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HomeMy WebLinkAbout11-02-1989 Public Hearing and Regular Meeting • MINUTES OF PLANNING AND ZONING COMMISSION MEETING November 2, 1989 Members Present: Chairman Janet Graves, Commissioners Inge Browder, Lola Phillips, Eugene Edmonds, Jack Gresham, Charlie Boyle. Members Absent: Commissioners Bobby Blackwell City Staff: Director of Community Development Joel H. Albrecht, City Inspector Mark Lewis, Community Development Secretary Nina Browning, Assistant City Attorney John ,Armstrong, Councilman Bob McLaughlin. Others Present: Dick Hayes from La Porte ISD, Edward Cook, Robert Browning. 1) CALL TO ORDER Meeting was called to order by Janet Graves at 7:00 PM. 2) APPROVAL OF MINUTES OF OCTOBER 19, 1989 MEETING A motion was made by Inge Browder and seconded by Eugene Edmonds to approve the minutes of the October 19, 1989 meeting as submitted. All were in favor and motion passed. 3) CALL PIIBLIC HEARING TO ORDER Chairman Janet Graves called the Public Hearing to order at 7:03 PM. CONSIDER SPECIAL CONDITIONAL USE PERMIT REQUEST SCU89-008: This request is for the purpose of constructing an addition to the Rizzuto Elementary school which is located on Tract 13A-3, W.B. Root Survey, Abstract 482, W.M. Jones Survey and further described as 201 North Farrington. CONSIDER SPECIAL CONDITIONAL IISE PERMIT REQIIEST SCU89-009: This request is for the purpose of constructing an addition to Bayshore Elementary School which is located on Lot 9 of Block 3 and Lots 1-12 of Block 4, Bay Oaks subdivision and further described as 301 Bay Oaks Drive. CONSIDER SPECIAL CONDITIONAL USE PERMIT REQUEST SCU89-010: This request is for the purpose of constructing an addition to the Lomax Elementary school which is located on La Porte ® Outlot 422 and the east 1/2 of La Porte Outlot 432 and further described as 10615 North Ave. "L". ® • • Planning & Zoning Meeting Minutes of 11-02-89 Page 2 of 6 Mrs. Graves turned the meeting over to Mr. Albrecht to bring the Commission up to date on the requests and recommendations by Staff. A. The La Porte Independent School District is requesting a Special Conditional Use Permit to allow the expansion of the Rizzuto Elementary School. Section 5-600, Table A of Zoning Ordinance 1501 designates public and private educational institutions (SIC 8211) a Conditional Use within R-1 Zones. A Conditional Use Permit is required for the construction of new schools or the expansion of existing facilities. The proposed expansion is to consist of an approximately 14,700 square foot addition which is intended to accommodate ten new classrooms, restroom facilities as well as mechanical room and janitor's closet. The following specific conditions and standards apply to this type of Conditional Use. Section 5-800 Special Use Performance Standards: A. Required Screening B. Traffic Control C. Compatibility with Surrounding Area D. Required Licenses obtained E. Compatible alterations & adequate parking F. Manufactured housing criteria: not applicable G. ,Density Bonus.: not applicable to this request Section 10-202 Conditions for Approval: A. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair values within the immediate vicinity. B. That the conditions placed on such use as specified in each district have been met by the applicant. C. That the applicant has agreed to meet any additional conditions imposed, based on specific site constraints, and necessary to protect the public interest and welfare of the community. Finally, regarding site specific conditions, staff would recommend the following. 1. Parking facilities shall be expanded, in conformance with all applicable ordinance requirements, to accommodate at ® least the minimum number of vehicles required by Section 10-609 of the Zoning Ordinance. • Planning & Minutes of Page 3 of 6 Zoning Meeting 11-02-89 • 2. A landscaped buffer, with a planting plan to be approved by the Director of Community Development, shall be developed between additional parking areas and adjacent property lines. Conclusion: Subject to compliance with the above listed conditions, the pre-requisite requirements of the Zoning Ordinance are met by the request. The proposed Rizzuto Elementary School expansion is therefore eligible to be considered for a Special Conditional Use Permit. Options• 1) Recommend approval of the request (A) As proposed (B) With additional or amended conditions 2) Recommend denial of the request 3) Table request for further consideration at a future date acting on the request. The Commission is however, obligated to forward its findings and recommendations to City Council within fifteen (15) days of the close of the Commission Public Hearing. Mr. Albrecht told the Commission that should they table the request, a second public hearing is not required prior to B. The La Porte Independent School District is requesting a Special Conditional Use Permit to allow the expansion of the Bayshore Elementary School. The proposed expansion is to consist of two additions: (1) to the east, an approximately 9,170 square foot wing and (2) to the west, an approximately 9,150 square foot