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Home My WebLink AboutPZ2023-360DATE: September 18, 2023 TO: Planning Commission and City Council FROM: Der i En man, Planning Manager SUBJECT: Consider a request for a Specific Use Permit to allow a substance abuse disorder treatment facility in the CBD (Central Business District) District. FILE: PZ2023-360 STAFF REPORT Recovery Council of Southeast Texas, formerly known as Southeast Texas Council on Alcohol and Drug Abuse, is requesting a Specific Use Permit to allow a substance abuse disorder treatment facility at 380 Main Street. They provide a 24/7, 60-day prograrn for inpatient and outpatient individuals. The site will host up to forty (40) clients participating in the inpatient program. All programming will be conducted inside and clients will be strictly supervised. Off- street parking requirements are exempt from development in the Central Business District, although, parking is provided to the north. The purchase of this property is contingent upon the outcome of this case. Section 28.04. 00 1 (e) of t h e Ord i n a n ces states, "'A specific use permit sh G// he issued only if 0// of the foil ing con ditions have been found: (1) that the sp e cific use will he comp a tib le with an d n o t injurious to the use an d enjoym en t of ether property, n o r sign ifican tly dim in ish or impair property values within the immediate vicinity; (2) That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property..." The selected site may not be a compatible use due to the number of clients and lack of open space) the proximity to establishments and events selling alcohol, the proximity to parks and museums, and it is located at the intersection of Main and Crockett Street. Although this is a needed service within our community, staff recommends denial of this request based on the aforementioned and encourages Recovery Council of Southeast Texas to select a compatible site. Exhibits are attached. PUBLIC NOTIFICATION Notices rnailed to 17 property owners. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being all of Block 29, Beaumont Addition, Beaumont, Jefferson Counter, `texas, 1.324 acres more r less. ANALYSIS CCJ0D,_|(]NS FOR APPROVAL <]FSPECIFIC USE PERMIT (SECTION 28-26.E° ZONING ORDINANCE) Application Application Discussion is in is not in in Staff compliance orn U e Report Conditions: I.That the specific use will becompatible with and not injurious to the use and enjoyment of other property, orsignificantly diminish or impair property values within the immediate vicinity; x 2.That the establishment ofthe specific use will not impede the normal and orderly development and improvement ofsurrounding vacant property; x 3.That adequate utilities, access roads, drainage and other necessary supporting facilities have been orwill beprovided; X 4.The dedgn,location and arrangement ofall driveways and parking spaces provides for the safe and convenient movement ofvehicular and, pedestrian traffic without adversely affecting the general public oradjacent developments; X S.That adequate nuisance prevention measures have been orwill betaken toprevent orcontrol offensive odor, fumes, dust, noise and vibration; X G.That directional lighting will beprovided soas not to disturb or adversely affect neighboring properties; » 7.That there are sufficient landscaping and screening toinsure harmony and compatibility with adjacent property; and, X 8.That the proposed use is|naccordance with the Comprehensive Plan. X GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Thomas Aardahl PROPERTY OWNER: Hearst Newspapers Partnership 11 LP LOCATION: 380 Main Street EXISTING ZONING: CBD (Central Business District) PROPERTY SIZE: -41.324 acres, more or less EXISTING LAND USES: Commercial FLOOD HAZARD ZONE: X — Area determined to be outside the 500 year floodplain. SURROUNDING LAND USES: SURROUNDING ZONING: NORTH- Commercial CBD (Central Business District) EAST: Commercial CBD SOUTH: Commercial CBD WEST: Commercial CBD COMPREHENSIVE PLAN: Central Business District STREETS: Pine Street: is a Major Collector with a 60' right-of- way with a 40' pavement width. Crockett Street: is a local street with 60' right-of- way with a 50' pavement width. Main Street: is a Major Collector with 60' right-of- way with 52' of pavement width. DRAINAGE: Curb and Gutter WATER: 4 )) water line along Main Street SANITARY SEWER SERVICE: 611 sanitary sewer line along Mulberry Street 12 )) sanitary sewer line along Main Street PROPERTY TY NEl NOTIFIED WITHIN 200 FEET CRCIETT STREET DEVELOPMENT LTD CR C ETT STREET DEVELOPMENT LTD ENTERY TEXAS INC ENTERY TEXAS INC FRANCISCO MUSIC STUDIOS INC RlETT CARPARK INC CITY OF BEAUM NT H EA RST N EWS PAP E RS CITY OF BEAUM NT CRETTi CARPARK INC CITY OF BEAUMNT CITY OF BEAUM NT CRCETT STREET DEVELOPMENT LTD H ERST NEWSPAPERS CITY OF BEAUMONT EDISON PLAZA► PARTNERS LLC CROC ETT STREET DEVELOPMENT LTD BEAUMONT Planning & Community Development Case Type:Pianning and Zoning Case Status: REVIEW Case Sub Type: Specific Use Permit Tag Name: Substance Use Disorder Treatment, Case 4: PZ2023-360 Inpatient and Outpatient Location: 380 MAIN ST, BEAUMONT, TX