HomeMy WebLinkAboutO-2007-1501-Z5 Passed scup07-007
7/8
REQUEST FOR CITY COUNCIL AGENDA ITEM
Appropriation
Source of Funds: NA
Account Number: NA
Amount Budgeted: NA
Amount Requested: NA
Budg:et Item: NA
Agenda Date Requested: September to. 2007
Requested By: Wavne ~~ A A.
/~
Department: Planning:
Report: _Resolution: _Ordinance: X
Attachments:
Ordinance
P&Z Staff Report
Aerial Map
Sketch Plan
SUMMARY
On August 27, 2007, the City Council voted to continue the Public Hearing for #SCU07-007 in order to
gather more information about a proposed project to develop an office/warehouse facility on N. 8th Street.
At issue is the proposed height of the warehouses within the developed tract and the impact to the pending
residential development to the east of the subject tract. Subsequent to the meeting, Staff has learned that
the developer intends the warehouses to be 21 feet in height. While the General Commercial Zoning
District does not impose a height restriction, Council may consider a modification to the SCUP which
ensures that the developer complies with the proposed height of the buildings to lessen the impact on
adjacent residential development. A recap of the proposed development and SCUP follows:
The Planning and Zoning Commission, during its July 19,2007, meeting, held a public hearing to receive
citizen comments regarding Special Conditional Use Permit Request #SCU07-007. The request,
submitted by Mr. John Bible, seeks approval of a Special Conditional Use Permit (SCUP) for developing
an office/warehouse facility on approximately 1.1478 acre tract of land located in the 500 block of North
8th Street. Warehousing activity is classified as a "conditional use' in general commercial zoning districts.
A Special Conditional Use Permit is required per Code of Ordinances, Chapter 106 (zoning).
The applicant is proposing four 4,675 sq.ft (85'x55') warehouse buildings on the subject tract located
along North 8th Street, one block south of Barbour's Cut Boulevard. The plan is to develop these
warehouses, which may cater to small businesses in the area or anticipated businesses to be located to La
Porte. The existing land uses are primarily commercial, (e.g. businesses along North 8th Street are special
trade contractors, offices and storage/warehouses). There are predominantly trucking related businesses
and other services, (e.g. truck stop, truck tires sales & repair services) located along Barbour's Cut
Boulevard one block north of the subject property. The property also abuts residential zoned properties to
the east (Northside Neighborhood), where the City hopes to build four single-family dwellings under the
HOME grant program along North 7th Street. The setback area adjacent to the alley should be utilized for
screening of the commercial establishment from the residential properties. As per item 9 of the special
conditional use permit, in addition to the landscaping and screening, a substantial portion of the facility's
landscaping should also be placed along North 8th Street. If planned properly, the proposed
landscaping/screening and additional setback should result in a facility that is attractive and compatible
with surrounding properties.
One of the directives of the Comprehensive Plan is to encourage new and sustained investment in the City
as the basis of a successful redevelopment strategy. With limited commercial exposure on 8th Street, it
was felt by the Commissioners that warehousing in support of local businesses may be the best use.
Public Notices were mailed to thirteen (13) property owners. No responses were received. At the
conclusion of the public hearing, the Commission agreed with the staffs statement and amended a
condition to the SCUP that the owner/developer must replat the property if subdivided. By unanimous
vote, the Planning and Zoning Commission has recommended City Council consider approval of Special
Conditional Use Permit #SCU 07-007 with the conditions as listed in the SCUP attached herewith.
Action Required bv Council:
1. Continue the Public hearing.
2. Consider Planning and Zoning Commission recommendation to approve Special Conditional Use
Permit #SCU 07-007 for a 1.1478 acre tract ofland located in the 500 block of North 8th Street.
3. Consider an amendment to #SCU 07-007 to add "Buildings are to be no greater than 21 feet in
height as measured by standard practice by the City of La Porte."
Approved for City Council A2enda
rr!o?
