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Home My WebLink AboutPZ2022-436DATE: November 21, 2022 TO: Planning Commission and City Council Fi ROM: Chris Boone, Director of Planning and Conunwilty Development SUBC'-('-w Consider a request for rezoning 1260 Cherokee Lane from RS (Residential Single -Family Dwelling) to GC-MD-2 (General Commercial - Multiple Family Dwelling - 2) or a more restrictive District. FILE: P7 ,,2022-436 STAFF RE PORT Fran four Investments L.L.C. requests a zone change for 1260 Cherokee Lane, which is 0.924 acres in size. They would like to rezone the property from RS (Residential Single Family) to CC-MD-2 (General Comn-iercial — Multiple Family Dwelling — 2) District. If granted, the applicant will movc forward with a Specific Use Permit to allow for an assisted living facility in the future. According to our City's Comprehensive Plan the property is located within the special district rcferred to as the Medicalffice District. This district "includes in or hospitals and inedical services, doctor offices, niajor office coniplexes and shopj)ingfacilities." Although, the property abuts the GC -MD zoning district, it is within a residential subdivision. Due to the property being within the Medical/Office Distriet'and proximity to GC -MD zoning, o staff recommends approval of this reque . If 'a Please not that final occupancy approval is subject to review and acceptance of submitted plans and field inspections to verify compliance with applicable codes. Exhibits are attached. PEBLIC NOTIFICATION Notices mailed to property Owners I I Responses in Favor Responses in Opposition LEGAL DESCIUPTION FOR ORDINANCE PURPOSES Being Lot 3, Block 1, Mockingbird Lane, Beauniont, Jefferson County, Texas, containing 0.924 acres, more or less. GENERAL IN F ORMATION/PUBLIC UTILITIES APPLICANT: Frankfour Investments L.L.C. PROPERTY OWNER: Alan Cramer LOCATION: 1260 Cherokee Lane EXISTING ZONING: R-S (Residential Single -Family Dwelling) PROPE,WfY SIZE: —0,924 acres, more or less EXISTING LAND USES: Residential FLOOD HAZARD ZONE: X — Area determined to be outside the 500 year flood lain. IQ T JT? T2 nT T NT I q C-r I AN ITSES: SURROUNDING ZONING: NORTH: Residcntial EAST: Commercial SOUTH: Residential WEST: Residential COMPREHENSIVE PJ-,,AN: STETS-. T--%'n A T-& T A WATER: SANITARY SEWER SERVICE: R-S (Residential Single -Family Dwelling) GC -MD (General Commercial Multiple -Family Dwclllng) R-S R-S Medical/Office District Cherokee Lane — Local Street with a 60'right-of- way and 3 0' p aveinent width. Curb and gutter V water line along Cherokee Lane 1511 sanitary sewer line PROPERTY TY OWNERS NOTIFIED WITHIN 200 FEET CLAYBAR FUNERAL PROPERTIES LLC CASTLE MOTEL INC CLAYBAR FUNERAL PROPERTIES LLC R I EI IL PATRICIA & HEATH D ESTATEPRO LLC TROTTER SHANNON & DAONTE ESTATEPRO LLC JACKSON CHAfLES MILLS S SIE MEI ICE S ICJ YT H JOEDNA M I'1llERI1 HEATH & PATTI BEAu 1HC3 NT Planning & Community Development Case Type:Planning and Zoning Case Status: REVIEW Case Sub Type: Specific UselRezone Tag Name: Request the zoning be changed frorn IRS Case #: PZ2022-436 to GC-MD-2. Location: 1260 CHEROKEE LN, BEAUMONT, 77702 Initiated On: 1012512022 12:21,33PM Individuals listed on the record: Applicant Frankfour Investments, L.L.C. Missing Address, City, State, or Zip Code in People Property Owner Agent Home Phone: Work Phone, Cell Phone- 409-781-1820 E-Mail: patranellag@yahoo.com Home Phone: Work Phone: Cell Phone, E-Mail: Horne Phone: 409-673-4606 Work Phone: Cell Phone: E-Mail: bothkirkrealtor@gmail.com Case Type: Planning and Zoning Case It: PZ2022-436 Page 1 of 2 Printed On: 1119/2022 B EAUM O NT Planning & Community Development Legal Description Lot 3, Block 1, Mockingbird Lane, Beaumont, Jefferson County, Texas. Known as 1260 Cherokee Lane, 77702-1107 Number of Acres 0.92 Proposed Use Residential Assisted Living Facility That the specific; use will be our intention is to increase the surrounding property values by compatible with and not injurious to making positive improvements on the home we are wanting to the use and enjoyment of other renovate. property, nor significantly diminish or impair property values within the immediate vicinity That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; That adequate utilities, access roads, drainage and other necessai)f SLIpporting facilities have been or will be provided The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient ilriovement of vehicular and pedestrian traffic That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration That directional lighting will be provided so as not to disturb or adversely affect neighboring properties That there are sufficient landscaping and screening to insure harnnony and compatibility with adjacent property That the proposed use is in accordance with the or Plan Notes: There is no vacant property on either side of the 1260 Cherokee Lane. All utilities , drainage and facilities will be upgraded as required. All parking will be behind the house and will be appropriately marked. The house is set far enough off of the road and the neighborhood does not have appreciable pedestrian traffic. We do not anticipate any of the above iSSUeS for our Residential Living Facility. The median age for our clients is expected to 75 years There will be no directional lighting pointed offof our home. Although we will have suffic'Ient lighting to meet our business requirements. Landscaping will be installed to enhance 1260 Cherokee and will be in keeping with our neighbors hornes. We fully intend to comply with our Business Plan. Please see the attached Business Plan. case Typo: Planning and Zoning Case 4: PZ2022-436 Page 2 of 2 Printed On. 1119/2022 I SUR VE Y L EGENO amcVw.yxf rr suffix =*,vvvpct El 'amaro^ a mr n.,?iyc CMV�W MEA a A P. POP" My"r LJW f77,cr jj< ROX OR WAsf-t L-A We - X—mmv we mer CLIENT. 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A C;e jjq, �JXUVE MP, AACZ 10A- AND JuVpC P07, PAS21. -ICrL&; SEE W5T8VVfNM I RV I a 0) r o' V W TY EA SCUM r AS RCCU?DIV IN VFX tWLr A PA PC Ialr J f- W.Of.' IS 5HO *N CW 1705 "T. i ny Yaq f6w r cr wA Y CA 5Eum r m WE u ry cF WOUMT A .7 PfcCtW AY �IX VxLr 11191 PA ix " .4 C P, &; DOES HOT AFFECT par � MAcr Building Sketch (Pa -me - 1) M-aln He No. I Page # I of 2 Property Address 1260 Cherokee Ln City Beauniont Coudy Jefferson Lender/Client A. Cramer Stat8 TX Zip Code 77702 1 -9 Bath Closet j -' co Bedroom Cis hot) Bedroom Laundry 46.5' kD \A Sun Roorn Bath Kitchen 1/2 Bath Closet 01 Bath Pantry 7 Dining Bedf-oom 16.3' 333' 26.5' 7AT 19.91 20' 1 TOTPL Ssmtd, b, a la L-� D%C- Fofm SI(T.8U)SKI - "TOTAL" appraisal sofMare by a la mode, W, - 1-80G-ALAMODE a IWvALLyk RESIDENTIAL ASSISTED LIVING !r", IL lk� lqlk V L Ly PiLl, I j.4jr R. :4W T Oktr 4Ss 1 Fl A-, LV k Az I 2022 it 4P A / o nI - EXECUTIVE SUMMARY Residential Assisted Living senior care homes are earning smart investors safe, secure, and reliable returns. Senior housing is the fastest growing opportunity in the national housing market of which the residential assisted living niche provides the highest level of personal care for seniors while providing investors excellent returns. The elder population (those over o represents a rapidly growing segment of the U.S. Population who are requiring increasing assistance at this stage in their lives. Typical elders in assisted living facilities require help with activities of daily living (AC Ls) such as cooking, cleaning, and personal care. Then eed for attentive and loving care will be further compounded by the aging Baby doom generation putting increasing demands on existing resources. In addition, there is a growing "care gap" of fewer far ily members being available to provide primary support, further accelerating the need for a competitive alternative to the " "big-box institutional style housing facility. The desire for a "horne" environment with a superior level of care is driving the need for an alternative type of senior care that offers both the best care ratio in America and a premium housing option. This alternative living option i is called a "Residential Assisted Living" senior care home. By corm i parison, the typical big -box" assisted living facility often leaves a resident feeling they m live in a hotel and not a hoe. Resident to caregiver ratios commonly exceed 10:1, and many times even 15:1, while Residential Assisted Living is typically between 5 and 7:1. Today, with the average resident age in senior housing being 84, the aging Baby Boomer generation will continue pushing capacity demands from 2025 through 2050 as they reach that mark. With their higher overall education and income levels, many of these future residents will be able to afford the option of private -pay" 91 quality care in a well managed, high -end, Residential Assisted Living care home, MiC, LLC (409) 658-1127 a asa 1tgO'j%04P �, 4 r ;,fe. n tobello % f EXECUTIVE SUMMARY (CoNT., A typical Residential Assisted Living home will have 8-16 residents, each paying $3,500- $7 1 000+ per month , thus creating significant cash flog for the i nvestor/operator. Residential Assisted Living homes are cost-effective to develop, often costing on the order of $100,000-$200,000 per room versus big -box facilities averaging over $250,000 per room. Residential Assisted Living homes are proving to be a growing and lucrative niche for the real estate and health care investor entrepreneur. The senior housing industry is growing rapidly and currently estimated to be over $300 billion annually. PEW Institute research has shown that the average return on invests ent for the senior housin glassisted living asset -class, substantially outperforms all others within the real estate sector. Senior housing has been a resilient sector of the housing demand with occupancy rates trending to over 90%. During the recent "Great Recession", occupancy for this housing sector remained above 85%, the lowest in recent records. Being closely affiliated with the leader in this important niche (Residential Assisted Living Academy), Mia Casa, LLC is well positioned to take advantage of this "mega -trend 51 opportunity. 'te , OF 04-- .VF 00 AL is . ......... wooer is Casa, LLC (409) 658-1127 Zr02- , Request for a Rezoningfrom RS (Residential Single -Family Dwelling) to GC-41 AID - General Commercial — Multiple -Family Dwelling - 2) or a more restrictive District. Nppficant: Frankfour Investments, L.L.G. Location: 1260 Cherokee Lane 100 200 Feet - - _- r- - — R-Ss n,' . t �^ ,� �_; tP, 2��4:3 21 �/,_ # .a qv ya e ++{ t rn uv all 0 Is If 61 y, t � Y a A L X p F J . I� F + l GOFM r f V I� �] [3_—�1_-��s.. �.i6 + . - . x - _ jj�} I E�► �,_L■may - Y s 6.o Y4 ✓t-.I A _ G4 _ k G - ff�--y r 1 _