HomeMy WebLinkAbout06-21-1990 Meeting
• MINUTES
PLANNING 8~ ZONING COMMISSION MEETING
JUNE 21, 1990
Members Present: Chairman Janet Graves, Commissioners Inge Browder, Jack
Gresham, Charlie Boyle.
Members Absent: Commissioners Bobby Blackwell, Lola Phillips, Eugene
Edmonds
City Staff Present: Director of Community Development Joel H. Albrecht,
Building Official Ervin J. Griffith, Community
Development Secretary Nina Browning, Assistant City
Attorney John Armstrong
Other Present: Councilman B. Don Skelton, Thomas Rawls, Beth Rawls, Mark
Powell, George McBroom, Sharon Powell, Virginia Palmer,
Gary Palmer and 6 other citizens.
1) CALL TO ORDER
® Meeting was called to order by Janet Graves at 7:00 PM.
2) APPROVE MINUTES OF APRIL 19, 1990, PUBLIC HEARING AND REGULAR MEETING
Inge Browder made a correction of the word 'property° on page 3,
first paragraph, should read 'proper'. With this correction a motion
was made by Charles Boyle and seconded by Jack Gresham to approve
the minutes. All were in favor and the motion passed.
3) CALL PUBLIC HEARING TO ORDER
Public Hearing was called to order at 7:05 PM
SPECIAL CONDITIONAL USE PERMIT #SCU90-004, SUBMITTED BY GRACE BAPTIST
CHURCH, SEEKS A SPECIAL CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION
OF A NEW CHURCH FACILITY TO BE LOCATED ON LOTS 7-12 AND 22-26 OF
BLOCK NO.. 8 OF THE GREENDALE SUBDIVISION WHICH IS FURTHER DESCRIBED
AS 11141 NORTH "L" STREET.
Mr. Albrecht gave the Commission the staff's report concerning the
Special Conditional Use Permit (SCUP) requested by the brace Baptist
Church. The property on which brace Baptist Church is planning to
build is located on North 'L' Street in Lomax approximately 200 feet
west of Yalley Yiew Drive. The church property is zoned 'R-1', Low
Density Residential. Zoning Ordinance Section 5-600, Table A
requires that a SCUP be obtained before the construction or expansion
of any religious facility in a Low Density Residential zone.
• •
• Planning & Zoning Meeting
Minutes of June 21, 1990
Page 2 of 7
The applicant has, in conjunction with this request, submitted a
property survey and a hand drawn site plan. The site plan, as drawn,
appears to accurately reflect the tract of property identified on
the survey. It should also be noted that public notice for this
request was based on an application that did not reference lots 27
and 28. The applicant is not proposing any development for these
lots at this time.
The documents submitted satisfy Zoning Ordinance requirements for
SCUP requests. It must however, be clearly understood that should
the requested SCUP be granted, a formal Certified Site Plan,
indicating compliance with all applicable City requirements, will
be required from the applicant.
The minimum building setbacks for religious institutions located in
residential zones are: 30 feet front; 20 feet rear; 10 feet side.
The applicant s site plan indicated the following setbacks: 55 feet
front; 70 feet rear; 10 feet west side; 200 feet east side. As
proposed, the church building will meet City setback requirements.
As far as screening, the City wi 11 requi re a planting plan which wi 11
® intersperse trees and low plantings. The screening will count
towards the six per cent (6~) landscaping requirement of Section 5-
200, Table B. A landscape plan, to be approved by the Director of
Community Development is a normal component of the Certified Site
Plan..
The City's Thoroughfare Plan classifies North "L" as a "secondary
arterial" which is proposed for eventual linkage with Barbour's Cut
Blvd. As such, the street should have adequate capacity to
accommodate any traffic generated by this church. A condition which
the Commission may wish to attach to this permit, is a prohibition
against driveway entrances on Fieldcrest Drive. This prohibition
would serve to limit traffic flow through the Greendale Subdivision.
Size and location of driveway entrances will be subject to the
requirements of Zoning Ordinance Section 10-605. Additionally, as
North "L" is a Harris County right-of-way, County driveway permits
will also be required.
As far as compati bi 1 i ty with surrounding area, i t i s the Commi ss i on ~ s
charge to determine whether or not thi s bui 1 di ng design i s compati bl e
with the surrounding neighborhood. The building will be a single
story, rectangular, with a metal roof, metal side and rear walls
with a wood and brick facade on the front.
Regarding parking, Rev. Rawls, in his application letter, states that
• the sanctuary will have a maximum seating capacity of one hundred
(100) persons. Based on this figure, the Zoning Ordinance requires
parking for a minimum of thirty-five (35) vehicles.
~~ ~~ ® s
. Planning & Zoning Meeting
Minutes of June 21, 1990
Page 3 of 7
Op
® 1)
2)
3)
4)
5)
In conclusion, the request meets Zoning Ordinance prerequisites and
is therefore eligible to be considered for a Special Conditional Use
Permit. Should the Commission recommend approval of this request,
staff would suggest that the following conditions be attached to the
permit.
1) Parking: parking for a minimum of 35 vehicles shall be
provided. Parking facilities shall be constructed in
accordance with the requirements of Zoning Ordinance Section
10-600, off street parking requirements.
2) Landscaping and Screening: a planting plan for the perimeter
of the parking lot shall be submitted as a component of the
applicant's landscape. The landscape planning plan shall be
included on the applicant's Certified Site Plan. The landscape
plan shall require approval by the Director of Community
Development.
3) Driveway Access: all driveway access to this tract shall be
located on North "L" street. There shall be no driveways
accessing Fieldcrest or Valleyview Drives.
tions for the Commission concerning this permit are:
Approve as requested by applicant
Approve with conditions suggested by staff
Approve with additional or amended conditions
Deny permit
Table request for further consideration at a future date
1. PROPONENTS
Thomas Rawls, Pastor - 11702 N. Ave. "L" - Grace Baptist Church is
currently trying to secure a permit to build a church on the land
located on Ave. "L" and Valleyview. We would also like to have
access to entrance on Fieldcrest Dr. Concerning the parking, we
would like to ask that we would be able to build as we grow, and
the '1 andscapi ng i s a reasonable request and we find no problems with
this. I would also ask that you view our permit unconditionally or
without restrictions, since we are a small church and sole supporting
and do not have the money of a large church, but we will abide with
the zoning restrictions as set by the City Zoning Ordinance.
Beth Rawls - 11702 N. Ave. "L", La Porte, Texas - in favor
Mark A. Powell - 3210 Hayes, Pasadena, Texas - in favor
George McBroom - 1129 E. Dartmouth, Deer Park - in favor
Sharon Powell - 3210 Hayes, Pasadena, Texas - in favor
•
• Planning & Zoning Meeting
Minutes of 6-21-90
Page 4 of 7
2. OPPONENTS
Virginia Palmer - 11201 N. Ave. °L°, La Porte, Texas - against
Gary Palmer - 11201 N. Ave. 'L°, La Porte, Texas - against
Both are against the entrance off of Fieldcrest Dr. due to the fact
that there are no sidewalks and the children play on the street and
their concern is the traffic that would be created. The Palmers also
felt that their privacy would be reduced with the comings and goings
of the members of the church using the rear entrance off of
Fieldcrest Dr.
4. CLOSE PUBLIC HEARING
Mrs. Graves declared the public hearing closed at 7:26 PM.
5. CONSIDER APPROVAL OR DENIAL OF SPECIAL CONDITIONAL USE PERMIT #SCU90-001
® Mrs. Graves stated to the Commission that the change on the parking lot
spaces was not an issue that the Commission could change or alter, this
is set out in the Zoning Ordinance requirements.
A motion was made by Charles Boyle and seconded by Jack Gresham to approve
the permit as requested by applicant. In favor was Janet Graves, opposed
was Inge Browder. Motion passed 3-1.
Mrs. Graves stated that the request was approved as recommended and will
go before City Council on July 23, 1990.
6. CONSIDER SETTING DATE TO MEET WITH MEMBERS OF THE LA PORTE MAIN STREET
ASSOCIATION TO DISCUSS POSSIBLE REZONING OF THE MAIN STREET AREA.
Mr. Albrecht stated to the Commission that during the 1 ast couple of months
there had been some meetings with the Main Street Association discussing
some of the desires and needs the Association felt the P & Z Commission
should consider. Mr. Albrecht felt that they were at the point now that
a meeting with the Commission would be the next step in discussions. A
workshop was scheduled for July 19, 1990.
