06-17-2004 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission

Browse Search

• scuo"10 July 15, 2004 Page 3 of 4 ]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. ina 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 of SCU#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 retail/commercial 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 commercial/retail 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 map of these locations has been provided in your packet 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 #SCU047010 subject. to, as a minimum, the following conditions: