Council overturns zoning denial for proposed six-person group home at 2406 East Annie Street

Council voted unanimously on June 18 to overturn a zoning administrator's denial of a special-use application for a six-resident congregate living facility at 2406 East Annie Street.

At the start of the review hearing Camaria Pettis-Mackle of the legal department told the council this was a de novo review under city code section 27-61 and that council could accept new evidence. Laura Marley of Development Coordination summarized staff's decision, saying staff denied SU 1-26-33 because the code prohibits establishing a facility within 1,200 feet of an existing licensed professional residential facility (citing the separation requirement in the ordinance). Marley told council the applicant had received a certification letter on May 12, 2025 and that a nearby property's state license dated to Sept. 1, 2025, while Sunshine Serenity Homes received a state license on June 1, 2026; staff therefore treated the other site as "established." (Laura Marley: "At the time they both applied, nothing was within a thousand feet that had the state license.")

The applicants, owners Saloman Joseph and Shania Matthews of Sunshine Serenity Homes, told council they relied on the city's early zoning confirmation and spent significant sums preparing the property. Matthews said the owners "completed extensive life safety improvements," including installing a fire-sprinkler system, and that the project's total investment "now exceeds $80,000." Joseph told council staff had told them they needed sprinklers and that they had followed the city's guidance and inspections.

Council members questioned staff about the timeline and licensing dates. Councilwoman Lynn Hurtak pressed for clarity on the dates the certification letters and state licenses were issued; Marley reiterated the May 12, 2025 certification for the applicant and the June 1, 2026 state license for Sunshine Serenity Homes and said the across-the-street property had a state license dated Sept. 1, 2025.

After discussion about the narrow scale of the proposed home and the applicants' reliance on city guidance, Councilman Guido Maniscalco moved to overturn the zoning administrator's denial. The motion (moved by Maniscalco, second by Councilman Luis Viera) passed without opposition. The clerk announced the motion carried unanimously.

What happens next: the council's action means the special-use application is no longer denied and the applicant may proceed consistent with any building-, fire- or licensing conditions required by other agencies. The council heard testimony and accepted evidence during the de novo review but did not direct additional conditions in the public record at the hearing.

Sources: Staff presentation and applicant testimony at the public hearing; council motion and roll-call announcement.