Initiated On: 8/23/2023 1:11:23PM Individuals listed on the record: Applicant Thomas Aardahl 4675 Washington Blvd Ste, C Beaumont, TX 77701 Property Owner Hearst Newspapers Pailnership 11 LP Missing Address, City, State, or Zip Code in People Case Type: Planning and Zoning Case #- PZ2023-360 Home Phone: Work Phone: Cell Phone* 409-338-3744 E-Mail- taardahl@rcsetx.org Home Phone, Work Phone, Cell Phone: E-Mail: Page 1. of 3 Printed On: 8/25/2023 BEAUMONT Planning & Community Development Legal Description BEAUMONT ALL OF B 29 Number of Acres 1.32 Proposed Use Substance Use Disorder Treatment That the specific use wi I I he It is important to note what our organization is Not. We are not a compatible with arid not injurious to halfway house. We do not prescribe, and we do not hand OL)t the use and enjoyment of other needles. Our clients are not typically homeless. We indirectly property, nor significantly diminish or prevent homelessness. Clients do not loiter outside and trespassers impair property values within the are not allowed on the properly. All programming is inside and immediate vicinity clients are strictly supervised. We are a quiet operation that provides a p rofess lo n a I Behavioral H e a I th Service. Actually, o u r 24/7 presence wl I il( aid local businesses in deterring vandalism and trespassing. In addition, we will be investing $1 m in preservation and modernization of the building, thereby actually increasing the value of the property and those within the immediate vicinity. That the establishment of the specifir, Our operations do not cause high traffic. Our Outpatient services are use will not impede the normal and primarily conducted online through Telehealth virtual therapy, so orderly development and improvement face-to-face visits are rare. Front door traffic is about 6 visits per day. of surrounding vacant property; Inpatient beds are limited to 40, but typically run at 30 to 35. Each individual is there for 60 days, so turn -over is not very noticeable, That adequate utilities, access roads, The existing site is adequate in all the required ways. In addition, the drainage and other necessary square footage and working sprinkler systems satisfy our specific, supporting facilities have been or will needs. The only major structural changes will be to add the required be provided number of showers and bathrooms for our clients. The design, location and arrangement We do not plan any changes other than general maintenance or of all driveways and parking spaces repair to the existing parking areas. provides for the safe and convenient movement of vehicular and pedestrian traffic That adequate nuisance prevention All programming and treatment will be conducted indODrs. There will measures have been or will be taken be no odors, fumes, dust, or noise. to prevent or control offensive odor, fumes, dust, noise and vibration That directional lighting will be There are no plans to change the placement of current lighting oil the provided so as not to disturb or building and parking lots. Any charges to light bulbs will coordinate adversely affect neigliboring with neighboring hues and colors. properties That there are sufficient landscaping All cut -rent landscaping, including the heritage oak tree in the front and screening to insure harmony and will be preserved. The loading dock area in the back will be screened compatibility with acillacent property off to reduce the industrial look and promote a professional image. Case Type: Planning and Zoning Page 2 of 3 Case #: PZ2023-360 Printed On. 8/25/2023 BEAVNIONT Planning & Community Development That the proposed use is in We are aware of - the new Downtown Development Project a n d the accordance with the Comprehensive aesthetics it will bring. The Beaumont Enterprise building is off and Plan behind the proposed plans. It is visually off the line of sight. Yet, many of the buildings in the area are in disrepair. The Beaumont Enterprise building is in danger of falling into the same state, but we want to preserve and improve the building; thereby supporting the downtown development efforts by providing a 2417 presence and Being a soiution against vandalism and trespassing. Notes: Case Type: Planning and Zoning Page 3 of 3 Case #: PZ2023-360 Printed On: 8/25/2023 Docu&'n Enveldpe ID: 3BO7OB63-137E-4CC2-BDBC-7DF98OAlAF65 RECOVERY COUNCIL OF SOUTHEAST TEXAS WHERE RECOVERY IS NEVER OUT OF REACH August 21", 2023 City of Beaumont, Beaumont TX Planning Commission and City Council To whom it may concern, Recovery Council of Southeast Texas is an organization that has served Beaumont for over 65 years. Before our current rebranding,, we were known throughout the community as Southeast Texas Council on Alcohol and Drug Abuse. Our current location has endured extensive flooding over the years and the facilities are inconsistent with the high standards our clients expect. So, we are negotiating to purchase the property located at 380 Main Street and 420 Pine Street in Beaumont and are seeking a Special Use Permit to allow us to operate our business at the property. We are a State licensed, and heavily regulated organization