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Home My WebLink AboutPZ2025-119DATE: May l'2O25 TO: Board of Adjustment FROM: Elayna Luckey, Planner I SUBJECT: To consider a requestfor aVariance toreduce the minimum front yard setback and to neducetheminimumperimeterandoff-streetparking|andscepingmequinementsto1he parking lots 10the north and northwest ofthe development. FILE: PZ2025-119 STAFF REPORT Baptist Hospitals of Southeast Texas is requesting three variances for the property located at 3250 Fannin Street, which is zoned GC -MD (General Commercial MultiMultiFamFamilyD�eDwelling). The zoning ordinance requires u 20/front setback, perimeter landscaping along parking area facing a public right-of-way, and permanently landscaped islands, peninsulas, or medians within parking areas with more than 20spaces. Requested variances: 1. Front Setback (SouthSide) The applicant seeks to reduce the front setback along Fannin Street from 20' to 5" to accommodate a proposed expansion. To align with the intent of the landscaping ordinance, landscaping will be installed along the front property line abutting Fannin Street to screen parking areas and enhance property appearance. 2. Perimeter and Landscaping Edge Reduction (North Side) With the planned expansion to the south enabling removal of existing buildings to the north, additional parking areas for employees and supply deliveries will be created. The applicant requests to reduce the required 6-foot landscaped edge along the northern property line abutting Brenham Street and the 10' perimeter buffer between the commercial and residential zoning district to the north of the site. They intend to replace the fence to provide an opaque screen shielding the parking area from public view to maintain a buffer with nearby residential properties along Brenham Street. 3. Eliminate Landscaped Peninsula Requirements (North & Northwest Parking lot The buildings existing along the north property line will be removed and replaced with approximately 78 parking spots. The Northwest parking area has 57 parking spots and the proposed reconfiguration vvU|create G9parNngspms.The ordinances require llandscaped peninsula per 1Oparking spaces for parking areas containing more than 100 spaces. The applicant requests to reduce the minimum off- street|andscapingrequ1rementsforthenorLhandnorthvvestparNng|otfrom14peninsu|astoO. Reducing the number o[peninsulas will allow separation ofstaff and visitor parking areas while maximizing the available staff parking. The applicant shall have the burden of proof to demonstrate that all three conditions necessary for approval have been met: A) That the granting oftheVadenoe wiD noi be contrary to the pubUc )nterest/ 8) That |hem| enforcement ofthe ordinance will result in unnecessary hardship because of exceptional narrowness, shallowness, shape topography orother extraordinary orexcep1iona| physical situation or hardship physical condition unique to the specific piece of property in question. "'Unnecessary hardship" shall mean physical hardship relating to the property itself. The following may also be considered when determining "unnecessary hardship": (UThe cost of compliance with the zoning ordinance is greater than fifty (50)percent of the appraised value of the structure as shown on the most recent certified appraisal roll; UU Compliance would result in a loss kzthe lot on which the structure is located of at leas twenty-five (25) percent of the area on which development may physically OCCUr; (iii) Compliance would result in the structure not in compliance with a reqUirement of another city ordinance, building code, or other requirement; (iv) Compliance would result in the unreasonable encroachment on an adjacent property or easement; or (v)The city considers the structure to beanonconforming structure. Aadistinguished from ahardship relating toconvenience orcaprice, and the hardship must not result from the applicant"s or property owner's own actions; {] That by