\
Date
ORDINANCE NO. 1501- 2 ~
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF THE CITY OF LA PORTE, CHAPTER
106, MORE COMMONLY REFERRED TO AS THE ZONING ORDINANCE OF THE CITY OF LA
PORTE, BY GRANTING A SPECIAL CONDITIONAL USE PERMIT #SCU07-007 FOR THAT CERTAIN
PARCEL OF LAND DESCRIBED AS FOLLOWS, TO-WIT: LOTS 1 THRU 16, BLOCK 101, TOWN OF
LA PORTE, JOHNSON HUNTER SURVEY, ABSTRACT 35, LA PORTE, HARRIS COUNTY, TEXAS
FOR THE PURPOSE OF DEVELOPING OFFICEIWAREHOUSE FACILITY IN A GENERAL
COMMERCIAL (GC) ZONE; MAKING CERTAIN FINDINGS OF FACT RELATED TO THE SUBJECT;
FINDING COMPLIANCE WITH THE OPEN MEETINGS LAW; AND PROVIDING AN EFFECTIVE DATE
HEREOF;
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF LA PORTE:
"Section 1.
The City Council of the City of La Porte hereby finds, determines and
declares that heretofore, to-wit, on the 19th day of July, 2007, at 6:00 p.m. a Public Hearing was
held before the Planning and Zoning Commission of the City of La Porte, Texas, pursuant to
due notice as required by the Open Meetings Law, Chapter 551, Texas Government Code, to
consider the question and the possible reclassification of the zoning classification of the
hereinafter described parcels of land. There is attached to this Ordinance as Exhibit "A", and
incorporated by reference herein and made a part hereof for all purposes, a copy of Notice of
Public Hearing, which the City Council of the City of La Porte hereby finds was properly mailed
to all owners of all properties located within two hundred feet (200') of the properties under
consideration.
"Section 2. The publisher's affidavit of publication of notice of said hearing is attached
hereto as Exhibit "B", incorporated by reference herein and made a part hereof for all purposes.
"Section 3.
On July 19, 2007, the Planning and Zoning Commission of the City of La
Porte met in regular session to consider changes in classification, which were the subject of
such public hearing. The City Council of the City of La Porte is in receipt of the written
recommendations of the City of La Porte Planning and Zoning Commission, by letter dated on
the 30th day of July, 2007, a true copy of which letter is attached hereto as Exhibit "C",
incorporated by reference herein and made a part hereof for all purposes.
ORDINANCE NO. 1501- 25'
Page 2
"Section 4.
Subsequent to receipt of the recommendation of the City of La Porte
Planning and Zoning Commission, the City Council of the City of La Porte called a public
hearing on the proposed classification changes and the recommendation of the Planning and
Zoning Commission on the 2ih day of August, 2007, at 6:00 p.m., and pursuant to due notice,
to consider the recommendation of the Planning and Zoning Commission regarding the possible
reclassification of the zoning classification of the hereinafter described parcels of land. There is
attached to this Ordinance as Exhibit "0", incorporated by reference herein and made a part
hereof for all purposes, a copy of the notice of public hearing.
"Section 5.
The publisher's affidavit of publication of notice of said hearing is attached
hereto as Exhibit "E", and incorporated by reference herein and made a part hereof for all purposes.
"Section 6.
The conditions of the said Special Conditional Use Permit are as set forth
in the incorporated terms of the Special Conditional Use Permit, a true copy of which is attached
hereto as Exhibit "F". The description of said parcels of land classified pursuant to said Special
Conditional Use Permit is as follows, to-wit:
Lots 1 thru 16, Block 101, Town of La Porte, Johnson Hunter Survey, Abstract 35, La Porte,
Harris County, Texas.
"Section 7.
The City Council of the City of La Porte hereby finds, determines, and
declares that all prerequisites of law have been satisfied and hereby determines and declares
that the amendments to the City of La Porte Zoning Map and Classification contained in this
Ordinance as amendments thereto are desirable and in furtherance of the goals and objectives
stated in the City of La Porte's Comprehensive Plan.
"Section 8.
The City Council officially finds, determines, recites and declares that a
sufficient written notice of the date, hour, place and subject of this meeting of the City Council
was posted at a place convenient to the public at the City Hall of the City for the time required
by law preceding this meeting, as required by the Open Meetings Law, Chapter 551, Texas
ORDINANCE NO. 1501- 1.. 5"
Page 3
Government Code; and that this meeting has been open to the public as required by law at all
times during which this ordinance and the subject matter thereof has been discussed,
considered and formally acted upon. The City Council further ratifies, approves and confirms
such written notice and the contents and posting thereof.
"Section 9. This Ordinance shall be in effect from and after its passage and approval.
Passed and approved this the I 0#- day Of:2ep:L; 2007.
CITY R LA PORTE ~
By: ~L~)~
ALTON PORTER, Mayor
ATTEST:
By y11lraftl{~ ~ ~C
MAR HA GILLETT, City Secr~tary
f1
By:
CLARK ASKINS, Assistant City At
zU.~
#SCU07-007
THE STATE OF TEXAS
COUNTY OF HARRIS
CITY OF LA PORTE
NOTICE OF PUBLIC HEARING
In accordance with the provisions of Section 106-171 of the Code of Ordinances of the City
of La Porte, and the provisions of the Texas Local Government Code, notice is hereby given that the
La Porte Planning and Zoning Commission will conduct a public hearing at 6:00 P.M. on the 19th
day of July, 2007, in the Council Chambers of the City Hall, 604 West Faim10nt Parkway, La
Porte, Texas. The purpose of this hearing is to consider Special Conditional Use Permit Request
#SCU07-007, which has been requested for the property described as Lots 1-16, Block 101, Town
of La Porte, Johnson Hunter Survey, Abstract 35, La Porte, Harris County, Texas. John Bible, of
Bayport Properties, is seeking approval of a Special Conditional Use Pem1it for proposed
office/warehouse facility to be located in the 500 block of North 8th Street. As per City's Code of
Ordinances, warehousing is classified as a conditional use in General Commercial zoning districts.
A regular meeting of the Planning and Zoning Commission will follow the public hearing
for the purpose of acting upon the public hearing items and to conduct other matters pertaining to
the Commission.
Citizens wishing to address the Commission pro or con during the Public Hearing will be
required to sign in before the meeting is convened.
CITY OF LA PORTE
Martha Gillett, TRMC, CMC
City Secretary
A quorum of City Council members may be present and participate in discussions during this meeting, however, no
action will be taken by Council.
This facility has disability accommodations available. Requests for accommodations or interpretive services at
meetings should be made 48 hours prior to the meeting. Please contact the City SecretwJ! 's office at (281) 471-5020
or TDD Line (281) 471-5030 for further information.
r. ."
tAM l 01 J
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ei
r
SCUD7 -007
:'l"'"""l;'
(
OF
HE STATE
EXAS
;OUNTY OF HARRIS
820 S. 8th Street
a Porte, Texas 77571
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.................................
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.............................
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281-471-1234
Fax 281-471-5763
.;.::-:.:.;.;.:.:.....-......
;ITY OF LA PORTE
NOTICE OF PUBLIC
.~ ~Rl~h: 'p~~The
,ions of Section
06-17.1 of the Code
If Ordinances of the
~ity of La Porte, and
he provisions of the
iexas Local Govern- :
nent Code, notice is
lerebygiven that. the
:a F'ort~Planning ~nd City of La Porte
~oning .... ...... '.. Commission
0ii'.collduct a .;PUblicCounty of Harris
lear\ng":at 6:00..~~ft4....
i'nthe .19thd~y...of:> tate of Texas
iuly; '~;{>2oii7; "in :".'1he
::;ounCiI . Chambers '.. .of
~~st Ci~ai~m~in, P~~ 3efore me, the undersigned authority, on this date came and
Nay, .' La . Porte, Texas'lppeared Lisa Godfrey a duly authorized representative of The
fhe purpose of thl.s. ,
leari~gis to co~~id.er ~ayshore Sun a semi-weekly newspaper published and generally
SpeCial Conditional . '
Use' Permit Request Jistributed in the City of La Porte, Harris County, Texas and who
rlSCUD7-007, which If b' d I h h d' bl' h d .
~:b.J'~.t~'~ii~:r B:I~~or~ ~~:~~~~~w~rr.,tn~j~ e .notlce was pu IS e In
Block 101, Town' of La " CJ--T
Porte, ,John~on Hunter.
Survey, .... . Abstract >.:"~5,'
La Porte, Harris.
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SUD
;cOUrrtY:'i'.T~@'f:F
:Bible,):QL':'~~ypoi1
:~.rtie:>,.J.:js'::~:~~~~in94i.~i . .
Provalfofa"S'~'j;.Isa Godfrey.-
C d' ......... .. ....... pee,a .
.(?nltl()Qill;;.~.'U.se..1~~r~
mit. ....for...p,.opos~a..!;bf:!
fice/warehouse facility !
10 .' be . lOcated, in the i
500 '. block of NorthBth'
Str~et.As'pe,.'c!tY's
~od~ ~f.Qrdinan:ces,
'1arehi IS classi-
ied , .as conditional ,worn and subscribed before me this
Ise . m ,,,ral Com- ^, I
~erc'al, zing 'dis- , f-'(VC ~s12007.
'lctS. .:; ~'
. regular
feetmg of the Plan-
ng. and Zoning Com-
Isslon . will follow the
;~~~se heari~f' fO:~~~;.' ,\Jotary Public
Ion. .the public.. hear-',Harris County Texas
~ Items . and to ,con~' '
.ct other matters per-
nrng to the Commis,
In.
~
lc.f ---
day of
ymm!ll!l!l 11m W ti! i II illllm mm;! II!!!! i f I
~~ ;c,*,R.Y "u\, DEI'miS C. DUNHA.M ~
:::: '" (" NOTARY PUBLIC
= .,.~ y. ',> S"MTE OF TEXAS
G:;I.., -/l'- C _
~ >, OF <v omm. Exp. 10-01-20D8 _
i Em I II I!!ummm ml!UllmllWIII ! II: i: ~,t!!i
. . C i t i zen s My Commission Exprires fC>- {-o ~
'hmg to address the
mmission pro or I
I during the Public
~ring will be re- i
'ed to sign . in be-
, the meeting is I
vened,
~ITY OF LA PORTE
Martha Gillett
TRMC, CMC'
!Bi1
,....,
b
City of La Porte
Established 1892
July 30, 2007
Honorable Mayor Alton Porter and City Council
City of La Porte
Dear Mayor Porter and Council:
The La Porte Planning and Zoning Commission, during a regular meeting on July 19,2007, considered
Special Conditional Use Permit #SCU 07-007. The applicant, Bayport Properties, Inc., seeks approval ofa
proposed office/warehouse facility to be located in the 500 block of North 8th Street.
The Planning and Zoning Commission, by unanimous vote, recommended City Council consider approval
of Special Conditional Use Permit #SCU07-007 with the following conditions:
1. SCU#07-007 is specifically limited to the proposed development of North 8th Street Business Park.
2. This permit does not become valid until a Certified Development Site Plan is submitted to the City;
reviewed and approved in accordance with the requirements of the Development Ordinance.
3. All paving/parking material shall be either asphalt or concrete as per Public Improvement Criteria
Manual (PICM) of the City of La Porte.
4. Drainage to be planned to have a net zero effect for stormwater runoff for surrounding areas/residential
properties and mitigate any sheet flow or drainage corridor issues to the satisfaction of the City Engineer.
5. North 8th Street is not a designated truck route.
6. Ensure that maximum lot coverage does not exceed 40%.
7. Ensure that landscape plan shall accompany the site plan showing screening andlor buffer between
commercial uses and residential properties.
8. Provide an irrigation system to ensure that all landscaping and screening is properly maintained by the
owner/developer.
9. In addition, landscaping must be provided along North 8th Street to insure an attractive appearance of the
facility.
10. Number of driveways shall be limited to two (2) along North 8th Street as shown on the sketch plan.
11. A fence shall not be erected within the front yard setback (20') of any commercial establishment per
Section 106-797(2) of the Code of Ordinances.
12. All new fencing and signage shall require a separate permit from the City's Inspection Division.
13. Installation and maintenance of the sidewalks is the sole responsibility of the owner/developer.
14. The property needs to be platted, if subdivided.
15. The Developer shall comply with all other applicable laws and ordinances of the City of La Porte and
the State of Texas.
c: John Joerns, Interim City Manager
Clark Askins, Assistant City Attorney
Planning and Zoning Commission
604 VI Fairmont Phvy · La Porte, Texas 77571 · (281) 471-5020
EXHIBIT
t".
'..I
#SCU07-007
THE STATE OF TEXAS
COUNTY OF HARRIS
CITY OF LA PORTE
NOTICE OF PUBLIC HEARING
In accordance with the provisions of Section 106-171 of the Code of Ordinances of the City
of La Porte, and the provisions of the Texas Local Government Code, notice is hereby given that the
La Porte City Council will conduct a public hearing at 6:00 P.M. on the 27th day of August, 2007,
in the Council Chambers of the City Hall, 604 West Fairmont Parkway, La Porte, Texas. The
purpose of this hearing is to consider Special Conditional Use Permit Request #SCU07 -007, which
has been requested for the property described as Lots 1-16, Block 101, Town of La Porte, Johnson
Hunter Survey, Abstract 35, La Porte, Harris County, Texas. John Bible, of Bayport Properties, is
seeking approval of a Special Conditional Use Permit for proposed office/warehouse facility to be
located in the 500 block of North 8th Street. As per City's Code of Ordinances, warehousing is
classified as a conditional use in General Conmlercial zoning districts.
A regular meeting of the City Council will follow the public hearing for the purpose of
acting upon the public hearing items and to conduct other matters pertaining to the Council.
Citizens wishing to address the Council pro or con during the Public Hearing will be
required to sign in before the meeting is convened.
CITY OF LA PORTE
Martha Gillett, TRMC, CMC
City Secretary
A quorum of City Council members may be present and participate in discussions during this meeting, however, no
action vvi!! be taken by Council.
This facility has disability accommodations available. Requests for accommodations or interpretive services at
meetings should be made 48 hours prior to the meeting. Please contact the City Secretary's office at (281) 471-5020
or TDD Line (281) 471-5030 forfurther h?formation.
EXHiBiT
THE STATE OF
Ti=Y4,<;
COUNTY OF
HARRIS
CITY OF
LA PORTE
820 S. 8th Street
Porte, Texas 77571
....-;-...:.:.:.:.:.:.:-:.:.......:...
...-.........................
...;......................-.......................-..
...:.:.;.;-;.:-;.;.:.;.;.;.:-:.:.:...........
281-471-1234
Fax 281-471-5763
,...................................................
.....-..............................................
--................
~~:.:.:...........
NOTICE OF
PUBLIC HEARING fh S
In accor- . e un
dance with the provi-
sions of Section
106-171 of the Code
~~ty O~1in~~ce~ort~f ;~~ 'Serving Th;tjIJJJI')::I;:~ Since 1947'
the provisions of the
Texas Local Govern-
ment Code, notice is
hereby given that the..
t~ Porte City Council ~Ity of La Porte
Will conduct a public... f H '
hearing at 6:00 P.M. "ounty 0 arns
on the 27th day of 't t f T
August, 2007, in the) a e 0 exas
Council Chambers' of
the City Hall, 604
::;,t L:ai~~~~~ T::~~; ~efore me, the undersigned authority, on this date came and
The. purpose of this ~ppeared Lisa Godfrey, a duly authorized representative of The
'leanng IS to conslder~' , .
Special Conditional ~ayshore Sun, a semi-weekly newspaper published and generally
Use Permit Request 'I' "b d' th C'ty f L P rt H . C ty T d h
ftSCU07-007, which Istn ute In e loa 0 e, arns .oun , exas an w 0
1as been requested 'ft b' d I ~ ~~ t' bl" h d '
:or. the. property de- L er elng u y sworn, SWealj}-a e no Ice was pu IS e In
;cnbed as Lots 1-16, -he yshore Sun dated CD,
3Jock 101. Town of La ,
Jorte, Johnson Hunter I
,urvey, Abstract . 35,
_a Porte, Harris
~ounty, Texas. John
3ible: of Bayport Prop-
lrties, is seeking ap-
lroval of a Special
;ondilional Use Per- ,
nit for proposed of- .lsa Godfrey
Ice/warehouse facility
) be located in the
,00 block of North 8th ~?
llree!. As per City's !ill
:ode of Ordinances
larehousing is classi~"
ed as a, conditional
se i~f(j' ~t1 Com- ,( . ~
1.erciap,. .. Fl.I.n.g. dis- .lworn and subscnbed before me this ! ,-) day of
'lets. '.~~7 . Rt.Y \US-( ,2007,
A " regular ~
leeting of the "City , fJd~
'.ou nCi.1 will follol"l. t h. is ,"'..,....'
ublic heanng for .'.the ..... ~
urpose of acti,ng.,. ,
pon the public hear- ~ ,
Ig items and to con- iU.' otary Public
uct other matters per - ~
lining to the CounciL ~farris County Texas
L '
C it i zen s
ishing to address the.
ouncil pro or con (I.
Jring the Public' " . I ~
~aring will be re- fllly COmmiSSiOn Expnres /6 -C-O(}
Jlred to sign in be-
re --the meeting is',
mvened,
CITY OF
LA PORTE
artha
GiI-
EXHIBIT r:
City of La Porte
Special Conditional Use Permit # SCU 07-007
This permit is issued to:
John Bible, Bavport Properties, Inc.
Owner or Agent
11627 Noblewood Crest Ln., Houston, TX 77082
Address
For Development of:
North 8th Street Business Park
Development Name
500 Block of North 8th Street La Porte
Address
Legal Description:
Lots 1-16, Block 101, Town of La Porte
Zoning:
General Commercial (GCl
Use:
OfficelWarehouse facilitv
Permit Conditions:
1. SCUP#07-007 is specifically limited to the proposed development of 8th Street Business Park.
2. This permit does not become valid until a Certified Development Site Plan is submitted to the City; reviewed
and approved in accordance with the requirements of the Development Ordinance.
3. All paving/parking material shall be either asphalt or concrete as per Public Improvement Criteria Manual
(PICM) of the City of La Porte.
4. Drainage to be planned to have a net zero effect for stormwater runoff for surrounding areas/residential
properties and mitigate any sheet flow or drainage corridor issues to the satisfaction of the City Engineer.
5. North 8th Street is not a designated truck route.
6. Ensure that maximum lot coverage does not exceed 40%.
7. Ensure that landscape plan shall accompany with the site plan showing screening and/or buffer between
commercial uses and residential properties.
8. Provide an irrigation system to ensure that all landscaping and screening is properly maintained by the
owner/developer.
9. In addition, landscaping must be provided along North 8th Street to insure a positive appearance of the facility.
10. Number of driveways shall be limited to two (2) along North 8th Street as shown on the sketch plan.
11. Fence shall not be erected within the front yard setback (20') of any commercial establishment per Section 106-
797(2) of the Code of Ordinances.
12. All new fencing and signage shall require separate permit from the City's Inspection Division.
13. Installation and maintenance of the sidewalks is the sole responsibility of the owner/developer.
14. The property must be platted if divided.
15. The Developer shall comply with all other applicable laws and ordinances of the City of La Porte and the
State of Texas.
Failure to begin construction within 12 months after issuance or as scheduled under the terms of a special
conditional use permit shall void the permit as approved, except upon an extension of time granted after
application to the Planning and Zoning Commission.
If construction is terminated after completion of any stage and there is ample evidence that further development is
not contemplated, the ordinance establishing such special conditional use permit may be rescinded by the City
Council, upon its own motion or upon the recommendation of the Planning and Zoning Commission of the City of La
Porte, and the previous zoning of the entire tract shall be in full effect on the portion which is undeveloped.
-0,
Staff Report
July 19,2007
North 8th Street Business Park
Special Conditional Use Permit #SCU07-007
ReQuested by:
Mr. John Bible
ReQuested for:
1.1478 acres of land, containing all of Lots 1 thru 16, Block 101, as recorded
in Volume 58, Page 563 H.C.C.P., Johnson Hunter Survey, Abstract No. 35,
La Porte, Harris County, Texas.
Location:
500 Block of North 8th Street
Zoning:
General Commercial (GC)
Proposed Use:
Office/Warehouse
Background:
The applicant is proposing four 4,675 sq.ft (85'x55') warehouse buildings on
a 1.1478 acre tract located in the 500 block of North 8th Street, one block
south of Barbour's Cut Boulevard.
The property is zoned General Commercial (GC). General Warehousing and
storage (SIC #4225) is classified as a 'Conditional Use' in GC zoning
districts. The reason some uses are conditional in GC zones is that in certain
instances the Commission may feel that a use may be appropriate if further
conditions are considered on a case-by-case basis.
Analvsis:
Staff reviewed this request using the Code of Ordinances Sections 106-216,
106-217 (pertains to SCUP), all applicable elements of the La Porte
Comprehensive Plan, Development Ordinance, and Code of Ordinances
(Chapter 106) 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 ofthat 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.
8th Street Business Park
SCU07-007
Page 2 of 4
Land Use - The City's Land Use Plan shows this area developing with
commercial uses. The existing land uses are primarily commercial, e.g.
businesses along North 8th Street are special trade contractors, offices and
storage/warehouses. There are predominantly trucking related businesses
and other services, i.e. truck stop, truck tires sales & repair services
located along Barbour's Cut Boulevard one block north of the subject
property.
Transportation - Staff notes that the subject tract is in proximity to State
Highway 146 and Barbour's Cut Boulevard. The property will have access
along North 8th Street (80'ROW), runs north-south between West Main
Street and Barbour's Cut Boulevard. North 8th Street is not a designated
truck route. The transportation/traffic system should accommodate the
traffic and existing properties should not be impacted by the proposed
development. The existing roads are adequate to support the project and
the proposed development should not conflict with the Thoroughfare Plan.
Utilities and Drainage - Staff reviewed the existing facilities and services
for each of the components of the utility system for the proposed
development. An 8" water line runs east-west in the north right-of-way of
West Madison Street, south of the property in question. Existing water is
adequate for potable but may require fire protection for the proposed
development. The nearest fire hydrant is located at the northwest comer of
8th Street and West Madison Street. A sanitary sewer line runs in the 16'
public alley just east of the property. The development requires on-site
detention/retention with the planned outfall to nearby drainage channel.
Landscaping/Screening - The property abuts residential zoned properties to
the east (Northside Neighborhood). The City hopes to build four single-
family dwellings under the HOME grant program to the east of the subject
property along North 7th Street. When a commercially zoned property is
adjacent to residential uses, a 20' rear building setback is required. The
setback area adjacent to the alley should be utilized for screening of the
commercial establishment from the residential properties. Staff suggests
heavy landscaping and screening in this area and a substantial portion of the
facility's landscaping should also be placed along North 8th Street. If
approved, the proposed landscaping/screening and additional setback should
result in a facility that is attractive and compatible with surrounding
properties.
Economic Development - One of the intentions of the Comprehensive Plan
is to encourage new and sustained investment in the City as the basis of a
successful redevelopment strategy. This may be achieved by encouraging
in-fill development within existing infrastructure service areas. As per plan,
commercial, retail, and service activities shall be clustered throughout the
City and be convenient to residential areas. In this case, the plan is to
develop warehouses, which may cater to small businesses in the area or
anticipated businesses to be located to this area. The intent for commercial
8th Street Business Park
SCU07-007
Page 3 of 4
Conclusion:
uses is to include a balanced mixture of miscellaneous shopping, strip
centers, free-standing commercial sites, and neighborhood stores. With the
development of these small office/warehouse buildings, the goals and
objectives of the plan may not be achieved. Sales tax is another factor that
should be reviewed when considering this request.
Sidewalks - Section 5.02 of the Development Ordinance empowers the
Commission to require pedestrian sidewalks when it feels their inclusion will
serve the public interest. Staff would recommend the inclusion of sidewalks.
Responsibility for construction of the sidewalks shall be the responsibility of
the owner/developer.
Based on the facts and considerations presented above, if the Planning and
Zoning Commission wishes to consider approval of this Special Conditional
Use Permit, staff suggests the following conditions as a minimum be added:
. SCUP#07 -007 is specifically limited to the proposed development of
8th Street Business Park.