• •
• Planning & Zoning Meeting
Minutes of 6-21-90
Page 5 of 7
7. MR. DENNIS DUNHAM ADDRESSED THE COMMISSION REGARDING THE SIGN REGULATIONS
OF ZONING ORDINANCE SECTION 10-1000. NO COMMISSION ACTION IS REQUIRED
REGARDING THIS ITEM.
Mr. Dennis Dunham - 816 S. 1st, La Porte, Texas. Mr. Dunham stated that
no one or the business people he talked to wanted to change the Sign
Ordinance in its entirety, only that part that discriminates against a
business person. Mr. Dunham said for an example, would be the real estate
signs, which are definitely advertising. These signs say "for sale,
financing available, other properties available" and list several phone
numbers, in other words "all the advertising in the world". Why can't
Dennis Dunham's say "Dunham Tax Service?"
Mr. Dunham stated that he is asking the P & Z Commission to simply review
the ordinance and see if they did not give any credit or think about
hurting the small business person.
Mr. Dunham stated that he had talked to Mrs. Lola Phillips and she advised
me that the P & Z was going to review...time had come to review... the
ordinance. If Mrs. Phillips was correct, that is all we ask that the
Commission review the ordinance and look at that one section and see if
you are not discriminating against the business person on that one issue.
The Council gave the mandate to P & Z...which we know is true fact... and
we shoul d have a s i gn ordinance, al l I am saying i s that smal 1 portion that
discriminated against the businessman of advertising his product/service
off of his property.
I ask last time what "aesthetic value" was, but have yet to get an answer
from anyone. I would still like to have an answer, as it quotes it in the
ordinance. I ask other city Inspection Dept. what "aesthetic value" was
and some of the answer were, "ugly", "not meeting with the standards of
other signs" and that type thing.
Mr. Dunham ask Mrs. Graves what the comparison was to real estate signs
and Mrs. Graves said she did not see a comparison for a for sale sign in
front of a piece of property....Mr. Dunham interrupted and stated.... He
was not talking about a "for sale" sign, but listed the things that are
on signs out there today...multiple listings, financing available, other
lots available, real estate - 10 blocks away. If this is not advertising,
I have not been in business for as long as I have. Isn't that advertising?
Mr. Dunham stated that he did not have a quarrel with Mrs. Graves, but he
had talked to Council :people, where that part of the ordinance needs to
be addressed. There was 'not any room made for a temporary sign of any
kind. "You can not even allow this City to advertise the four things that
® are in the paper every week, golf course, wave pool, historical downtown
and Sylvan beach." I don't think the sign ordinance was meant to be that
way, we need to advertise to get people to come to this town.
® •
• Planning & Zoning Meeting
Minutes of June 21, 1990
Page 6 of 7
Mr. Dunham stated we should look into the sign ordinance and the other
Board member, Mrs . Phi 11 i ps, said there would be a revi ew of the ordinance.
Mrs. Graves told Mr. Dunham that there is a mandatory periodical review
of the ordinance, which we have just completed, we are not due another
review for sometime. Mr. Dunham then ask Mrs. Graves if it would take
Council action to rescind any part of that ordinance or change any part
of an ordinance that P & Z passed? Mr. Armstrong stated that first the
ordinance comes from the P & Z Commission as a recommendation to City
Council.
Mr. Boyle ask the question, "Joel , we reviewed the ordinance and everything
and I was told way back there, that it would be sent to Council in December
to review, has that ever been to Council yet?" Mr. Albrecht stated "after
the P & Z Commission completed their review and recommendation to City
Council in December, we sent copies of it to the Chamber of Commerce
requesting their comments back prior to taking it to City Council to get
their input from the businesses." Mr. Albrecht said the request for
agenda is in the City Secretary's office, we had tentatively a study
session scheduled for last Monday on this item, it was cancelled because
of not having a quorum, it will be rescheduled. Mr. Gresham asked if any
changes were made prior going to Council and Mr. Albrecht stated that it
was just as P & Z had recommended.
Mrs. Browder ask if there had been any response from the Chamber of
Commerce with respect to this sign ordinance? Mr. Albrecht stated that
this was correct, no response had been received from the Chamber. Mrs.
Browder said that they are telling Mr. Dunham that they are very upset with
our business regulations and yet they are not responding to the City. Mr.
Albrecht stated that that was correct.
Councilman Skelton ask to address the Commission, Mrs. Graves recognized
him to speak. Councilman Skelton stated "he did not get involved in the
sign ordinance back when the business people and all the others were out
here fighting to get the signs one way or the other, and I thought if I
set back and I woul d have a chance to vote on i t one way or the other
sooner or later, but sometime you wait too long till all the work has been
done and it's hard to back up and get to the point that you were at the
beginning. I think that a lot of the things that Mr. Dunham has said is
true in certain respects, I don't believe that all the real estate signs
are off-premise, in fact, I'm not aware of any. I think if we could set
some specifications for these portable signs and have them so they are not
close together...perhaps two lots for a sign...and keep them manicured and
the sign in good repair, allow them to be taken down by the City or
inspector if they were not kept up." "If you want to get rid of all the
portable signs, I'm for that too, I have already sold mine."
~~ i •
Planning & Zoning Meeting
Minutes of 6-21-90
Page 7 of 7
Mrs. Browder ask how could we enforce regulations on portable signs if we
allow them "off-premise"? Councilman Skelton stated that he thought we
could write specifications and spell out what has to be done with the sign
and what has to be complied with and if you don't comply, you would loose
your permit for good or be fined. Mrs. Browder stated that all these
things were taken into consideration at the time we were discussing the
sign ordinance.
Mr. Boyle stated that he would like to see the Commission review the sign
ordinance. Mr. Gresham agreed with Mr. Boyle on reviewing the sign
ordinance (portable section). Mr. Albrecht ask if he was speaking
specifically of portable signs only and Mr. Boyle stated it was.
Mrs . Graves sai d she woul d 1 i ke to see the Commission wai t unti 1 the normal
ordinance review, she did not think it had been given an opportunity to
work yet. Mr. Boyle stated he did not think it had worked, or would work
and he wanted to review it. He felt like they could come up with some fair
regulations on the portable signs that would work for the business people.
Mrs. Graves stated that review of the sign ordinance was not on the agenda
at this time. Mr. Boyle ask that it be put on the agenda for the next
meeting. Mrs. Graves stated that it would be put on the agenda for the
next P & Z Meeting. There was no further business.
8. ADJOURNMENT
A motion was made by Charles Boyle and seconded by Jack Gresham to adjourn .
All were in favor and the motion passed. The meeting adjourned at 8:05
PM.
Respectfully bmitted,
Nina Browning, Secretary
Community Development
Approved on this the 19th day of July, 1990.
Ja t Graves, Chairman
P1 Wing & Zoning Commission
6/25/90
'i
f
•
® •
BOARDS AND COMMISSIONS
MEETING MINUTES
FLOW CHART
Minutes taken at meeting ~llq~9o -'rig
Minutes typed by ~/ao~9d -'~
Secretary
Preliminary Draft Copy to ~~ae~go- ~-
Appropriate Director ~~ ~!/~0/90 ~i~
Final draft copy typed I ~~3a~9o -71f~.
•
Final draft copy
City Manager/Asst City Manager
for their review
City Secretary for
distribution to City Council
Minutes approved & signed
at next meeting
~~ 9n ~G
I ~ 1
~~
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~~~~y'D
dfa~lq~~
Approporiate Dept. files ~ ~/o~~`f0 `~'~,~.
original with agenda packet
At end of one (1) calendar year
approved minutes with agenda
packet forwarded to City Secretary
SPECIAL CONDITIONAL USE PERMIT
#SCU90-004
CITY OF LA PORTE
APPLICATION FOR
SPECIAL CONDITIONAL USE PERMIT
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - A ~ ~ 1 i ~ ~ ~ i ~ ~ - N ~ ~ ~ - - - rei - - o~-;; --
OFF ICE USE 0 N L Y : Fee: $ 1 00 . 00 D ate R e c e i v e d : {)5 - / ~- - Cj' 0
R e c e i p t No.: :::It L'/ g J~ 0 7 .S(
Cer1ified Plans Submitted:
(~ General Plan () Major Development Site Plan
( ) Minor Development Site Plan () Preliminary Plat
;~;~~~-M~ki~;-R~~~~~~~----A~~~-2Jh~~~-~~~~--------------------
!.\ailing Address: 1['702- N. JL}U2... P
City/State: lA Po~ IEXA~ Phone: 47/-4/0f.o
BUSINESS NAHE: (1r-Ac.E. ~Ap-il<;'''- C-HUR-c..\-\
7J /j/)~ l(;;( 'l
L c -f s f7 - 1;2 -+ .;29 - ,~:? ~, l G R EL-t!l> H Ie:.
) ,su. e'\u:
LEGAL DESCRIPTION:
///If/
13 II~L 8 ;
PROPERTY ADDRESS:
ZONE:
'R- /
SIC USE CATEGORY:
TYPE OF BUSINESS:
c l+uRc8
Lf-?-4-ClO
Date
Rw. ..:Jhum~ R~
Owner or Authorized Agent
----------------------------------------------------------------------
OFFICE USE ONLY
Date of P & Z Public Hearing:
Recommendation: Y or N
Date of City Council Meeting:
Zone: K. - I
Approved: Y or N
This application is:
Approved ( )
Permit 11
Denied ( )
CLP JOB :fJ
(If Assigned Yet)
Conditions:
Zoning Administrator
Date
CED/1-'87
RECEIVED
May 17 1990
CODE fJlFORCEMEI(r
11ay 8, 1990
To Whom It May Concern:
Re: Lots 7,8,9,26; Block 8; Greendale
La Porte, Texas 77571
We the present owners of the above mentioned property have no
objections to Mr. Thomas Rawls (Grace Baptist Church) request
to have the property usage changed for his specific purpose of
building a church on the property.
Yours very truly.
(?~u -
;(7~~
J/;B7Linney
~/,' (
/ '-1- "\,
t'Ld-~
---...........,
April 25, 1990
To Khom It May Concern:
HE: Lots 10,11,12,~7,28; Block 8; Greendale
La Porte, Texas 77571
I the ~resent owner of the above referenced property have no
obj ect ions to Mr. Thomas Rawls (Grace Bapt ist Chur.ch) request
to have the property usage changed for his specific purpose
of building a church on the property.
Yours very truly,
//-/ ,/
//U/ .<1 /("'~C..-?
Augusta/" Johnson
v
~-,L
-:>'.:> (" - A -V.L.tlY<-
(/ .
April 25, 1990
To ~hom It May Concern:
RE: Lots 22,23,24,25; Block 8; Greendale
La Porte, Texas 77571
We the present owners of the above referenced prop~rty have
no objections to Mr. Thomas Rawls (Grace Baptist Church) request
to have the property usage changed for his specific purpose of
building a church on the property.
l r' . ,
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,-_' i i \ . ,(..( (
Arde.ll Fleck
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.~ / / /L -( /;
TO PLANNING AND ZONING
MEMBERS OF COUNCIL
This letter is to inform all parties concerned about Grace
Baptist Church and its intentions. Grace Baptist was organ-
ized on Wednesday,January 24,1990 A.D.
The Paster Thomas E. Rawls was lic~enced by the congeration
of Central Baptist Church,Deer Park Texas,of which he has a-
ttended since 1959 and was called into the ministry. The con-
geration of which he has many long standing friends. Our Pas-
ter was ordained by Rev.Russel Ore of Grace Baptist, Medilot-
ian Texas. The purpose of Grace Baptist Church is to serve our
community as a Baptist Church by reaching lost souls and bapt-
ising them in the name of Jesus Christ.
Grace Baptist applied for and recieved incorporation statis
on April 12,1990,also we applied for and recieved non-profit
exempt statis on March 6,1990.
Grace Baptist is currently trying to secure a sp~cial use pe-
rmit to build a church in the future on land located on ave
Land Valleyview,before our closing date on July31,1990. It is
the intent of our church to build a buliding that will meet and
exceed the requirements of the City of La Porte,on a building
that is designed by Morton Buildings,Waco Texas the buildings
size is 42'x 75' of which the max. seatinh is 100. At present
time we have only a congeration of 23 people of which 11 are
children.
We the members of Grace Baptist Church hope and pray that the
information freely given will aid you in your process.
