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Home My WebLink AboutPACKET DATE: July 22, 2024 TO: Planning Commission and City Council FROM: Demi Engman, Director of Planning and Community Development SUBJECT: Consider a request for an amended Specific Use Permit to allow a mortuary and crematory in an RCR (Residential Conservation Revitalization) District. FILE: PZ2024-176 STAFF REPORT Larissa Payton, on behalf of Andre Comeaux, is requesting an amended Specific Use Permit to allow a mortuary and crematory at 3510 Sarah Street. The request received an approved Specific Use Permit in 2021, and an extension in 2023 however substantial changes in design and layout have required the request to be reviewed by the Planning Commission and City Council. The proposed development will feature a thirteen thousand five hundred (13,500) square foot more or less chapel for services, a five-thousand (5000) square foot more or less embalming building for processing and approximately one hundred parking spaces. Operating hours will be Monday through Friday 9am to 5pm, where they will offer a variety of funeral planning services, pre-planning services and grief counseling. Staff recommends approval of the request with the following conditions: 1. Construction plans must meet all requirements by Water Utilities for water and sanitary sewer services, including any requirements of the City's backflow, pre-treatment and/or FOG program. 2. Construction plans shall comply with all applicable Fire and Building Code requirements. 3. Shall be in strict compliance with all applicable State laws. Please note 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 PUBLIC NOTIFICATION Notices mailed to property owners 17. Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 1, Sarah Street Addition, Beaumont, Jefferson County, Texas, containing 3.0 acres, more or less. ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 28-26.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, or significantly diminish or impair property values within the immediate vicinity; 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 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 8. That the proposed use is in accordance with the Comprehensive Plan. X GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Larissa Payton PROPERTY OWNER: COMEAUX ANDRE & MELANIE MOYE COMEAUX LOCATION: 3510 Sarah Street EXISTING ZONING: RCR (Residential Conservation Revitalization) PROPERTY SIZE: "3.0 acres, more or less EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: X—Area determined to be outside the 500 year floodplain. SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Vacant RM-H (Residential Multiple-Family Dwelling- Highest Density) EAST: Residential RM-H SOUTH: Residential RM-H WEST: Vacant RCR COMPREHENSIVE PLAN: Conservation and Revitalization STREETS: Sarah Street—Secondary arterial with 66' wide right-of-way and 42' pavement width. Fatima Street— Local street with 60' wide right-of- way and 22' pavement width. DRAINAGE: Open ditch along Fatima Street Curb and gutter along Sarah Street WATER: 6" and 8" water lines SANITARY SEWER SERVICE: 10" and 12" Sanitary Sewer lines PROPERTY OWNERS NOTIFIED WITHIN 200 FEET COMEAUX ANDRE& MELANIE MOYE COM EAUX DM STARCREST LTD DIOCESE OF BEAUMONT BOUTTE ALISA D PAPPION ARNETTE BOLING ALECIA FAY LAFLEUR WHITNEY GRIFFIN ANGELA HENDERSON WILLIAM J JR HENDERSON WILLIAM J JR HENDERSON WILLIAM J JR THOMAS RONDAYSHA JAMES CHRISTOPHER Q& KATHRYN GARRETT KAHLA S • SNEED GERTRUDE P BABERS JENNIFER JUTAJO HOLDINGS LLC `BMUMONT Planning & Community Development Case Type:Planning and Zoning Case Status: REVIEW Case Sub Type: Specific Use Permit Tag Name:Amended SUP for COMEAUX Case#: PZ2024-176 COMMUNITY MORTUARY&CREMATORY, LLC Location:3510 SARAH ST, BEAUMONT, 77705 Initiated On: 6/18/2024 11:45:20AM Individuals listed on the record: Applicant Larissa Payton Home Phone: 4095543551 5290 Gail Dr Work Phone: Beamont,TX 77708 Cell Phone: 4095543551 E-Mail: larissa_payton@hotmail.com Property Owner Andre Comeaux Home Phone: 409-980-6000 624 IRMAAVE Work Phone: BEAUMONT,TX 77701 Cell Phone: 409-980-6000 E-Mail: andre.comeaux@comeauxmortuary.com Agent Larissa Payton Home Phone: 4095543551 5290 Gail Dr. Work Phone: Beaumont,TX 77708 Cell Phone: 4095543551 E-Mail: larissa_payton@hotmail.com Other Sam Fountain Home Phone: 4099264464 7920 College St, Ste B Work Phone: Beaumont,TX 77707 Cell Phone: 4099264464 E-Mail: samuel.fountain@sandreonsultingengineers.c om Case Type:Planning and Zoning Page 1 of 2 Case#:PZ2024-176 Printed On:7/8/2024 K : ATJ! MONT Planning & Community Development Legal Description LT 1 SARAH STREET 3.000 Number of Acres 3.00 Proposed Use Funeral Home That the specific use will be The Specific use will be compatible with the use of surrounding compatible with and not injurious to properties and will not diminish the property values within the the use and enjoyment of other immediate vicinity. property,nor significantly diminish or impair property values within the immediate vicinity That the establishment of the specific The establishment of the Specific Use will not impede the normal and use will not impede the normal and orderly development and improvement of surrounding vacant property. orderly development and improvement of surrounding vacant property; That adequate utilities,access roads, Adequate utilities,access roads, drainage and other necessary drainage and other necessary supporting facilities will be provided. supporting facilities have been or will be provided The design, location and arrangement The design, location, and arrangement of all driveways and parking of all driveways and parking spaces spaces provide for the safe and convenient movement of vehicular and provides for the safe and convenient pedestrian traffic. movement of vehicular and pedestrian traffic That adequate nuisance prevention Adequate nuisance prevention measures have been taken to prevent measures have been or will be taken or control offensive odor,fumes, dust, noise and vibration. Safe to prevent or control offensive odor, engineering practices will be in place. fumes,dust,noise and vibration That directional lighting will be Directional lighting will be provided to illuminate the parking areas and provided so as not to disturb or safety of the facility, and will not disturb or adversely affect adversely affect neighboring neighboring properties. properties That there are sufficient landscaping There is sufficient landscaping and screening to insure harmony and and screening to insure harmony and compatibility with adjacent properties. compatibility with adjacent property That the proposed use is in The proposed use is in accordance with the Comprehensive Plan. accordance with the Comprehensive Plan Notes: Case Type:Planning and Zoning Page 2 of 2 Case#:PZ2024-176 Printed On:7/8/2024 Larissa Payton 6/21/24 VSP Home Solutions Planning and Zoning Commission 5290 Gail Dr Beaumont, TX 77708 In reference to: Andre Comeaux—Comeaux Community Funeral Home 3510 Sarah St. 409-554-3551 Beaumont,TX 77701 Fax larissa_payton@hotmail.com Planning and Zoning Commission, This letter is to describe the processes and operations for Comeaux Community Funeral Home future location 3510 Sarah St. Beaumont, TX 77701. Comeaux Funeral home will be performing funeral arrangements and services at this location. There are two buildings, the larger building will contain the chapel and the offices. All arrangements and services will occur in this building. Interaction with the public, visitation,funeral ceremony, committal service, and the funeral reception can happen here. There will be opportunities for pre-planning services, grief counseling, veteran memorials, and funeral planning and selection for the bereavement. The vans and hertz could be parked in the garage in this building. The second building is for the Funeral Director to perform embalming services. This includes body preparation, refrigeration, dressing, and casketing the body. There will be an office in this building, an embalming room, a casket room, and storage for embalming supplies. There will be a breakroom on the second floor over the garage for the director to utilize when he or she is at the site. Regular office hours of operation are 9:OOAM to 5:00 PM Monday through Friday. Please contact me with any questions you may have. Sincerely, • Larcs ' Puj&n' Larissa Payton Owner/GC VSP Home Solutions L.. _ __ (---7- ..,li ..„.., ,e,..,,,,, : i.. .. - 7 ---.\-- . . 7- LEGEND �._. ._.._.�.. .— .�. —. - ._._.—.—. 1., EXISTING VSLYLIT 1w�un ,PROP.UNpSLAPING I PRO® �" '� I PROP. . , L ' rvo L e TEM I iP POSED ^..®�I \ INLEA„r, ' -' OVIEPETENTIIONARBEEAIPNCEUED U, ! _.._.._.._..__. IfI Il MX Wag. II, - 'RE510ENTI(IOC O%10.01URE HONE I I 4 IA • I A. '►O II\ I1 k p'-r. C'. I I e IELEVTac xB-0T (I 1 f �` II 4...EMBALMING BUILDING t i (� ® e^11° ro °\ i PROP MII ' PT.tpxmacl .., n.'•I DUMPSTERS II •• ,, w ¢xo.aw II PROP. 5AN WR PpgOp I ;� N N ET NN ET -Iw, ..nCO EA Y I X 1 I,n 4 REIAx II DI ? �. ,�-0!' • 1 UNDERGROUND KWFlW GNe „ pr,, ..., --L.— ,py C Been]-=�._ J 1.4 -rs wattiole 'a '111 rwll /// VI e]I , ° II w. I, WATER METER WITH �� el ;.T 8��bOm 111 ',RPZAND SCREEN® z�F�� +� III •" v3 I ,,...ioa IBALRPLow �=Ap$ ,' ° , �� III ° o'Ow / 1. u'1,a10RNuar.p, LO EOETE IOHWAREAIIF NEEDED / F '�S 6asa11' gR'PO5ED5WN I PROPRIETART NOTICE III CHAPEL �) w' ''T • PROP. I S� III INLET / 74• PI1G INL� /`' LJtI �_ N,xa.... �11. .. _._—__ 'w III w w x I Vie,y ,sc.171:w.,. III } .v w.�m ENGINEERS SEAL 1III III I• ��' / 1 / \ / \ - III 7 SAMUEL PAUL FOUNTAIN,P.E. TX STERED ,¢ % ;ice III FOR fRENEPV ONLY �31 »x •, i SL,p• 4 .m p --� /Fl A. L�% p' w' iii...vw 1 I �... J � / t% m T NOT FOR BIDDING,PERMITS, •,�,I I /t.p_s. ✓ "III`; OR CONSTRUCTION / R ,gg ✓ ✓ =]3S +�k Ij __ I I I - III 1 III LANDSCAPED A' III ^ LANOSCMAiR ,p ISLAND LANDSCAPED ISLAND PEO LANDSCAPED C,� I I +� + ]�S rISLAND II, PA ISLAND Re�i .311.5 15UND Npxo ISLAND 151 1hNp P < II P�^.�` .pox .a0v -IT-f_rx vp4 ,7 'I£ ']S "....fw; II II• ,'i ZBV.C.11 AS�:A � pA§ n0 ET q,s RA. RI,. ¢ey n 'ply.III pxx+r.le�* t �LL w I — NO. REVISION/ISSUE DATE 11 _ III''' It I. II III II III ...JPROP. II 1II f S I IIIII�I111I�1Y"d®li�� .._-.. 11 -- - -- ` - -- _ -- IN k le I V(ly��_ Gansu �9 _ I PROP. PP. PII INLETIT INLET INET - roac.,.,.....:Rn li ® ® R., ® ® , R.,,A. ® ® •e... ® U Au. FUNERAL HOME °r.nR.! n �11 .Ll.A! RN'•••e (LIM A'r✓ ;eeH \,s Lv►�✓4,�I R.,. p t I I. 5510 SARAH STREET ! II ISiAlt-r PEED E �UNOSLAPED LANOSC VPEO ,.UNDSCAP.ED ; EAUMONT,TX 71705 ISLAND INLAND •15LAND ( n..,. T z • ® o-A /lees,�c ,I;>+T> a, 01" S 1\ SITE LAYOUT r „ lA _ .. nNb 1o•Pv BFjY.q.,.._ "v.-'r.�"+>w"..`"' iImo 034-030 �E . G 10 �: SAR 4157.1 EET TIE INTO ERISTIN�i MH .,., MN FL.°p.3T!I • ) ` 'PZ2024-176: Request for an Amended Specifi" Use Permit to allow a mortuary and rre.matory in an RCR N (Residential Conservation Revitalization) zo ;district. Applicant: Larissa Payton Location: 3510 Sarah Street 0 100 I I I Feet 7 _I J '' :' -, i , IIh L Bend 1 _- Z.2024 17,6, I RM'-'H - �- , CHARITY _ RCR !w: ,,l j�f ti. ,, . � l lcnci;\_,, ,,, li °4t- i ,__ :‘ ,., �- _ _-. �.. � ....,�. ,.-fir :Y I .40 _. r0 i` IR-F ?