wing. The new wings will accommodate a new library, cafeteria and several new class rooms. The same conditions and standards apply to this expansion as apply to the Rizzuto expansion. Subject to compliance with the conditions, the pre-requisite requirements of the Zoning Ordinance are met by the request. The proposed Bayshore Elementary School Expansion is therefore eligible to be considered for a Special Conditional Use Permit. The same conclusion and options apply to this request as to the Rizzuto request. ® • • Planning & Zoning Meeting Minutes of 11-02-89 Page 4 of 6 C. The La Porte Independent School District is requesting a Special Conditional Use Permit to allow the expansion of the Lomax Elementary School. The proposed expansion is to consist of an approximately 14,700 square foot addition which is intended to accommodate ten (10) new classrooms, restroom facilities as well as a mechanical room and janitor's closet. The same conditions and standards apply to this request as apply to the Rizzuto and Bayshore Elementary School expansion request. Subject to compliance with the conditions, the pre- requisite requirements of the Zoning Ordinance are met by the request. The proposed Lomax Elementary School Expansion is therefore eligible to be considered for a Special Conditional Use Permit. The same conclusion and options apply to this request as to the Rizzuto and Bayshore request. Mr. Edward C. Cook, 608 Fairfield, Shoreacres, was the only person speaking in opposition to the Bayshore Elementary School expansion. Mr. Cook was not in opposition to the expansion, but was concerned with the location, which would bring the building within one foot of his back fence, closing S it off like a brick wall. His greatest concern was the possibility of vandalism, plus things that go on at the school. Mr. Cook stated that on the east side of the school there is about 8-10 acres that could be used for the expansion and this would not close anyone in. He was wondering if it would be possible for the expansion to be done on this side instead of right next to him. 4) CLOSE PUBLIC HEARING Mrs. Graves closed the Public Hearing at 7:32 PM. 5) CONSIDER RECOMMENDATION REGARDING SPECIAL CONDITIONAL IISE PERMIT 8CU89-008. After brief discussion by the Commission a motion was made by Eugene Edmonds to recommend the Special Conditional Use Permit and seconded by Jack Gresham. All were in favor and the motion passed. The recommendation will go to City Council. 6) CONSIDER RECOMMENDATION REGARDING SPECIAL CONDITIONAL USE PERMIT 8CU89-009. After discussion on the input by Mr. Edward Cook, a motion was made by Inge Browder in the form of a recommendation to table this item until the Mr. Hayes of the La Porte School District could meet with the architect and restudy placement for the expansion, possibly putting the expansion on the east. ® • • Planning & Zoning Meeting Minutes of 11-02-89 Page 5 of 6 This motion was seconded by Lola Phillips and all were in favor. All were in favor and the motion passed and will be recalled at the next regular meeting on November 16, 1989. 7) CONSIDER RECOMMENDATION REGARDING SPECIAL CONDITIONAL USE PERMIT SCII89-010. A motion was made by Jack Gresham and seconded by Eugene Edmonds to recommend the Special Conditional Use Permit provided the conditions stated are met. All were in favor and the motion passed. The recommendation will go to the City Council. BREAK: 7:40 - 7:50 8) PRESENTATION OF THE PRELIMINARY PLAT OF THE BAY GREEN COLONY SUBDIVISION. (NO COMMISSION ACTION REQIIIRED) Mr. Albrecht stated that no action was needed on this item it was simply to bring the Commission up to date on where they were on the Bay Green Colony subdivision. ® 9) DISCUSSION OF THE 1989 ANNUAL REVIEW OF ZONING ORDINANCE NO. 1501. Mr. Albrecht gave the Commission a packet for the items for consideration and discussion on the 1989 annual review of the Zoning Ordinance. Mr. Albrecht said the items they are presenting are typos, adding of clarification and needed revisions/updating. Mr. Albrecht suggested they go over each item separately and get the comments and desires of the Commission item by item. Citation clause - Section 6-400, pg.37 - accepted Bed & Breakfast Definition - Section 3-100 - accepted Specific listing on placement of mobile homes - Section 5-600, Table A, pg.26 - accepted Residential - New listing (Bed & Breakfast Inn) - Section 5- 600, Table A - accepted Special'Use Performance Standards-Residential, pg. 32-35 - consider addition of two performance standards to this section: 1. Animal Specialties as a Primary Use - bring back to Commission with options 2. Bed & Breakfast Inns - as defined in Section 3-100 - accepted ® Amended listing - Section 6-400, pg. 37, Table A - Commercial Repair Services except for tank truck cleaning services - remove from listing accepted • Planning & Zoning Meeting Minutes of 11-02-89 Page 6 of 6 Industrial - Section 7-500, Table A, pg. 48 - SIC 5093 currently listed as Conditional Uses in Light Industrial zones and permitted in Heavy Industrial zones. It would probably be appropriate to include SIC 5052, 5093 in a Heavy Industrial only listing - accepted Heavy Commercial - Creation of new zone - study and discuss at next meeting Accessory Buildings, Uses and Equipment - Section 10-300 - to read: "requiring larger buildings to be located at least thirty (30) feet behind the farthest rear projection of the primary structure located on the lot". - accepted Number of spaces required - Section 10-609 - new listing Parking spaces - Section 10-605 - Parking spaces - increase parking spaces to 9 ft. width and decrease the minimum maneuvering isle width - accepted Zoning Permits - Section 11-304, pg. 96 - amend this section Amend wording as follows "A zoning permit shall not be issued for any nonconforming use, lot or structure which did not legally exist prior to the effective date such property became subject to the terms of these regulations" - accepted Board of Adjustments - Section 11-600, pg. 103 - Expanding the membership of the Board to two (2) alternates - staff to bring a recommendation to the Commission at the next meeting. 10) ADJOIIRNMENT There being not further business a motion was made by Charlie Boyle and seconded by Janet Graves to adjourn. All were in favor. Meeting adjourned at 9:40 PM. Respectfully submitted, Nina Browning, Secr ary Community Development Minutes approved on the day of November, 1989. Janet Graves, Chairman Planning & Zoning Commission neb/11-3-89 • • NAME: r~ r42c~ ~. ~do~~ _ ADDRESS : CO ~ ~ ~~~ ~. {~ ~ ~ SUBJECT ON WHICH I WISH TO SPEAK: __ _." ~CzEar Q A_._._~- ~ -- - DATE : ~1- ~ ' ~ ~ ~._ ,~ { if SPECIAL CONDITIONAL USE PERMIT REQUEST SCU89-008 RIZZUTO ELEMENTARY RECEIVED OCT 1 2, 1989 COO[ ENFORCEMENT ---------------------------------------A~~li~~ti~~-N~~~-f{~:-~~---- OFFICE USE ONLY: Fee: $100.00 Date Received: Rece ipt No.: Certified Plans Submitted: ( ) General Plan () Major Development Site Plan ( ) Minor Development Site Plan ( ) Preliminary Plat CITY OF LA PORTE APPLICATION FOR SPECIAL CONDITIONAL USE PERMIT A/,J A ---------------------------------------------------------------------- Person Making Request: Richard F. Hays Mailing Address: 301 E. Fairmont Pkwy. La Porte, TX 77571 Phone: 471-2513 City/State: BUSINESS NAME: LA PORTE INDEPENDENT SCHOOL DISTRICT, PROPERTY ADDRESS: 201 N. Farrington Blvd. 11- J) A - 3 [ pile) ~ f{ ~..; ., J LEGAL DESCRIPTION: RIZZUTO ELEMENTARY SCHOOL~ /,I./,R.,z.()o-t ,4JL/~n__ /,A/M};>t<-! "/"-"L'f ZONE: SIC USE CATEGORY: 10/13/89 Date TYPE OF BUSINESS: Public Education OFFICE USE ONLY Date of P & Z Public Hearing: Date of City Council Meeting: Zone: t.. ~/ #aL/ -;z. Recommendation: Y or N Approved: Y or N This application is: Approved ( ) Permit iJ Denied ( ) CLP JOB I (If Assigned Yet) Conditions: Date Zoning Administrator CED/1-'87 Special Conditional Use Permit Request SCU89-008 Requested For: Rizzuto Elementary School Location: 201 North Farrington Blvd.(See Exhibit A) Legal Description: Tract 13A-3 [20* Pt Lt 3J W.B. Root Survey, Abstract 482; W. M. Jones Survey Zoning: R-l, Low Density Residential Requested by: La Porte Independent School represented by Mr. Richard F. Hays District Background: The La Porte Independent School District is requesting a Special Conditional Use Permit to allow the expansion of the Rizzuto Elementary School (See Exhibit B). Section 5-600, Table A of Zoning Ordinance 1501 designates public and private educational institutions (SIC 8211) a Conditional Use within R-l Zones. A Conditional Use Permit is required for the construction of new schools or the expansion of existing facilities. The proposed expansion is to consist of 14,700 square foot addition which is intended to new classrooms, restroom facilities as well as a and janitor's closet. an approximately accommodate ten mechanical room Section 5-700, Table B designates the following minimum setback requirements for educational facilities: Front: Rear: Side: 30 Ft. 20 Ft. 10 Ft. The setbacks of the proposed addition are, in all cases, greater than those required by ordinance (See Exhibit B). The following specific conditions and standards apply to this type of Conditional Use. I. Section 5-800 Special Use Performance Standards: A. Required Screening B. Traffic Control C. Compatibility with Surrounding Area D. Required Licenses Obtained E. Compatible Alterations & Adequate Parking F. Manufactured Housing Criteria: Not applicable to this request G. Density Bonus: Not applicable to this request SCU89-008, Report Page 2 II. Section 10-202 Conditions For Approval A. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair values within the immediate vicinity. B. That the conditions placed on such use as specified in each district have been met by the applicant. C. That the applicant has agreed to meet any additional conditions imposed, based on specific site constraints, and necessary to protect the public interest and welfare of the community. Analysis: Regarding the Special Use Performance Standards of Section 5-800: Required Screening: The Zoning Ordinance requires the screening of private and public school parking facilities. The existing parking facilities appear to be inadequate to accommodate the additional parking demand the proposed addition will generate. Some expansion of parking facilities will be required. Screening is therefore an issue which must be addressed. In considering this issue, it must be noted that legitimate concern has been expressed regarding safety and security problems posed by the solid landscape screening currently required by the Zoning Ordinance. Staff would propose that rather than require a solid screening, which would completely shield the parking lots from public view, the Commission recommend a landscape buffer with a planting plan to be approved by the Director of Community Development. Traffic Control: The Zoning Ordinance requires that traffic generated by a use be channelized in a manner that will avoid or minimize congestion on public streets, safety hazards and excessive traffic through low density residential neighborhoods. It further requires that a use not generate traffic in a volume which exceeds the safe capacity of the surrounding streets. Traffic control plans must be approved by the Director of Community Development. In the case of Rizzuto Elementary School, deemed these conditions to be satisfied. the Director has SCU89-008, Report Page 3 Compatibility with Surrounding Area: The Zoning Ordinance requires the architectural appearance and functional plan of buildings and site to reflect the character of the surrounding area and not be so dissimilar as to cause impairment of the value of surrounding property. The ordinance further requires compatibility with the existing and future planned use of the surrounding area. The school district has successfully endeavored to develop and maintain an attractive campus at this location. Information so far, received by staff indicates that the proposed addition will blend well with the existing school facility and should enhance the surrounding neighborhood. Expanded school facilities should also act to facilitate the further development of the Fairmont Park area as a desirable low density residential neighborhood, thereby furthering one of the major goals of the Comprehensive Plan. Required Licenses Required: The Zoning Ordinance requires that all necessary governmental permits and licenses be secured and evidence of such be placed on record with the City. As a state accredited school district, the La Independent School District has met this requirement. Porte Compatible Alteration & Adequate Parkinq: Adequate on site parking as required by Section 10-609 of the Zoning Ordinance must be provided. Required front and side yards may not be used for parking areas. Present parking areas are arranged in conformance with these ordinance requirements. Section 10-609 requires parking based on the following formula. 10 spaces minimum + 1 per each 20 students + 1 per staff member Total Based on the projected student enrollment and levels, additional parking spaces will be required. appears to be adequate undeveloped area at this location to develop the additional required parking spaces. staffing There on which Expansion of the school's parking facilities should be considered as a condition of approval of this permit. As proposed, the Rizzuto Elementary School addition will subject to the provision of adequate parking and landscaping,' satisfy the Special Use performance Standards of Section 5-800. SCU89-008, Report Page 4 Regarding the "Conditions for Approval" specified by Section 10-202: In staff's opinion, by satisfying the performance standards of 5-800 (subject to the conditions listed below), the school district has demonstrated compatibility with the surrounding area. It is however, up to the Commission, based on public input and its knowledge of the Comprehensive Plan, to make a determination regarding this issue. The addition as proposed, subject to the development of adequate parking, appears to satisfy the conditions of setback, height and other ordinance requirements for development within a Low Density Residential Use Zone. Finally, regarding site specific conditions, staff would recommend the following. 1. Parking facilities shall be expanded, in conformance with all applicable ordinance requirements, to accommodate at least the minimum number of vehicles required by Section 10-609 of the Zoning Ordinance. 2. A landscaped buffer, with a planting plan to be approved by the Director of Community Development, shall be developed between additional parking areas and adjacent property lines. Conclusion: Subject to compliance with the above listed conditions, the prerequisite requirements of the Zoning Ordinance are met by the request. The proposed Rizzuto Elementary School expansion is therefore eligible to be considered for a Special Conditional Use Permit. Options: I. Recommend approval of the request A. As proposed B. With additional or amended conditions II. Recommend denial of the request III. Table request for further consideration at a future date. SCU89-008, Report Note: page 5 Should the Commission choose to table the request, a second public hearing is not required prior to acting on the request. The Commission is however, obligated to forward its findings and recommendations to City Council with in fifteen days of the close of the Commission Public Hearing. b :~<, R.3. GC :'~:'<::::::~;:;"':'::;:~':::"::' ::;:;:::<<8i::::'<:;'m:W<<=,:::::>.:::~::::",>~ BAYPORT INDUSTRIAL DISTRICT AS DESIGNATED BY ORDINANCE 842 PASSED ON THE 5th ~Y OF' JANUARY, 1970. ~ ........, ':'-.-,.. ---'-"..-.<.----..-.-.::..- .-. .-.; - -;-::':':':-:::::~i::::::/::;:::::::~::::;;:~::r -_-,";';",:~::::::::r:W% SCALE: ,": 1000' o 500 1000 2000 I I I I FXHIBtT A . ~O{, 8'7 _ _ _ ~ r---------- ---- --- -- - I I I I I I I 101#8J.1 f Ilirl6.L I I I I I I I I I Parking -------:....--- ;;;;:;,:r- - - ) ( Farrington Blvd. ~ C 'I r ~CB l( Site Plan Rizzuto Elementary School Expansion La Porte I. S. D. ,.".,ac.lemonNd"wclStn:; <411 II I I FY:HIBtT B SPECIAL CONDITIONAL USE PERMIT REQUEST SCU89-009 BAYSHORE ELEMENTARY CITY OF LA PORTE RECEIVED OCT 1 2 1989 CODE ENFORCEMENT APPLICATION FOR SPECIAL CONDITIONAL USE PERMIT ---------------------------------------------------------------------- OFFICE USE ONLY: Fee: $100.00 Application No. :fC,(J'ifCf - ()Clq Date Received: Rece ipt No.: /VIA - Certified Plans Submitted: ( ) General Plan () Major Development Site Plan ( ) Minor Development Site Plan () Preliminary Plat Person Making Request: Richard F. Hays Mailing Addres~:. 301 E. Fairmont Pkwy. City/State: La Porte, TX 77571 Phone: 471-2513 BUSINESS NAME: LA PORTE INDEPENDENT SCHOOL DISTRICT PROPERTY ADDRESS: LEGAL DESCRIPTION: ZO NE : TYPE OF BUSINESS: 10/11/89 Date 301 Bay Oaks U <1 G / q / /~ J). L r~ 1- f2. c.f IJ/kt./; BAYSHORE ELEMENTARY SCHOOL 13""10"'), 5vl:uf,vu'/t/" I SIC USE CATEGORY: Public Education I gent OFFICE USE ONLY Date of P & Z Publ ic Hea ring: #ot/ Z. Recommendation: Y or N Date of City Council Meeting: Zone: !<--I Approved: Y or N This application is: Approved ( ) Permit II Denied ( ) CLP JOB 11 (If Assigned Yet) Conditions: Date Zoning Administrator CED/1-'87 Special Conditional Use Permit Request SCU89-009 Requested For: Bayshore Elementary School Location: 301 Bay Oaks Drive (See Exhibit A) Legal Description: Lt 9 of Blk 3 & Lots 1-12 of Blk 4; Bay Oaks Subdivision Zoning: R-1, Low Density Residential Requested by: La Porte Independent School represented by Mr. Richard F. Hays District Background: The La Porte Independent School District is requesting a Special Conditional Use Permit to allow the expansion of the Bayshore Elementary School (See Exhibit B). Section 5-600, Table A of Zoning Ordinance 1501 designates public and private educational institutions (SIC 8211) a Conditional Use within R-l Zones. A Conditional Use Permit for the construction of new schools or, as in this case, the expansion of existing facilities. The proposed expansion is to consist the east, an approximately 9170 square foot an approximately 9150 square foot wing. accommodate a new library, cafetorium rooms. of two additions: to wing and to the west, The new wings will and several new class Section 5-700, Table B designates the following minimum setback requirements for educational facilities: Front: Rear: Side: 30 Ft. 20 Ft. 10 Ft. Both wings meet front and side setback requirements. The east wing meets rear setback requirements. The west wing, as indicated on Exhibit B, does not meet rear setback requirements. This item will be discussed in the analysis section of this report. SCU89-009, Report Page 2 The following specific conditions and standards apply to this type of Conditional Use. I. Section 5-800 Special Use Performance Standards: A. Required Screening B. Traffic Control C. Compatibility with Surrounding Area D. Required Licenses Obtained E. Compatible Alterations & Adequate Parking F. Manufactured Housing Criteria: Not applicable to this request G. Density Bonus: Not applicable to this request II. Section 10-202 Conditions For Approval A. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair values within the immediate vicinity. B. That the conditions placed on such use as specified in each district have been met by the applicant. C. That the applicant has agreed to meet any additional conditions imposed, based on specific site constraints, and necessary to protect the public interest and welfare of the community. Analysis: Regarding the Special Use Performance Standards of Section 5-800: Required Screeninq: The Zoning Ordinance requires the screening of private and public school parking facilities. The school district is proposing to expand the parking facilities at the Bayshore School (Parking discussed in detail later in the report.) Screening required around the new parking area. existing will be will be In considering this issue, it must be noted that legitimate concern has been expressed regarding safety and security problems posed by the solid landscape screening currently required by the Zoning Ordinance. Staff would propose that rather than require a solid screening which would completely shield the parking lots from public view, the Commission recommend a landscape buffer with a planting plan to be approved by the Director of Community Development. SCU89-009, Report Page 3 Traffic Control: The Zoning Ordinance requires that traffic generated by a use be channelized in a manner that will avoid or minimize congestion on public streets, safety hazards and excessive traffic through low density residential neighborhoods. It further requires that a use not generate traffic in a volume which exceeds the safe capacity of the surrounding streets. Traffic control plans must be approved by the Director of Community Development. In the case of Bayshore Elementary School, deemed these conditions to be satisfied. the Director has Compatibility with Surrounding Area: The Zoning Ordinance requires the architectural appearance and functional plan of buildings and site to reflect the character of the surrounding area and not be so dissimilar as to cause impairment of the value of surrounding property. The ordinance further requires compatibility with the existing and future planned use of the surrounding area. The school district has successfully endeavored to develop and maintain an attractive campus at this location. Information so far, received by staff indicates that the proposed addition will blend well with the existing school facility. The issue of the west wing's rear setback must as indicated by Exhibit B, is approximately seven noted in the background section of this report the setback for an educational institution in a Residential Zone is twenty (20) ft. The proposed extend along the same seven ft. setback line. be addressed, ( 7 ) ft. As required rear Low Density addition will The City's Board of Adjustments is empowered to grant (within certain prescribed limits) variances and special exceptions to ordinance setback requirements. A variance will be required in order to allow the rear setback proposed for the east wing. Staff would recommend that the granting of a variance by the Board of Adjustment be considered as a condition of approval of this request. In terms of the future planned use of the area, the Comprehensive Plan has designated this area for continued use as a low density residential area. The presence of adequate school facilities should serve to make the area more attractive for its long term intended use. """-.........,....._..,~,,--...-..,-~,--,<~.._,..,"'" ".. ..'_.~,_.- .~,,,~-*~-~~,,,-~,~, .,.",. "'~-'''"."~-^~,."." --"..=",-~.",_. ." SCU89-009, Report Page 4 Required Licenses Required: The Zoning that all necessary governmental permits and and that evidence of such be placed on record Ordinance requires licenses be secured with the City. As a state accredited school district, the La Independent School District has met this requirement. Porte Compatible Alteration & Adequate Parkinq: Adequate on site parking as required by Section 10-609 of the Zoning Ordinance must be provided. Required front and side yards may not be used for parking areas. Present parking areas are arranged in conformance with these ordinance requirements. Section 10-609 requires parking based on the following formula. 10 spaces minimum + 1 per each 20 students + 1 per staff member Total Based on the projected student enrollment and staffing levels, the proposed total of seventy-five (75) parking spaces will satisfy ordinance parking requirements. Subject requirements, Section 5-800. to this obtaining a request will variance satisfy to the rear setback requirements of Regarding the "Conditions for Approval" specified by Section 10-202: In staff's opinion, by satisfying the performance standards of 5-800 (subject to the conditions listed below), the school district has demonstrated compatibility with the surrounding area. It is however, up to the Commission, based on public input and its knowledge of the Comprehensive Plan, to make a determination regarding this issue. In regards to specific use zone requirements, in addition to setbacks, the issue of utilities must be considered. It has been verified that adequate water and fire protection are available (or can be readily extended). However, as noted in the preliminary report regarding annexation of the former BayMUD area the capacity and condition of the area's sanitary sewer system is an issue to be considered. SCU-009, Report Page 5 The project architect is calculating the total additional sanitary sewer load which the expanded school will generate. Verification of adequate sanitary sewer capacity should be considered as a condition of approval of this request. Finally, regarding site specific conditions, staff would recommend the following. 1. A variance to the ordinance's rear setback requirements must be obtained prior to issuance of a building permit for this project. 2. A landscaped buffer, with a planting plan to be approved by the Director of Community Development, shall be developed between additional parking areas and adjacent property lines. 