Please let us know as soon as possible, July 31, will be upon
us before we know it
Sincerly,
;<L)) JJLEm40 e f2a-l-L~
Rev.Thomas E.Rawls
SPECIAL CONDITIONAL USE PERMIT REQUEST
#SCU90-004
Reauested For:
Grace Baptist Church
Leqal Description:
Lts 7-12 & 22-26 of Blk 8; Greendale
Subdivision which is further described
as 11141 North "L" street (See Exhibit
A)
Zoninq:
R-1, Low
Exhibit B)
Density Residential
(See
Reouested Bv:
Reverend Thomas Rawls, Pastor, Grace
Baptist Church
Purpose of Reouest:
To secure a Special Conditional Use
Permit to allow construction of a new
church and accessory parking facilities.
Backaround:
The property on which Grace Baptist is planning to build is
located on North "L" street in Lomax approximately 200 feet west
of Valley View Drive. The church property is zoned R-1 Low
Density Residential. Zoning Ordinance Section 5-600, Table A
requires that a Special Conditional Use Permit be obtained before
the construction or expansion of any religious facility in a Low
Density Residential Zone.
Requirements to be considered when reviewing a S. C. U.
Permit are:
I .
Section 5-800 Special Use Performance Standards
A. Screening
B. Traffic Control
C. Compatibility with Surrounding Area
D. Required Licenses Obtained
E. Compatible Alterations and Adequate Parking
I I .
Section 10-202. Conditions for Approval [of a S.
C. U. PermitJ
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 property values within the immediate
vicinity.
Page -2-
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
additional conditions imposed, based
specific site constraints, and necessary
protect the public interest and velfare
the community.
any
on
to
of
These issues viII be discussed in the next section of this
document.
Analysis:
The applicant has, in conjunction vith this request,
submitted a property survey and a hand dravn site plan. (See
Exhibit C). The site plan, as dravn, appears to accurately
reflect the tract of property identified on the survey. (The
survey does include tvo additional lots). It should also be
noted that public notice for this request vas based on an
application that did not reference lots 27 and 28. The applicant
is not proposing any development for these lots at this time.
They viII not be covered by any S. C. U. permit granted based on
this request.
The documents submitted satisfy Zoning Ordinance
requirements for S. C. U. requests. It must hovever, be clearly
understood that should the requested S. C. U. permit be granted,
a formal Certified Site Plan, indicating compliance vith all
applicable City requirements, viII be required from the
applicant. A Certified Site Plan is essentially a survey of
tract of property vhich indicates the dimension and location of
all existing and proposed improvements to be located on the
property. Items typically noted on a Certified Site Plan include
(but are not limited to) building and parking foot prints,
landscape plans, location of utilities and setback lines.
The minimum building setbacks for religious institutions
located in residential zones are: Thirty (30) feet front; tventy
(20) feet rear; ten (10) feet side. The applicant's site plan
indicates the folloving building setbacks: Fifty five (55) feet
front; seventy (70) feet rear; ten (10) feet vest side; tvo
hundred (200) feet east side. As proposed, the church building
viII meet City setback requirements. (See Exhibit C).
Page -3-
This property fronts on both North "L" street and Fieldcrest
Drive. Both faces of this property will be subject to front
setback requirements. As drawn on the site plan, the "future
Sunday School Annex" has a "front" setback of twenty (20) feet.
There is more than adequate room to shift all the proposed
improvements ten (10) feet south in order to achieve setback
compliance for the Sunday School Annex. (See Exhibit C).
Setback compliance will be confirmed by the Certified Site Plan.
Regarding the specific conditions listed in the background
section of this report.
Section 5-800:
Screen~
The purpose of the ordinance's screening requirements
is to improve the aesthetic appearance of a site by obscuring
from view buildings and areas, that are unsightly or
architecturally incompatible with the surrounding area. Parking
lots of religious facilities are subject to screening
requirements. Rather than requiring a solid landscape screen
which could lead to security problems, the City will require a
planting plan which will intersperse trees and low plantings.
The "screening" will count towards the six per cent (696)
landscaping requirement of Section 5-200, Table B. A landscape
plan, to be approved by the Director of Community Development is
a normal component of the Certified Site Plan.
