O-2004-1501-WWW scup04-010 not signed

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SCU04-010 July 15, 2004 Page 30f4 e e Landscaping / Screening - The property abuts commercial uses along Underwood Road. This is the most public face of the tract. Staff suggests that a substantial portion of the facility's landscaping should be placed on Underwood Road. In addition, heavy landscaping and screening shall be required adjoining residential properties to the rear. The building style coupled with the proposed landscaping and setbacks should result in a facility that is attractive and compatible with surrounding properties. Staff found the request satisfies all applicable Ordinance requirements. The request is not incompatible with the goals and objectives of the Comprehensive Plan. Under certain conditions, the specific use is compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair property values within the immediate vicinity. Recommendation: While the Staff initially did not recommend approval ofScU#04-004, based upon additional analysis with the owner/developer the following facts and considerations should be considered: . The shape of the tract, being narrow and deep, coupled with the pipeline easement which allows no construction or paving other than a driveway, presents some difficulty for normal retaiVcommercial development. . The pipeline easement through the remaining tracts offers similar challenges to other commercial development . Changes in the developer's plans enhance compatibility with surrounding developments. One viewpoint is that while the applicant's use may be appropriate, traditional commerciaVretail development is still possible and remains the best possible use of the land and benefit to the City as seen in the surrounding developments. A future PUD may be considered to deal with the unique nature of the pipeline. Currently, the City of La Porte has seven (7) existing facilities offering the same or similar service. A mop of these locations has been provided in your packets. Another opinion is based upon the prolonged vacancy of the tract in question and given the facts presented above, the proposed use is appropriate due to the shape of the associated tract of land and the pipeline easement. Normal retail development would be at a disadvantage. Establishments in the vicinity endorse the application. Based upon occupancy rates of the existing facilities and recent applications for expansions, there appear to be reasonable demands for such service. Staff recognizes the developer is willing to blend this development to be architecturally and aesthetically pleasing. If approved, the Planning and Zoning Commission may recommend Special Conditional Use Permit #SCU04-01O subject to, as a minimum, the following conditions: