HomeMy WebLinkAbout09-15-16 Regular Meeting of the Planning and Zoning Commission
CityofLaPorte
PlanningandZoningCommissionAgenda
Noticeisherebygivenofa RegularMeeting oftheLaPortePlanningandZoningCommissiontobeheld
on Thursday,September15,2016at6:00p.m.atCityHallCouncilChambers,604WestFairmont
Parkway,LaPorte,Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.OpenpublichearingtoreceiveinputonanapplicationforSpecialConditionalUsePermit#16
91000003,arequestbyKennethandJoanneHumphriestoallowforconstructionofasecondary
dwellingunitonthepropertylocatedat2711CrescentDrive,legallydescribedasTract1,Crescent
ViewSubdivision.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
4.Closepublichearing.
5.ConsiderapprovalorotheractiononSpecialConditionalUsePermitrequest#1691000003.
6.Administrativereports.
7.Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecific
factualinformationorexistingpolicy.
8.Adjourn.
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting;
however,noactionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe
received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CERTIFICATION
IcertifythatacopyoftheThursday,September15,2016,agendaofitemstobeconsideredbythe
PlanningandZoningCommissionwaspostedontheCityHallbulletinboardonthe_____dayof
____________________,2016.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
City of La Porte, Texas
Planning and Zoning Commission
September 15, 2016
AGENDA ITEM 3-5
Consider recommendation of approval of a Special Conditional Use Permit (#16-91000003)
to -in-la
on the property located at 2711 Crescent Drive and also described as
Tract 1, Crescent View Subdivision
Applicant: Kenneth & Joanne Humphries
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Planning and Zoning Commission Meeting
September 15, 2016
SCUP, Humphries Secondary Dwelling Unit
Planning and Development Department
Staff Report
ISSUE
Consideration of a request by Kenneth Humphries and Joanne for a Special Conditional
Use Permit (SCUP) to allow construction of -in-
2711 Crescent Drive, legally described as Tract 1,
Crescent View Subdivision.
RECOMMENDATION
Should the Commission desire to consider a recommendation for approval of this
request, staff recommends considering various conditions, as described later in this staff
report.
DISCUSSION
Applicant:
Kenneth Humphries
:
The applicant desires to construct an 880 square foot secondary dwelling on their
-in-The attached
Exhibit A includes the SCUP Application, project description letter and site plan drawings
submitted by the applicant.
Site:
The legal description of the subject parcel is Tract 1 of the Crescent View Subdivision
and is located east of S. Broadway between Wharton Weems and McCabe. The site
contains an existing single family residential house. The attached Exhibit B is an area
vicinity map showing the location of the .
Background Information:
The subject site is 33,241 square feet in area and is zoned R-1, Low Density Residential.
The Citlow density residential.
The following table summarizes the surrounding zoning and land uses:
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Planning and Zoning Commission Meeting
September 15, 2016
SCUP, Humphries Secondary Dwelling Unit
Zoning Land Use
bƚƩƷŷ R-3, High Density Residential Pelican Bay Townhomes
{ƚǒƷŷ R-1, Low Density Residential Existing house at 2715 Crescent Drive
ĻƭƷ R-1, Low Density Residential Existing House at 136 Crescent View
9ğƭƷ N/A Galveston Bay
Notification Requirements:
Staff finds that the public hearing notification requirements outlined in Section 106-171
were performed in accordance with all applicable code provisions, including the
following: notice in a newspaper of general circulation at least 15 days prior to the
hearing; written notice mailed to owners of real property within 200 feet of the site
within 10 days of the hearing; sign posted on the site within 15 days of the hearing.
as required by state law.
At the time this staff report was drafted, four response letters were received all in
support of the request (see Exhibit C).
Analysis:
residential use table (Section 106-331) allows for secondary dwelling units in
the R-1 district through consideration of a Special Conditional Use Permit. Although the
-
in-The following are a
number of considerations staff analyzed as part of this application:
Use.
There is currently a trend across the country to allow for secondary dwelling units on
lots as mother-in-law suites. There have been approval of similar requests in the City in
the past few years. Secondary dwelling units provide that ability while providing some
privacy and separation through detaching the structure. The use of this site will remain
single family detached residential, however the applicant is requesting consideration of
this SCUP to allow for construction of a separate structure that will house family and
guests on special occasions.