Traffic Control:
This paragraph states:
The traffic generated by a use shall be
channelized and controlled in a manner that
will avoid congestion on public streets,
safety hazards, or excessive traffic through
low density residential areas. The traffic
generated will not raise traffic volumes
beyond the capacity of the surrounding
streets. Vehicular access points shall be
limited, to create a minimum of conflict with
through traffic movements, and shall be
subject to the approval of the Director of
Community Development.
Page -4-
The City's Thoroughfare Plan classifies North "L" street as
a "secondary arterial" 'Which is proposed for eventual linkage
'With Barbour's Cut Blvd. (Comprehensive Plan Vol. I). As such,
the street should have adequate capacity to accommodate any
traffic generated by this church. A condition 'Which the
Commission may 'Wish to attach to this permit, is a prohibition
against drive'Way entrances on Fieldcrest Drive. This prohibition
'Would serve to limit traffic flo'W through the Greendale
Subdivision. Size and location of drive'Way entrances ('Which must
be noted on the Certified Site Plan), 'Will be subject to the
requirements of Zoning Ordinance Section 10-605. Additionally,
as North "L" Street is a Harris County right-of-'Way, county
drive'Way permits 'Will also be required.
Compatibility 'With Surroundinq Area: This section states that a
building "shall not be so dissimilar to the existing buildings or
area as to cause impairment in property values or constitute a
blighting influence 'Within a reasonable distance of the
development." The applicant is proposing to construct a
rectangular, single story church building. The building is to
have a metal roof, metal side and rear 'Walls 'With a 'Wood and
brick facade on the front. (See Exhibit D). It is the
Commission's charge to determine 'Whether or not this building
design is compatible 'With the surrounding neighborhood.
Required License Obtained:
This item is not applicable to this request.
Compatible Alterations and Adequate Parkinq:
The issue of compatible alterations is not applicable to
this request. Regarding parking, Reverend Ra'Wls, in his
application letter, states that the sanctuary 'Will have a maximum
seating capacity of one hundred (100) persons. Based on this
figure, the zoning Ordinance requires parking for a minimum of
thirty five (35) vehicles.
The applicant's site plan indicates a 5,000 square foot
parking lot 'With an additional adjacent 5,000 square feet
dedicated for future parking. Based on a standard square footage
per vehicle formula, parking spaces and maneuvering aisles for
thirty five vehicles 'Will occupy at least 9,000 square feet.
There is an adequate area dedicated for parking but, the
applicant 'Will have to construct full parking facilities at the
onset of the project rather than developing it in phases.
Page -5-
Section 10-202:
This section sets three conditions which must be met by the
applicant. The first of these conditions requires that the use
be "compatible with and not injurious to the use and enjoyment"
of surrounding property. The Commission must determine whether
or not the application can satisfy this condition.
The next condition states, "the conditions placed on such
use. . have been met by the appl icant". Should this permi t be
approved, it will be staff's responsibility to insure compliance
on the part of the applicant. The Certified Site Plan will be
one of the staff's primary tools to insure the applicant's
compliance.
The final condition, "that the applicant has agreed to meet
any additional conditions imposed," must be attested to by the
applicant in the course of the Commission and City Council Public
Hearings.
Conclusion:
The request (SCU90-004) meets Zoning Ordinance prerequisites
and is therefore eligible to be considered for a Special
Conditional Use Permit. Should the Commission recommend approval
of this request, staff would suggest that the following
conditions be attached to the permit.
1) Parkina: Parking for a minimum of thirty five (35)
vehicles shall be provided. Parking facilities shall
be constructed in accordance with the requirements of
Zoning Ordinance Section 10-600, off street parking
requirements.
2) LandscaDinq and Screeninq: A planting plan for the
perimeter of the parking lot shall be submitted as a
component of the applicant's landscape. The landscape
planing plan shall be included on the applicant's
Certified Site Plan. The landscape plan shall require
approval by the Director of Community Development.
3) Driveway Access: All driveway access to this tract
shall be located on North "L" Street. There shall be
no driveways accessing Fieldcrest or Valleyview Drives.
Page -6-
ODtions:
1) Approve permit
A) As requested by applicant
B) With conditions suggested by staff
C) with additional or amended conditions
I II )
II) Deny permit
Table request for further consideration at a future
date.
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