HomeMy WebLinkAbout1436-PT
DATE: December 21, 1998
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Director
SUBJECT: Request for a specific use permit to allow a residential care facility in an RCR
(Residential Conservation and Revitalization) District and the Oaks Historic
District at 615 N. Fifth and McFaddin.
FILE: 1436-P
STAFF REPORT
Jimmy and Beverly Brown wish to open a residential care facility in an existing multiple -
story house at 615 N. Fifth, which also has a 2100 McFaddin Avenue address. The
Brown's wish to care for up to 12 elderly people. The applicants will live on the second
floor. Mr. Brown originally requested a specific use permit for six persons but has
changed his request to 12 persons prior to the hearing.
The house was originally constructed for Harry C. Wiess (1887-1948). He was a
Beaumonter and the leading founder of Humble Oil and Refining Company, later to be
known as the Exxon Corporation. The house was designed by architect, H. C. Baker,
prote'ge of Frank Lloyd Wright. The home received an Historic -Cultural Landmark
Preservation Overlay District designation on June 25, 1985. The property was zoned R-3
(Modified Two -Family and Multiple Dwelling) in 1955 and changed to RCR in 1989. The
Oaks Historic District was created in 1993.
This neighborhood has mixed land uses, including residences, offices, a retail shop, a
mortuary, the Green Beanery Restaurant and apartments. There are several homes in this
area which are listed in the S.PA.R.E. Beaumont survey directory.
Mr. Brown proposes no additional landscaping or screening. There is a 6' tall wood fence
along the north and west property lines. The ordinance would require an 8' fence and a
10' landscape buffer along the north property line. If this specific use permit is granted,
a waiver of modification to the landscape regulations will need to be addressed.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 14
Responses in Favor Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 1, 2 and 3, Block 24, McFaddin 2nd Addition, Beaumont, Jefferson County,
Texas, containing 0.516 acres of land, more or less.
PLANNING COMMISSION AND CITY COUNCIL.
COMMISSION AND COUNCIL:
IT IS MY PLEASURE TO ADDRESS YOU AND ASK THAT YOU CONSIDER OUR
PROPOSAL FOR A SPECIFIC USE PERMIT.
MOS`i OF YOU KNOW THE PROPERTY INVOLVED, 615 N. 5TH STREET,OWNED
BY MR. DAVID BRADLY. AND I THINK YOU WOULD AGREE WOULD MADE AN
EXCELLENT HOME TO SHARE WITH SOME OF OUR ELDERLY CITIZENS.
MY WIFE AND I WOULD LIKE TO USE THIS HOME TO SHARE WITH A FEW
OF OUR ELDERLY CITIZENS WHO ARE UNABLE OR NO LONGER WISH TO LIVE
ALONE. WE WOULD LIKE TO ESTABLISH A PERSONAL CARE HOME FOR THAT
PURPOSE.
WE PROPOSE TO LIVE ON THE SECOND FLOOR, AND HOUSE SIX GUEST ON THE
FIRST FLOOR. (4t%%Acs j4A. 4,o ^CuoaAv_ 6Z) &.3
AS A PERSONAL CARE HOME WE WILL PROVIDE A SPECIAL COMBINATION OF
HOUSING AND PERSONALIZED CARE DESIGNED TO RESPOND TO A PERSONS
INDIVIDUAL NEEDS. WE WANT TO PROVIDE OUR ELDERLY GUEST WITH A
SUITABLE, AND DESIRABLE PLACE THAT THEY CAN FELL AND CALL HOME,
SOMEPLACE THAT YOU OR I MIGHT LOOK FORWARD TO LIVING AT SOME TIME
IN THE FUTURE.
WE WILL PROVIDE ALL THE SERVICES AS REQUIRED FOR SUCH A FACILITY,
PLUS THE FACT WE WILL ALSO LIVE AT THE FACILITY WE FILL OUR SERVICE
CAN OR WILL NOT BE EQUALIED BY ANYONE ELSE IN THE AREA.
SERVICES; TWENTY-FOUR HOUR LIVE-IN CARE PROVIDER, THREE HOT HOME CODED
MEALS A DAY, MAY SILP ACROSS THE STREET ONCE AND A WHILE TO THE GREEN
BEANERY. HOUSEKEEPING, MAKE BEDS,EMPTY GARABGE, CLEAN BATHROOMS.
LAUNDRY AT LEAST ONCE A WEEK,
ENSURE GUEST TAKE MEDICATOIN AS DIRECTED BY THEIR DOCTOR.
ASSIST WITH DAILY ACTIVITIES, BATHING, EATING, GROOMING.
SCHEDULE TRANSPORTION TO DOCTORS AS NEEDED,
THE STATE OF TEXAS SETS THE NUMBER OF STAFF TO RESIDENTS FOR THIS TYPE
HOME, IT IS ONE STAFF MEMBER FOR FIFTEEN RESIDENCE. WE WILL HAVE LESS
THAN HALF THE RESIDENCE , THEREFORE CAN PROVIDE MUCH MORE PERSONALIZED
SERVICE.