3. The city engineer must certify the capacity of the sanitary sewer system to accept the additional waste water load to be generated by the Bayshore Elementary addition. Conclusion: Subject to compliance with the above listed conditions, the prerequisite requirements of the Zoning Ordinance are met by the request. The proposed Bayshore Elementary School expansion is therefore eligible to be considered for a Special Conditional Use Permit. Options: T. Recommend approval of the request. A. As proposed B. With additional or amended conditions II. Recommend denial of the request III. Table request for further consideration at a future date. Note: Should the Commission choose to table the request, a second public hearing is not required prior to acting on this request. The Commission is however, obligated to forward its findings and recommendation to City Council within fifteen (15) days of the close of the Commission Public Hearing. LJ. R;'3 _ {f ~ SCALE ,: 1"= 1000' o 500 1000 200< I I I EXHIBIT A ~. 1 ,..- ; - - ---.- -_.. 0"- i . i "-~~~f:~~. ~ ~-{'~l:~\.":::~~~-=-~'~~- ".. c..- ....f>c..- 1 ..' tr= r.. I ; .....co f -1 c .~~.~,,~._~-::~=-. ;~.. ~~.-_::~ ~:~~J,,-- :::'-::' :' _ Avt..u[ - _. ~XH'Brr B SPECIAL CONDITIONAL USE PERMIT REQUEST SCU89-010 LOMAX ELEMENTARY CITY OF LA PORTE RECEIVED OCT 1 2 1989 CODE ENFORCEMENT APPLICATION FOR SPECIAL CONDITIONAL USE PERMIT ---------------------------------------------------------------------- OFFICE USE ONLY: Fee: $100.00 Application No.:)~u~1-~/O Date Received: Receipt No.: .~/If Certified Plans Submitted: ( ) General Plan () Major Development Site Plan ( ) Minor Development Site Plan () Preliminary Plat p~;;~~-~;~i~;-R~~~~;t~----RkhardF~Hays-------------------------------- Ha i I ing Address: 301 E. Fairmont Pkwy La Porte, TX 77571 'Phone: 471-2513 City/State: BUSINESS NAME: PROPERTY ADDRESS: LEGAL DESCRIPTION: ZONE: TYPE OF BUSINESS: 10/11/89 Date LA PORTE INDEPENDENT SCHOOL DIS1RICT 10615 North Ave. L LOMAX ELEMENTARY SCHOOL OJ! /.pf t.;7-7-q... E {aiO" '17-'],'[,./ 1e),/7 i SIC USE CATEGORY: Publ ic Education ~-~~,~ ' O\mer oA. Authorized A ent OFFICE USE ONLY Date of P & Z Public Hearing: )/G?i/ :t. Recommendation: Y or N Date of City Council Meeting: Zone: (( - /' Approved: Y or N This application is: Approved ( ) Permit II Denied ( ) CLP JOB D (If Assigned Yet) Conditions: Date Zoning Administrator CED/1-'87 special conditional Use Permit Request SCU89-010 Requested For: Lomax Elementary School Location: 10615 North Avenue "L" (See Exhibit A) Legal Description: Outlot 422 & the East 1/2 of Outlot 423; La Porte Out lots Zoning: R-1, Low Density Residential Requested by: La Porte Independent School represented by Mr. Richard F. Hays District Background: The La Porte Independent School District is requesting a Special Conditional Use Permit to allow the expansion of the Lomax Elementary School (See Exhibit B). Section 5-600, Table A of Zoning Ordinance 1501 designates public and private educational institutions (SIC 8211) a Conditional Use within R-1 Zones. A Conditional Use Permit is required for the construction of new schools or the expansion of existing facilities. The proposed expansion is to consist of an approximately 14,700 square foot addition which is intended to accommodate ten new classrooms, restroom facilities as well as a mechanical room and janitor's closet. Section 5-700, Table B designates the following minimum setback requirements for educational facilities: Front: Rear: Side: 30 Ft. 20 Ft. 10 Ft. The setbacks of the proposed addition are, in all cases, greater than those required by ordinance (See Exhibit B). The following specific conditions and standards apply to this type of Conditional Use. I. Section 5-800 Special Use Performance Standards: A. Required Screening B. Traffic Control C. Compatibility with Surrounding Area D. Required Licenses Obtained E. Compatible Alterations & Adequate Parking F. Manufactured Housing Criteria: Not applicable to this request G. Density Bonus: Not applicable to this request SCU89-010, Report Page 2 II. Section 10-202 Conditions For Approval A. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair values within the immediate vicinity. B. That the conditions placed on such use as specified in each district have been met by the applicant. C. That the applicant has agreed to meet any additional conditions imposed, based on specific site constraints, and necessary to protect the public interest and welfare of the community. Analysis: Regarding the Special Use Performance Standards of Section 5-800: Required Screeninq: The zoning ordinance requires the screening of public and private school parking facilities. The existing parking facilities at School, as will be discussed later in this adequate to meet the school's needs even expansion. the Lomax Elementary report, appear to be after the proposed Regarding screening, it should be noted that legitimate concerns have been raised regarding safety and security problems which can develop if parking areas are allowed to be completely screened from public view. The driveways and parking lot at this school are surrounded by grassed areas in which the school district has planted several trees. In staff's opinion the present landscaping satisfies the astethic intent of the Zoning Ordinance. While the Commission is certainly within its rights to require additional landscape planting around the parking lot, staff requests that safety and security issues be carefully considered before any decision is made regarding specific requirements. Traffic Control: The Zoning Ordinance requires that traffic generated by a use be channelized in a manner that will avoid or minimize congestion on public streets, safety hazards and excessive traffic through low density residential neighborhoods. It further requires that a use not generate traffic in a volume which exceeds the safe capacity of the surrounding streets. Traffic control plans must be approved by the Director of Community Development. SCU89-010, Report Page 3 In the case of Lomax Elementary School, the Director has deemed these conditions to be satisfied. Compatibility with Surrounding Area: The Zoning Ordinance requires the architectural appearance and functional plan of buildings and site to reflect the character of the surrounding area and not be so dissimilar as to cause impairment of the value of surrounding property. The ordinance further requires compatibility with the existing and future planned use of the surrounding area. The school district has successfully endeavored to develop and maintain an attractive campus at this location. Information so far, received by staff indicates that the proposed addition will blend well with the existing school facility and enhance the surrounding neighborhood. Expanded school facilities should also act to facilitate the further development of "Lomax" as a desireable low density residential area thereby furthering one of the major goals of the Comprehensive Plan. Required Licenses Required: The Zoning Ordinance requires that all necessary governmental permits and licenses be secured and evidence of such be placed on record with the City. As a state accredited school district, the La Independent School District has met this requirement. Porte Compatible Alteration & Adequate Parkinq: parking as required by Section 10-609 of the must be provided. Required parking must not be required front yard area. Adequate on site Zoning Ordinance provided within a The present parking lot is located approximately 65 ft. from the schools front property line, well behind the required thirty (30) foot required front yard area. Section 10-609 requires parking based on the following formula. 10 spaces minimum + 1 per each 20 students + 1 per each staff member Based on the total projected student enrollment and staffing levels, this school will be required to provide on hundred five (105) parking spaces. The present parking lot contains one hundred ten (110) spaces. As proposed, the Lomax Elementary School addition will satisfy the Special Use Performance Standards of Section 5-800. SCU89-010, Report Page 4 Regarding the "Conditions for Approval" specified by Section 10-202: In staff's opinion, by satisfying the performance standards of Section 5-800, the school district has demonstrated compatibility with the surrounding area. It is however up to the Commission, based upon public input and its knowledge of the Comprehensive Plan to made a determination regarding this issue. The addition, as proposed meets the conditions of setback, height, landscaping and other ordinance requirements for development within a Low Density Residential Use Zone. Finally, regarding site specific conditions, although staff has no additional conditions to recommend, the Commission does have the right to recommend any specific conditions which it feels are necessary for the benefit of the surrounding neighborhood. Conclusion: The prerequisite met by this request. expansion is therefore Conditional Use Permit. requirements of the Zoning Ordinance are The proposed Lomax Elementary School eligible to be considered for a Special Options: I. Recommend approval of the request A. As proposed B. With additional conditions II. Recommend denial of the request III. Table the request for further consideration at a future date. NOTE: Should the Commission choose to table the request, a second public hearing is not required prior to acting on request. The Commission is however, obligated to forward its findings and recommendations to City Council within fifteen days of the close of the Commissions Public Hearing. BATTLEGROUND INDUSTRIAl BY ORDINANCE 729 PASSI \- ., ; , ,~ ~~ \ ~ LI , >:{ '<,~; SCALE: I": 1000' o 500 1000 I I I 2000 I .';.;4 R-I , i 'S::'::t!. \ -:y..~"J l +" ; \ ......~ ! ! PUD EXHIBIT A .. l! cii , ;' ... Entry <> c ~ Site Plan Lomax Elementary School Expansion La Porte I s. D ~())~nAA...t~ I..... G\'ffi ~ FXHIBlT B ... .... at 1989 ANNUAL ZONING ORDINANCE REVIEW ... 4. ,........ INTER-OFFICE MEMORANDUM TO: . I '. 1'0 ~~. ~ Planning & Zoning Commission Members At Joel H. Albrecht, Director of Community Development}j ~ October 26, 1989 FROM: SUBJECT: 1989 Annual Zoning Ordinance Review Please bring the zoning ordinance review packet to the November 2nd Planning & Zoning meeting. This is the packet which was given to the Commission at the October 19, 1989 meeting. Items included in this packet will be discussed at the November 2nd meeting. A packet of additional review items will be forwarded to the Commission prior to the meeting date. Should any questions arise regarding items to be covered in review, please feel free to contact me.