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HomeMy WebLinkAbout1356-ZPFKO 13 DATE: April 21,1997 TO: Planning Commission and City Council FROM: Stephen C, Richardson, Planning Director SUBJECT: Consider a zone change request from RS (Residential Single Family Dwelling) to RM-M (Residential Multiple Family Dwelling -Medium Density) District and an amended specific use permit to allow the expansion of an existing social service facility. FILE: 1356-Z/P STAFF REPORT The Planning Director recommends approval of the zone change from RS to RM-M and recommends approval of the amended specific use permit to allow the office building and parking lot. The Planning Director also recommends modifications to the landscaping regulations of Section 30-31 as shown on the site plan submitted by the applicant, Norma Crane, the director of Nutrition and Services for Seniors at 4590 Concord Road, wishes to add a new one-story office building containing 2,592 square feet and 18 new parking spaces on a 0.299 acre tract located east of and abutting the main building. This tract is owned by the social service and is situated next to and north of a small church. The proposed site abuts Travis and is enclosed by an existing WWI solid wood screening fence. The proposed site plan shows the parking lot opening up into the existing parking lot. All traffic will enter and leave from the existing driveway on Concord Road, The existing center staff will work in the new office building from 8 a.m. to 5 p.m, Monday through Friday. The center provides noon meals for senior citizens, transports prepared meals to homebound clients in the surrounding counties, provides transportation and operates a home care service. Social services are not permitted in the RS District but are allowed in the RM-M district with a specific use permit. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 22 Responses in Favor . Responses in Opposition Nutrition Services for Seniors C) Congregate Dining Centers TO: CITY OF BEAUMONT 0 Meals on Wheels PLANNING DIVISION 0 Transportation FROM: NUTRITION & SERVICES FOR SENIORS NORMA J. CRANE, DIRECTOR 0 Apple Home Care by Nutrition & Services DATE: March 12,1997 Central Office (409) 892-4455 Nutrition & Services for Seniors is requesting a Zone change to RM-M and Specific Use Permit to allow for the construction of a one Home Care (409) 898-4934 story addition to the existing building and added parking area. The 1-800-525-8545 proposed addition is approximately 2,592 square feet that will have an Transportation enclosed entry to the existing building and a front entrance -way facing (409) 892-0979 1-800-259-4457 north to the parking area. As our elderly population grows, the array of needed services Hardin Count7 (409) 755-2820 expands. The proposed addition will be used as office space only and there will not be senior citizens using that area of our facility. Mid& South Count37The building will be in use 8 - 5 Monday - Friday. (409) 722-7782 The existing 8'wooden fence will remain intact with no gates or Fax Number (409) 892-3747 openings necessary. All traffic will access from Concord Road. Landscaping will be done to be in compliance with ordinance or staff accommodations. The property line on the north side runs down the center of a line of mature trees. 4590 Concord Beaumont, TX 77703 A United Way Agency M A 1997 15-5-6 - Z//l r/ le x� Al FILE 1356-ZIP Request for a zone change from RS (Residential Single Family Dwelling) NORTH to RM-M (Residential Multiple Family Dwelling -Medium Density) District and an ammended Specific Use Permit to allow a one-story office building and 19 parking spaces. Location: 3800 block of Travis Dr. SCALE Applicant: Nutrition and Services for Seniors, N.J. Crane, Director 111=200 D-14 Ilk % Ar4 lyo"� ol d 69t $9/ 69, TO — to 3? EXIST. PARKING 'k LOT r r60 "4e tAJS U BLDG. 9.3, 7 #4590 AF Q CV VILLAGE SHOPPING CENTER Ar OFFICES, CHURCH G C M D to CO/V R-S CENTRAL-9th GRADE CAMPUS t EUGENE FIELD ELEMENTARY SCHOOL pu� MUYA dwrt." c . . ....... 1-64 e! r H ce- ANALYSIS Zoning and Development History Original zoning along Concord Road was R-3 (Modified Two -Family and Multiple Dwelling District) in 1955. The R-3 was removed and changed to RS after a rezoning study in 1981, after the adoption of the new zoning ordinance. This area was annexed in 1946. The original Nutrition and Services was constructed in 1988 after a zone change from RS to RM-M and a specific use permit for a 1.29 acre tract at 4590 Concord. The Planning Commission voted to approve and City Council granted the request despite a 20% protest. In February of 1992, the applicant applied for an amended specific use permit and zone change for the subject tract. A driveway was shown on the site plan accessing Travis Drive. This request was withdrawn on the day of the hearing. Again, during August of 1992, the applicant requested another hearing with the site plan showing no access to Travis Drive. The staff recommended denial