that focuses on Drug Treatment using Behavioral Health methods. Our business model allows us to treat clients from various funding streams, including private insurance, self -pay, and under or uninsured. Our 40 staff of Licensed Counselors, Shift Supervisors, and Administrative professionals will provide a 24/7 presence to the downtown area. Our counselors provide Outpatient services that include assessment, treatment planning, individual and group counseling for nearly 500 local residents each year. We also are licensed for 40 Inpatient beds for males. This 24/7, 6D-day program, serves over 400 Southeast Texas each year. Our Inpatient prograrn offers an intensive mix of programing that begins at Sam and extends until 8prn each day. Services include assessment, treatment planning, discharge planning, evidenced -based individual and group counseling, activity therapy, and art therapy. Section 28.04.001 Zoning Ordinance requires that eight conditions must be met before a special use permit can be issued. 1) The specific use will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair the property values within the immediate vicinity. It is important to rote what our organization is blot. We are not a half - way house. We do riot prescribe, and we do not hand out needles. Our clients are not typically homeless. We indirectly prevent homelessness. 'lie n is clo not loiter outside and trespassers are not allowed on the property. 111 programm in g is inside and clients are s trictly s up ewised. We are a quiet operatibn that provides a professional Behavioral Health service. Actually, our 2417 presence will aid local businesses in deterring vandalism and trespassing. In addition, we will be investing $I m in preservation and modernization of the building, thereby actually increasing the value of the property and those within the immediate vicinity. 2) Specific Use will not impede the normal and orderly development and improvement of surrounding vacant properties. P: 409.338.3744 F: 409.842.2462 4673 Washington Blvd, Beaumont, TX 77707 Docu&c, n Enveldpe ID, 3BO7OB63-137E-4CC2-BDBC-7DF98OAlAF65 RECOVERY COUNCIL OF SOUTHEAST TEXAS WHERE RECOVERY IS NEVER OUT OF REACH Our operations do not cause high traffic. Our Outpatient services are primarily conducted online through Teleh ealth virtual th erapy, so face -to -face visits are rare. Fruit door traffic is about 6 visits per day. Inpatient beds are limited to 40, but typically run at 30 to 35. Each individual is there for 60 days, so turn -over' is not very noticeable. 3) Adequate utilities, access roads, drainage and supporting facilities have been or will be provided. The existing site is adequate in all the required ways. in addition, the square footage and working sprinkler systems satisfy our specific needs, The only major structural changes will be to add the required number of showers and bathrooms for our clients. 4) The design, location, and arrangement of all driveways....safe and convenient for vehicle and pedestrian traffic. We do not plan any changes other than general maintenance or repair the existing parking areas. 5) Prevent or control nuisance odors, fumes, dust, noise, and vibration. All program m ing and trea tmen t will be conducted indoors. There will be no odors, fumes, dust, or noise. 6) i * Directional lighting will be provided so as to not disturb or adversely affect neighboring properties. There are no plans to change the placement of current lighting on the building and parking lots. Any changes to light bulbs will coordinate Frith neighboring hires and colors. 7) There aresufficient landscaping and screening to insure harmony and compatibility with adjacent property. All current Ian dscaping,, including the heritage oak tree in the front will be preserved. The loo ding dock area in the back will be screened off to reduce the industrial look and promote a professional image. 8) The proposed site is in accordance with the Comprehensive Plan. We are aware of the new Downtown Development Project and the aesthetics it will bring. The Beaumont Enterprise building is off and behind the proposed plans, it is visually off the line of sight. Yet, many of the buildings in the area are in disrepair. The Beaumont Enterprise building is in danger of falling into the same state., but we want to preserve and improve the building; thereby supporting the downtown de velopmen t efforts by providing a 2417 presence and being a solution ugains t vandalism and trespassing. Than you, Thomas Aardahl, MBA Executive Director/ CEO Recovery Council of Southeast Texas P: 409.338.3744 F: 409,842.2462 4673 Washington Blvd., Beaumont,, TX 77707 1st Floor No structural changes 2nd Floor No structural changes Industrial Private Stairs Industrial Foam Private Bourn Sff1iCS Private 5 Toilets Private Roo rn LaUfidf'f LEI U::j Upply uperVisor Supervisor Supervfsor Elevator to r rd Floor Remodel Bathrooms MA IL de j OA Y At iA PZ2023-360: Request for a Specific Use Permit to allow a substance use disorder treatment facility in t CB D (Central Business [district) District. Applicant: Thomas Aardahl Location: 380 Main Street 0 100 200 1 d�,+ - I- I I Feet