. This permit does not become valid until a Certified Development Site
Plan is submitted to the City; reviewed and approved in accordance
with the requirements of the Development Ordinance.
. All paving/parking material shall be either asphalt or concrete in
accordance with the Public Improvement Criteria Manual (PICM) of
the City of La Porte.
. Drainage to be planned to have a net zero effect for stormwater runoff
for surrounding areaslresidential properties and mitigate any sheet flow
or drainage corridor issues to the satisfaction ofthe City Engineer.
. North 8th Street is not a designated truck route.
. Ensure that maximum lot coverage does not exceed 40%.
. Ensure that landscape plan shall accompany the site plan showing
screening and/or buffer between commercial uses and residential
properties.
. Provide an irrigation system to ensure that all landscaping and
screening is properly maintained by the owner/developer.
. In addition, landscaping must be provided along North 8th Street to
insure an attractive appearance of the facility.
. Number of driveways shall be limited to two (2) along North 8th Street as
shown on the sketch plan.
. A fence shall not be erected within the front yard setback (20') of any
commercial establishment per Section 106-797(2) of the Code of
Ordinances.
. All new fencing and signage shall require a separate permit from the
City's Inspection Division.
. Installation and maintenance of the sidewalks is the sole responsibility
ofthe owner/developer.
. The property must be platted.
8th Street Business Park
SCU07-007
Page 4 of 4
. The Developer shall comply with all other applicable laws and
ordinances of the City of La Porte and the State of Texas.
Options available to the Commission are:
. Recommend to Council approval of this SCUP with additional
conditions.
. Recommend to Council denial of this SCUP.
. Table this item for further consideration by the Commission.
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LEGAL DESCRIPTION:
A I,H1BACRES OF lANO. CONTAINING All OF lOTS I
TH/lU 16. BLOCK lQI AS RECORDED IN VOLUME !ill.
PAGE !i6~ H.C.C.f,. CITY OF LA POInt,. HARRIS
COUNTY.TElUIS
BENCH MARK:
ElEV....T1QitS llASEll 00 THE 2001 AOJUSTto4HH USING
IlENCtu.W1;KIl6OO.1S
FLOOD PLAIN INFORflo1ATlON:
8'1' GRAPHIC PLOTTING ONLY. THIll TRACT OF lAND
lIES IN flOOD ZONE X (UNSliAOED). "AREAS
OeSIGNATED TO Be OUTSlOf TilE 5OO.YEAR FLOOD
PLAIN", ACCORDING TO f.f t.U. FEDERAL
INSURANCE RATE MAP NO. ~B201c()945 J: S~ UAP
RE\lISEO:NOV.6,1996.
IIY GRAPHIC PLOTTING ONlY, THIS TRACT Of LAND
liES IN lDfl/E l( IUtlSt1AOEOI-"NU;AS OETEIUAINED
TO BE OUTSIDE THE SOO.YEAAfLOOOPVJN",
ACCORDING TO C~fU:NT TROPICIlL STORM AlUSON
HECOl/fRY PROJECT IT .s.....fl..P.)MAP NO. 4B2G1COs..l5
L; DATED SEPTEMBER 30. ;wo~ (HOlf: TIIE6E UAf'S
HAVE NOl B.EE"lIUJOPTfD tiDfl APPROVED a'l'
F.E.....A..; HOweVER. THE ClT'l' Of HOUSTON AHO
ttAkRIS COUNIY AHt:Ht:LYINO Ul'0N IHIS
INFORMATION FOR PROPOSED DEVELOPMENT SITES)
UNDERGROUND UTILITY NOTE:
CONTRACTOR SHALL VERiF'l'LOCATION OF
UNDERGROUND UfltJTY LINES B'l' CONTACTING THE
HOUSTON,/IJU;A UTIlITY COORDINATING COfdMIDEE
AlllH41i~1i4li FORIYEIGHT i4llHOllRS BEfORt:
ilEGINNLNG WORI<
ALPINE ENGINEERING
CI\/L ENClt&RS
..800 WADa a...um. IIROOKIIIII8II. 'I'X n.ua
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