HOME IS ALREADY EQUIPED WITH FIRE DETECTION AND ALARMS, HAS SPRINKLER
SYSTEM, HAS INTRUDER ALARM SYSTEM,
WILL BE MORE THAN HAPPY TO ANSWER ANY QUESTION YOU MAY HAVE, THANK YOU
TOR YOUR TIME, AND WE ,MY WIFE AND I ARE LOOKING FOWARD TO LIVING AND
VORKING IN BEAUMONT.
f
OWN
BOUNDARIES SEE SITE PLAN
LOCATION OF EXISTING BUILDING SEE SITE PLAN
THERE IS NO PROPOSED BUILDING
LOCATION OF EXISTING DRAINAGE SEE SITE PLAN
DRAINAGE IS TO MCFADDIN AVE STORM SEWER
AND N. 5TH. STREET STORM SEWER.
THERE IS NO PROPOSED LANDSCAPING OR SCREENING
EXISTING SCREENING IS SUFFICENT
THE LOCATION OF EXISTING CURB CUTS, STREETS,
PARKING, 'WALKS, TRASH STORAGE. SEE SITE PLAN
LOCATION OF FENCE, SEE SITE PLAN
Dti �
1) USE WILL NOT BE INJURIOUS.TO THE USE AND ENJOYMENT OF OTHER
PROPERTY, NOR DIMISH OR IMPAIR PROPERTY VALUES,.
2) WILL NOT IMPEDE -THE NORMAL AND ORDERLY DEVELOPMENT AND
IMPROVEMENT OF SURROUNDING VACANT PROPERTY,
3) ADEQUATE UTILITIES, ROADS,DRAINAGE AND OTHER SUPPORTING
FACILITIES HAVE BEEN PROVIDED.
4) THE DESIGN, LOCATION OF DRIVEWAY AND PARKING PROVIDE FOR SAFE
MOVEMENT OF VEHICULAR AND PEDESTRIAN TRAFFIC WITHOUT AFFECTING THE
GENERAL PUBLIC OR ADJACENT DEVELOPMENT.
5) THERE WILL BE NO OFFENSIVE ODOR, FUMES, DUST, NOISE, OR VIBRATION,
6) DIRECTIONAL LIGHTING WILL -BE NORMAL HOME LIGHTING, ENTRANCES,
PORCHES, AND WILL NOT DISTURt OR ADVERSELY AFFECT NEIGHBORING
PROPERTY
7)THERE ALREADY EXIST SUFFICENT SCREENING TO INSURE HARMONY WITH
IDJACENT PROPERTY.
8) PROPOSED USE IS IN ACCORDANCE WITH THE COMPREHENSIVE PLAN,
THERE WILL BE NO CHANGES TO THE EXTERIOR OF THE PROPERTY, THE
ONLY CHANGES THAT WILL BE MADE WILL BE MINOR INTERIOR CHANGES.
4 At
0411 approval 'of,the special use permit we are going to lease with
option to buy the property from MR. B,RADLY.
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FILE 1436-P: Request for a S.U.P. to allow a residential care Facility to operate in an RCR 1 NORTH
(Residential Conser-ration Revitalization) Distract within the Oaks Historic District
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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;
3. That adequate utilities, access
roads, drainage and other necessary
supporting facilities have been or
will be provided;
4. Tile 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
The application is in compliance with seven of the eight conditions necessary for approval.
Following are comments on Conditions 1, 4 and 7 follow:
1 The applicants propose to live in the house and take care of 12 elderly persons,
They will give assistance in housekeeping, personal care and will feed the clients.
There will be little traffic in and out. The 2-1/2 story house is very large and can
accommodate 12 persons. This proposed facility should be compatible in the
neighborhood of various existing land uses.
4. The Traffic Division has approved the parking scheme.
7, Mr. Brown states that the present mature trees, landscaping and 6' fences should
suffice. There is a large home on the three lots directly north of Mr. Bradley's
house which is also situated on three lots,. The existing 6' wood fence lies along
the north and west property lines. There are multiple family uses on the west
(apartments).
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT:
STATUS OF APPLICANT:
I 11416Y.-Tj 0: [a]
EXISTING ZONING:
PROPERTY SIZE:
EXISTING LAND USES.
Jimmy R. and Beverly J. Brown
David and Theone Bradley
Lessee and future owner
615 N. Fifth Street (aka 2100 McFaddin
Avenue)
RCR (Residential Conservation and
Revitalization) District
0.516 acres
2-1/2 story home with basement, garage and
garage apartment,
FLOOD HAZARD ZONE: "C" - (Minimal Hazards)
GENERAL INFORMATION/PUBLIC UTILIT'IM continued
SURROUNDING LAND USES:
NORTH: Residence
EAST: Buddy Blake's Clock Shop &
Broussard's Mortuary
SOUTH: Office and restaurant
WEST: Apartments
COMPREHENSIVE PLAN:
OTHER PHYSICAL
FEATURES:
SURROUNDING ZONING:
RCR (Residential Conservation and Revitalization) District
RCR
RCR
RCR
Conservation and Revitalization
The house was constructed circa 1909.
STREETS: McFaddin Avenue 60' right-of-way/27'
pavement
N. Fifth Street 60' right -of way/27'
pavement
DRAINAGE:
WATER:
SANITARY SEWER
SERVICE:
FIRE PROTECTION:
ADEQUACY
OF, SERVICE:
There is a 24" storm sewer in McFaddin and
a 15" in N. Fifth Street.
There is a 20" water main in McFaddin and
a 2" line in N. Fifth Street.
There is a 6" sanitary sewer in McFaddin
and a 12" in N. Fifth Street.
Fire protection is provided by Station P,
1700 McFaddin.
Services and utilities are adequate,