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<br /> e e <br />Staff Report Zone Change Request #R96-005 October 17, 1996 <br />Requested for: Trs, 17B; 17D; & 17E; Crescent View, which is further described as <br /> being located at 2803 Old Hwy, 146 (S. Broadway), La Porte, Texas, <br />Requested by: James H, Robertson, Owner's Agent <br />Current Zoning: High Density Residential (R-3) <br />Requested Zoning: General Commercial (GC) <br />Background: The tract in question has an existing building, which in the past has served <br /> as drinking establishments, In September, 1989, the zoning of the <br /> property became R-3, which resulted in the building and use becoming <br /> considered "pre-existing, non-conforming", The building and the use <br /> continued to operate until 1995. <br /> In mid-1995, the electricity and water service was discontinued and the <br /> building became vacant, In May, 1996, the City received a request for <br /> a zoning permit to open a new drinking establishment, Based on the <br /> discontinued utilities and the vacancy of the building, the "pre-existing, <br /> non-conforming use" expired and the zoning permit was denied, At this <br /> time, only a permitted R-3 use would be allowed to operate at this <br /> location, <br />Analysis: The applicant, Mr, Robertson, is seeking a rezoning (GC) of the property <br /> to re-open a non-conforming use, (See Exhibit A) <br /> Staff, in reviewing the applicant's request, has found some merit to the <br /> request. The current Land Use Plan does not show the area to be <br /> intended for commercial use, however, the City has been consistent with <br /> providing a portion of Neighborhood Commercial (NC) or (GC) along <br /> major roads within our city limits, Also, the property or individual <br /> tract(s) may be too small to allow development of some R-3 uses, <br /> The tract in question does not comply with current commercial regulations <br /> concerning landscaping, building setbacks and parking, however, some <br /> changes to the property could bring the property closer to compliance, <br /> Close proximity to the surrounding residential areas should playa role in <br /> the final decision concerning zoning, Staff feels a (GC) designation would <br /> provide too broad a range of commercial activity and traffic, <br /> A (NC) designation would create an opportunity for the current vacant <br />