but the Planning Commission recommended approval with conditions and the Council made a motion to approve; however, the request was denied due to the lack of 75% Council approval. This percentage was required because of the 20% protest rule once again in effect. The specific use permit request of 1992 was for a parking lot for 29 vehicles. The present request is for only 18 parking spaces, the one-story staff office and access from Concord Road only. The applicant is also asking relief from the required landscaping regulations along the north property line because there is a line of mature trees growing along this line, but on the abutting property owner's lot. These trees have caliper widths from 6" to 28". Five of these existing trees are shown on the site plan. The 8' fence is already in place along the north property line and also along the east and south property lines. The applicant also shows a 5' wide "planting area" buffer south of her fence along the 92' north property line. The parking lot will be located on the north side of the tract next to the existing parking lot. The new office building (72'x 50) will extend out from the rear of the existing nutrition center. The site plan shows a 25' wide x 60' "planting area" (landscaping) between the building and the fence. The parking lot is about 60'x 90'and no additional landscaping is proposed for the parking lot area. The tract is screened from view because of the existing 8' tall fence surrounding the tract. ANALYSIS continited CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is in is not in Cannuts 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; 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 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 G. 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 x ANALYSIS continued This application is in compliance with conditions 1, 2, 3, 4, 5, 6 and 8, The applicant asks for modification of the landscaping and screening and off-street parking landscaping as allowed in Section 30-3 1. Comments on conditions 1, 4, 7 and 8 follow: I The present site plan shows that all traffic will enter and leave the premises from the existing drive on Concord Road, The 0.299 acre tract abuts the center at 4590 Concord. The tract is enclosed by an 8' tall solid wood privacy fence. The office building and parking for 18 vehicles will be compatible in the neighborhood and an asset to the north end of Beaumont. 4. The new parking lot for the staff will be connected to the existing parking lot lying at the rear of the main building at 4590 Concord. Concord Road, a secondary arterial street, is being redesigned between IH-10 and East Lucas Drive. It will be widened in the near future, according to published newspaper articles, 7. The landscaping and screening shown on the site plan are adequate to screen the new development from neighboring homes. The modifications requested by the applicant are justified and should be allowed as permitted under Section 3 0-3 1. 8. The Nutrition Center is located across the street from the Village Shopping Center and next door to a small church. The extension of the center is essential and necessary to accommodate the needs of the center and the needs of the elderly clients the center serves. The Nutrition Center has been a good neighbor and will add new development in an area that has seen little development and construction in recent years. The zone change and amended specific use permit application is not contrary to the residential land use proposals in the Comprehensive Plan. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: STATUS OF APPLICANT: LOCATION: LEGAL DESCRIPTION: EXISTING ZONING: Norma Crane Nutrition and Services for Seniors Director 3800 block of Travis Drive North 0.299 acres of Tax Tract 28, Tax Plat D-14, A. Williams Survey, Beaumont, Jefferson County, Texas. RS (Residential Single Family Dwelling) District PROPERTY SIZE: 0.299 acres GENERAL INFORMATION/PUBLIC UTILITIES continued EXISTING LAND USES: Lot, enclosed by 8'wood fence. FLOOD HAZARD ZONE: T" Minimal flood hazard zone SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residence RM-M (Residential Multiple Family Dwelling-Meditun Density) EAST: Travis Dr., residences SOUTH: Church, Concord Road, school, shopping Or WEST: Social service facility, Nutrition & Services for Seniors at 4590 Concord Rd. COMPREHENSIVE PLAN: OTHER P14YSICAL FEATURES: STREETS: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: and RS RS RS and GC -MD (General Cornmercial-Multiple Family Dwelling) RM-M Stable Area Proposed development will not have driveway access to Travis Drive. Travis Drive is a 60' residential street right-of- way with an 18' asphalt pavement. There is an open ditch in Travis Drive. (Proposed site drainage shown on site plan.) There is a 6" water line in Travis. There is an 8" sanitary sewer in Travis. Fire protection is provided by Station #2, Wilson at Ironton. Levels of services are adequate.