09-18-2003 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission

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Staff Report Mini -Storage October 16, 2003 Special Conditional Use Permit #SCU03-003 Background: The applicant is proposing a mini -storage warehouse on the tract bounded by West `I' Street (unimproved) on the north, and South 2nd Street on the west. The property is zoned General Commercial (GC). Mini -Storage warehousing (SIC #4225) is classified as a Conditional Use in GC zone. In addition, the property owner wants to replat the whole property and incorporate the 701z25' lots across the alley in the development project. This action increases the degree of non -conformity of the adjacent 551z25' lots. As a result, these lots would remain non -conforming. Analysis: Staff reviewed this request using the Code of Ordinances Sections 106-216, 106-217, and all applicable elements of the La Porte Comprehensive Plan as a guide. Considerations were given to the following issues: • Character of the surrounding and adjacent properties; . • Existing use. of nearby properties, and the extent to which a land use classification would be in harmony with such existing uses or the anticipated use of the properties; • Suitability of the property for the uses to which would be permissible, considering density, access and circulation, adequacy of public facilities and services, and other considerations; • Extent to which the designated use of the property would harm the value .of adjacent land uses; • Extent to which the proposed use designation would adversely affect the capacity or safety of that portion of road network influenced by the use; • Extent to which the proposed use designation would permit excessive air, water or noise pollution, or other environmental harm on adjacent land use designations; and, • The gain, if any, to the public health, safety, and welfare due to the existence of the land use designation. Land Use — The City's Comprehensive Plan shows this area developing with commercial uses. The existing land uses are primarily commercial (restaurants, drug store, auto parts, hardware store, insurance company, and doctor's office etc.) However, there are single-family residences just west of 2°d Street and north of West `I' Street. This use may not be compatible with the residences across the street. Screening is needed and hours of operation should be limited. In addition, the property needs to be replatted. It is also noted that the maximum lot coverage for any development in GC zone is 40%. Staff will ensure that the lot coverage does not exceed the maximum during the plan review process. Transportation - Staff notes that the subject tract abuts on South 2nd Street (60'ROW) which connects with Fairmont Parkway with 100' ROW.