down the block. 3) Adequate utilities (electricity, water & sewer) are present at the site. Eighth Street and Roberts Ave. serve as excellent, we] ]-ma intailled =00 routes to the site, and the existing storm drainage system will be modified to accommodate the new structure, 4) The design, location and arrangement of all driveways and parking spaces will provide safe said convenient movement of vehicular traffic through the site. AHandieap accessible parking space will be provided, and a covered drop-offwill be built for convenient and safe delivery of users to the facility. It should be noted that the majority of the users of the facility will be walking froln the existing facility across the street, or using the existing bus stop which is located directly in front of the facility. 5) No offensive odors, filines, dust, noise, orvibrations will be generated bythe new facility. The users will be monitored by paid staff members to assure to assure compliance with behavioral rules, and a now 8' wood fence will be centered between the Drop-ln Center and the only adjacent residential property for additional privacy of the neighb*rs. Additionally, the excellent track record of Life Resource being a good neighbor provides assurance of future standards followed by their users. 041�5 calder, 206 13miniont, Twis 777lo-6100, 40 866-,144,1 Flax 409 SW3W3 ,FROM : Long * Magnuson izirchitects Inc PHONE NO. : 4098663SO3 Jan. 03 2000 09:32RM P3 Planning Commission and ('1ky Council Deceniber 30, 1999 Page 2 6) No directional lighting will be used on -site that would disturb or adversely affect neighboring properties. All exterior lighting will be soffit -type down lights. 7) All new landscaping and screening will be provided in accordance with the City of Beaumont's cun,ent landscape ordinance, insuring harmony and compatibility with adjacent properties. 8) The proposed use is ant extension ofthe use ofthe existing facilities ovatod by Life Resource on adjacent and neighboring properties, and Is therefore, in accordance with the comprehensive plan ofthe area. No spot zoning or use is requested or desired by the Owner. We believe this new facility will fit in with the neighborhood, and will enhance the overall quality of the structures and the quality of life of the neighborhood. Thankyou for your consideration ofthis application. Plcasv, call me with any questions or comments you may have. Most sincerely, Philip B. Long, A.I.A. Long * Magnuson Architects, Inn. PBUdb \ i:N X. .J e► m F'k - it w 4 19 .:-� "1 Ni 1 firML srrrcaa r a r ,err e7r L ' ika w � �' `` ' i ',," . ' w e � v„ff+w '�` �'� �'� sr�we as irr�♦+a' e7O M '► e N w +run ♦ e +e., :� *4�. ' r „' T t .rod 10 AMM 40 L t Y 7"" air �a AV raa s Ar CORLEY AVE. 3e�erV' ,3.e�Q"7 At AP I j ` / r s + ♦ ♦ r 10 f as /, " 'Rf�HT AYE . iYlP/BHT j AVE mo IVh'-45 CARTWRIGIIT AVE. R Alt AP I *kOi SUBJECT e,9T5 Akf aca ✓^� e+a I r}e►' �7'Sf! :� rls T3 7J /e/ ROBERTS AVE. a "� a ellle � � 24 �� f s ♦� r r aLd* YAft 1 y y% NN ., ..�.�. FROM : Long * Magnuson Architects Inc PHONE NO. : 40'98663603 Jan. 04 2000 03.54PM P2 Liz wo too DMOVA"m MR UFN MXWJU CUIHN LothMagauson Ambifects, Inc. $&-a. -- ".- V. .y.+­ I... *.W- OM. C+q as .69 N 0 �44 a � I y 3F N " a U 60 op T I � .00 to AW lei sa off" go to *A #?r,w#?Ij rov r /Ojpr PIP Pl— � !�,w of ff 'o to rr es FILE 1492-Z/P lk,4,mtifa l T-T,-alfh Rr Mental T?o+arAa+i^lm toinforaD cb wF t ',.Y U6 11 .M A* Ar (1A-Yir — 1� AP it At AV AV ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is i►I is not in comn-Uts 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 1 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 S. That the proposed use is in accordance with the Comprehensive Plan. x ANALYSIS continued This application for a specific use permit and a zone change are in accordance with good planning and the proposed structure will comply with seven of the eight necessary conditions. Comments on items 1, 4 and 7 follow: I The structure will fit into the campus atmosphere already created in the neighborhood by MHMR facilities. The building will face other state facilities and away from the house next door. 4. Applicant must post one-way signage on the driveway. 7. An eight foot high solid fence and ten foot landscape strip will be required along the east property line. If approved as submitted, the Planning Commission will need to approve a waiver of the landscaping requirement. GENERAJ, INFORMATION/PUBLIC UTILITIES APPLICANT: I N 1.4 Is] U a .111M. 0 LOCATION: LEGAL DESCRIPTION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: SURROUNDING LAND USES: NORTH: Residence (owned by MHMR) EAST: MHMR property, residence SOUTH: MHMR property, facilities, apartment complex and vacant land WEST: MHMR (Life Resource) Administration Life Resource Community Mental Health Center 1. 05, 1 09, 1 kyj I Southeast comer of Roberts Avenue and S. Eighth Street North 150' of Lot 8, Block 11, Fourth Street Acres Subdivision RS (Residential Single Family Dwelling) 0.262 acres, more or less "C" - (Minimal Hazards) Vacant Xz platted lot. SURROUNDING ZONING: RS (Residential Single Family Dwelling) 10 16�1 4916131m, RM-H GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None STREETS: Roberts Avon -Lie and S. Eighth Street are residential streets with 60' rights -of -way and 18'wide pavements. WATER: SANITARY SEWER SERVICE: ADEQLLACY OF SERVICE: Surface drainage to street side ditches. Empty into Terrell Street ditch. There are 6" water lines in Roberts and S. Eighth. There is an 21 " sewer in Roberts and a 6" line in S. Eighth. Fire protection is provided by Station #10, 3855 Washington Boulevard. Services are adequate.