granting the Variance, the spirit of the ordinance will be observed and substantial justice will be done, Exhibits are attached. PUBLIC NOTIFICATION Notices mailed toproperty owners 35- Responses in Favor . Responses in Opposition, LEGAL DESCRIPTION Being Plat C-5, Tract 29end Tract SZ[-G, David Brown Survey, Beaumont, Jefferson County, Texas, NORTH: Residential EAST: Commercial SOUTH: Commercial WEST: Commercial COMPREHENSIVE PLAN: \NVT[ER: SANITARY SEWER SERVICE: Baptist Hospitals ofSoutheast Texas Baptist Hospitals ofSoutheast Texas 32SOFannin Street GC -MD (General Commercial — Multi Family Dwelling) ~5.341acres Commercial X—Area determined bobeoutside the SOO' yearflood plain RCR(Residentia| Conservation and Revitalization) GC -MD (General Commercial — Multi Family Dwelling) [C] [a LIVA 111191 Conservation Revitalization Fannin Street — Major CoUector urban with anOQ' hghi'of-vvavand SS'pavement width. Curb and gutter. 6"water line. PROPERTY OWNER NOTICES SENT WITHIN GIRLS HAVEN D D BASS INVESTMENTS LLC ALEXANDER FRED LEE LELH EST ALEXANDER FRED HAYNES EFFIE LEE LIVING TRUST LEE SHIRLEY MAE ALEXANDER FREDDIE ALEXANDER NAGMI & FRED ALEXANDER FRED R & NAf MI CLARK BERTHA ESTATE I1CFADDIN TYRELL LNN BAPTIST HOSPITAL OF SE TEXAS BAPTIST HOSPITAL OF SE TEXAS BAPTIST HOSPITAL OF SE TEXAS BAPTIST HOSPITAL OF SE TEXAS JHNSN TRUDY ETAL VASUEZ FREDIS WINFIELDJERRY ROLLING NICHLAS ADM MANAGEMENT LLC TRIM LE WILLIAMS NELYNE ESTATE WINFIELD ERIC L JAC}SN EDITH CLEMAN LEE & GENEVA MERICAN VALVE & HYDRANT MFG AMERICAN VALVE & HYDRANT MFG SPINDLET P MHMR SERVICES GARRETT CAPITAL INC MACA>THUR SHOPPING CENTER VENTURE LLC TCO ONE REIT DBA CAWTHON ORGANIZATION LLC MAR-GEN ENTERPRISES INC SPINDLETOP MHMR SERVICES BAPTIST HOSPITAL OF SE TEAS BEAVMC3NT Planning & Community Development Case Type:Planning and Zoning Case Status: REVIEW Case Sub Type: Variance Tag Name: Baptist Hospitals of Southeast Texas - Case #: PZ2025-119 Behavioral Health Hospital Expansion Location: 3250 FANNIN ST BEAUMONT, 77701 Initiated On: 4/8/2025 11:13:47AM Individuals listed on the record: Applicant Baptist Hospitals of Southeast Texas Home Phone- 409 212-5080 3250 Fannin Street Work Phone: Beaurnont, TX 77701 Cell Phone: 210 412-0411 E-Mail: jListin.doss@bhset.net Agent Architectural Alliance Incorporated Home Phone- 4098667196 350 Pine St Ste 720 Work Phone: Beauniont, TX 77701 Cell Phone- 409 656-6307 E-Mail- rjones@arch1tect-aia.com Agent Leavins Design and Engineering Home Phone: 409 245-5130 3250 Eastex Fwy Work Phone: Beaumont, TX 77703 Cell Phone: 409 658-8311 E-Mail: zrowe@leadllc.com Type of Variance: Variance Legal Description 5.8738 Acres Tract or Parcel of Land David Brown Survey, Abstract No. 5 Noah Tevis League, Abstract No. 52 Beaumont, Jefferson County, Texas That the granting of the variance will The granting of the variance will not be contrary to public interest. not be contrary to the public interest This variance is consistent with the surrounding developments and is not injurious to the public, nor prohibitive to other neighboring properties. This same variance has been given to a neighboring property. That literal enforcement of the Enforcement of this ordinance would create an unnecessary hardship ordinance will result in unnecessary by limiting the hospital's ability to expand its facilities. Given the hardship essential role this hospital plays in serving the health and well-being of our community, it is important to ensure it has adequate space to grow and meet increasing demands. That by granting the variance, the Granting the variance aligns with the spirit of the ordinance, which is spirit of the ordinance will be observed intended to promote health, safety, and general welfare of the and substantial justice will be done community. Allowing the hospital to proceed with its addition will enhance its capacity to serve the public, which is consistent with those goals. In this case, strict enforcement would hinder access to essential healthcare services, while granting the variance ensures that the facility can ineet current and future needs. Therefore, substantial justice will be done by balancing the intent of the ordinance with the practical needs of the community. Case Type- Planning and Zoning Page I of I Case #: PZ2025-119 Printed On., 4110/2025 Archifectural Alliance,lnc. April 9, 2025 Board of Adjustments City of Beaumont Beaumont, TX 77704 Subject: Request for Variance — Baptist Behavioral Health Hospital Expansion Dear Members of the Board of Adjustments., On behalf of Baptist Hospitals of Southeast Texas, I respectfully submit this request for a variance to support the proposed expansion of the Baptist Behavioral Health Hospital located at 3250 Fannin Street, Beaumont, Texas. The planned expansion will add 72 additional beds to the facility, enabling us to meet the growing dernand for behavioral health services within our community. In order to proceed with this essential project, we are requesting variances for the following site development requirements: 1. Reduction of the GC -MD Front Building Setback along Fannin Street from 20 feet to 5 feet. c> This variance will provide the necessary buildable area to construct the hospital addition, as maintaining the current 20-foot setback would prohibit the new building from fitting within the lot. 0 Parking will be provided on the ground floor beneath the new addition. o The reduced setback will align our building with other properties along Fannin Street. o A similar variance was granted to Ehrhart School in 2018. Additional landscaping will be provided along the ROW and elsewhere on the site to beautify the property for patients, visitors and the travelling public. o This variance is consistent with the surrounding developments and is not injurious to the public, nor prohibitive to other neighboring properties. 350 Pine Street, Suite 720 409.866.7196 Ronald M. Jones, AIA Beaumont, Texas 77701 www.architectall-corn GADo62022Q2020A Fannin Behavioral Health Additions and RenovatiansV3 Building Codc\VarlanceWarjance Request Cover Letter DRAFT-I.docx Page I of 2 2. Eliminate landscape requirements for parking lots that are not visible from Fannin Street. o The existing parking lot west ofthe hospital and north of[Eric Meadows Building Address] lshidden from public view. Removing landscape requirements in this lot will allow for additional employee parking and improved semi -trailer access for deliveries. o Additional parking will becreated hmdemolishing buildings north ofthe hospital. This lot will primarily serve employees and will not be visible to the public. Eliminating landscaping requirements will enable usto provide the necessary parking spaces for our staff. o We will maintain and expand the current irrigation system to ensure continued landscaping for areas visible from Fannin Street. 3. Allow an opaque fence to be utilized along the north property line fronting Brenham Street in lieu of landscape screening. o The existing fence along Brenham Street provides essential security for our property. o Retaining or replacing this fence with a similar structure is necessary for the safety of our patients, as it serves as a containment barrier in the event of an elopement. o The current status quo will be perpetuated with minimal public visibility. Additional landscaping being provided elsewhere onsitetobeautify the surroundings. Weappreciate your time and consideration ofthese variance requests, which are critical to ensuring the successful expansion of the Behavioral Health Hospital. We welcome the opportunity to discuss this request further and provide any additional information needed. Thank you for your attention to this matter. We look forward to your favorable review. 350pine Street, Suite 720 409.866.7196 Ronald �Jones, AIA. Beaumont, Texas 7r7o1 www.architec;tall.coni J.Rob Clark, A|A Page 2cx2 MIMI 01 M 6 m A Uzi v g i 13 ell, co E M 1 JE---= a ip 4- J - { Ln - i CL ■ • ■ '-F-Y Lo M \} 1 U) 0 QL o CL 4-1 V) LL