Building Permit.
Because this is residential development, a certified site plan is not required. However,
the applicant will be required to submit all applicable information as part of the
required building permit application. The proposed secondary dwelling will be required
Ordinance and will be reviewed at the time of building permit review.
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Planning and Zoning Commission Meeting
September 15, 2016
SCUP, Humphries Secondary Dwelling Unit
Driveway Access.
preliminary layout shows that the proposed secondary dwelling will
utilize the existing driveway. There are no plans at this time that indicate a separate
driveway for the proposed secondary dwelling.
Conclusion:
Section 106-217 of the Code of Ordinances outlines specific conditions for approval of
SCUP applications. There are three different conditions that must be met in order to
approve
finding on each:
Condition: Staff Analysis:
(1) That the specific use will be The proposed secondary dwelling unit will be compatible with the use
compatible with and not of other properties in the vicinity as it will still maintain the use of the
injurious to the use and property as single-family detached residential.
enjoyment of other property,
nor significantly diminish or
impair property values within
the immediate vicinity.
(2) That the conditions placed on The conditions staff is recommending are outlined in the following
such use as specified in each section of this staff report. Approval of this SCUP will allow the
district have been met by the applicant to construct a secondary dwelling unit on the subject
applicant. property, however the construction will need to comply with all
applicable building and zoning codes. Those requirements will be
reviewed by staff at the time of building permit submittal. The
Commission has the authority to impose additional conditions on the
SCUP.
(3) That the applicant has agreed The applicant will need to verify whether or not the conditions
to meet any additional imposed are acceptable.
conditions imposed, based on
specific site constraints, and
necessary to protect the public
interest and welfare of the
community.
Based on the analysis above, staff finds that if the Planning and Zoning Commission
desires to recommend approval of the proposed Special Conditional Use Permit, then a
number of conditions should be considered in the approval.
1. All necessary documentation for building permit review must be submitted in
2. The plan shall comply with all applicable
ordinances
of the City of La Porte and the State of Texas.
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Planning and Zoning Commission Meeting
September 15, 2016
SCUP, Humphries Secondary Dwelling Unit
3. The proposed secondary dwelling unit shall only be used for residential purposes.
\[Any additional conditions requested by the Planning and Zoning Commission.\]
ATTACHMENTS
Exhibit A: SCUP
Exhibit B: SCUP Application and Supplemental Information from the Applicant
Exhibit C: Area Map
Exhibit D: Notification Response Letters
4
EXHIBIT A
City of La Porte
Special Conditional Use Permit #16-91000003
This permit is issued to: Kenneth Humphries
Owner or Agent
7514 Olympia Drive, Houston, TX 77063
Address
For Development of: Secondary Dwelling Unit
Development Name
2711 Crescent Drive, La Porte, TX 77571
Address
Legal Description: Tract 1, Crescent View Subdivision
Zoning: R-1, Low Density Residential
Use: Single Family Residential, Secondary Dwelling Unit
Permit Conditions:
This Special Conditional Use Permit is applicable for the subject property. A copy of which shall be maintained
and Development Department upon approval. Project development shall be in
accordance with the following conditions:
1. All necessary documentation for building permit review must be submitted in conjunction with
2. The plan shall comply with
Code of Ordinances and all other department reviews and applicable laws and ordinances of the
City of La Porte and the State of Texas.
3. The proposed secondary dwelling unit shall be used only for residential purposes.
Failure to begin construction of the building 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 contract or agreement 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.
Validation Date:
Director of Planning City Secretary
ExhibitB
ExhibitB
ExhibitB
ExhibitB
ExhibitC
AREA MAP
E
OAKHURST AV
LOCATION OF
PROPERTY
SANDEL
VIEW
SCENT
CRE
M
C C
ABE
RD
VE
BAYSHORE A
F ST
INE BLUF
P
PI
NE B
LUFF
DR
1 inch = 300 feet
ExhibitD
ExhibitD
ExhibitD
ExhibitD