HomeMy WebLinkAbout02-16-1995 Regular Meeting of the La Porte Planning and Zoning Commission
• MINUTES
PLANNING & ZONING COMMISSION MEETING
FEBRUARY 16, 1995
Members Present: Chairman Betty Waters, Commission Members Chuck
Engelken, Dottie Kaminski, Eugene Edmonds, Margaret
Anderson
Members Absent: Commission Members Howard Ebow, Inge Browder
City Staff Present: Director of Planning Charles Harrington, Building Official
Mark Lewis, City Attorney Knox Askins, Planning Secretary
Peggy Lee
Others Present:
I. CALL TO ORDER
Meeting was called to order by Chairman Waters at 6:00 PM.
II. APPROVE MINUTES OF THE DECEMBER 15, 1994, REGULAR MEETING.
• A motion was ,made by Eugene Edmonds to approve the minutes. The motion was
seconded by Margaret Anderson. All were in favor and the motion passed.
III. CONSIDER APPROVAL OF SUBDIVISION PLAT FOR WOODS ON THE BAY,
SECTION III.
Mr. Lewis presented staff's report. The Commission was asked to consider Final Plat
approval for Woods on the Bay Subdivision, Section III, which is part of an existing
subdivision located between Old Hwy. 146 and Galveston Bay. Sections I and II are
developed with condominium townhomes. Mr. Lewis noted there is underground
infrastructure in place that was accepted by the City at the time Sections I an II were
approved. Streets were also extended through Section III.
The Preliminary and Final Plat review for this subdivision was handled
simultaneously since the subdivision, including Section III, was reviewed by the
Commission in 1982. However, in 1982 only Sections I and II were submitted and
approved for Final Plat.
Staffs review found the plat submitted for Section III complied with all applicable
zoning issues. Covenants were submitted and are also in compliance.
Staffs review of the Preliminary and Final Plat found them to be in compliance with
• the exception of some verbiage that needs to be changed on the Owner's
Acknowledgement, and building lines have not be plotted.
• Page 2 of 2
Planning & Zoning Commission
Minutes of February 16, 1995
In regards to payment of money in lieu of parkland dedication, the fee assessed will
be $3,500. Woods on the Bay is located in Park Zone #9 and the funds will be used
for acquisition or improvements to public park facilities in that zone.
Staff found the plat to comply with applicable ordinance requirements and
recommended its approval subject to the conditions noted by staff.
A motion was made by Chuck Engelken to grant Final Plat approval of the
subdivision plat for Woods on the Bay, Section III with the following conditions:
Building setback lines be plotted.
The phrase "the City of La Porte, any citizen thereof' be removed from
paragraph #4 of the Owner's Acknowledgement.
The motion was seconded by Eugene Edmonds. All were in favor and the motion passed.
IV. STAFF REPORTS
• Mr. Harrington informed the Commission of his resignation and thanked them for
their cooperation and participation.
V. ADJOURN
A motion was made by Eugene Edmonds to adjourn. The motion was seconded by
Dottie Kaminski. Chairman Waters declared the meeting duly adjourned at 6:15
P.M.
Respec lly submitted,
Peggy
Planning Department Secretary
Approved on this the 18th day of May, 1995.
. Betty Waters
Planning and Zoning Commission Chairman
•
Requested For: Lots 24-29; Block 59; Town of La Porte, which is further
described as being located in the 100 block of North 1st Street.
Requested By: Stephanie and Lawrence Maynard, property owners.
Zoning: General Commercial (GC)
Purpose of Request: Applicants are seeking a Special Conditional Use (SCU) Permit
for the purpose of allowing construction of an offsite parking
lot. This type of development is classified as a Conditional Use
by Section 6-400 of Zoning Ordinance 1501.
• Background: The applicants currently operate a business (Super Plumber} at
114 North 1st Street. The building at this location is several
years old. The onsite parking does not meet current ordinance
requirements. It has also been proven to be inadequate for the
applicants' needs.
The Maynards have recently purchased property located
immediately across 1st Street from their present location. Their
ultimate goal is to build a new, larger building on the newly
acquired property. This tract is large enough to accommodate
the proposed building and adequate onsite parking. The
applicants' business activity, plumbing contractor (SIC 1711), is
a permitted GC use.
If a permit for simultaneous construction of the parking lot and
building were to be submitted, it could be reviewed and
processed for approval at the staff level.
The applicants are not yet prepared to construct their new
building. They feel, however, that the parking situation at their
present facility must be resolved and that they can not wait for
construction of the new building. They are, therefore,
• proposing to build the parking lot first. As noted in the caption
section of this report, based on the GC zoning of the property,
•
• Planning & Zoning Commission
Meeting of 5/18/95
SCU95-002
Page 2 of 4
a SCU Permit is required in order to allow development of an
offsite parking lot.
As illustrated on Exhibit A, the parking lot, as proposed, will be
constructed of concrete and will contain 12 parking spaces. The
overall lot dimensions will be 68' x 66'. There will be a large
"cut-out" area that will serve as a landscape area. It is being
located in a manner that will permit preservation of a large,
well established oak tree.
The four spaces at the front of the lot will be available for
customer/employee parking. The remainder of the lot will be
fenced and used as secured parking for company vehicles.
Analysis: Zoning Ordinance Section 10-200 establishes the following
review criteria and conditions for approval of Special
Conditional Use Permits:
• That the specific use will be compatible with and
not injurious to the use and enjoyment of other
property, nor significantky diminish or impair
property values within the immediate vicinity.
That the conditions placed on such use, as
specified in each district, have been met by the
applicant.
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.
Regarding the first of these conditions, compatibility with
neighboring properties, staff would note that the tract in
question is surrounded on all sides by General Commercial
zoning. A.s proposed, the parking lot location will provide a
substantial green area. It, as noted in the background section
of this report, is also designed and sited in a manner that will
preserve as many existing trees as possible.
•
CJ
•
• Planning & Zoning Commission
Meeting of 5/18/95
SCU95-002
Page 3 of 4
Additionally, this property and the applicants' existing business
are located in an area with very little offstreet parking.
Construction of the lot should benefit the surrounding area by
reducing the congestion that can be caused by cars parking on
the shoulder of the street.
The second criteria to be considered is compliance with
conditions and regulations of the zoning district in which the
development is to be located.
As proposed, the parking lot complies with all applicable zoning
regulations. Parking spaces and maneuvering aisles are of
adequate dimension. The location of the handicap parking
space should be appropriate when the proposed building is
constructed. Landscape area (even with construction of the
proposed building) will exceed the City's 6% minimum
requirement. The security fence is located behind the 20 foot
front setback line.
•
As this parking lot will ultimately serve a new building, it is
important that it be adequate to serve those needs. Without a
floor plan for the new building, calculations regarding the
number of parking spaces to be required are somewhat
_ speculative. At this time, however, the plans for the building
are very conceptual. Staff has made what we feel to be
reasonable assumptions regarding parking numbers and feels
they will be adequate (See Exhibit B). Staff would also point
out that the applicants own additional undeveloped property
that is available should additional parking become necessary.
The final criteria concerns special conditions. Regarding this
subject, staff would note that as proposed, the parking lot
complies with all applicable zoning requirements. Staff]
therefore, has no additional conditions to recommend.
Conclusion: In reviewing this request, staff finds the following:
• Location and design of the proposed parking lot
insure compatibility with surrounding GC zone.
• Reduction of parking on the shoulder of 1st
• •
• Planning & Zoning Commission
Meeting of 5/18/95
SCU95-002
Page 4 of 4
Street will benefit the surrounding GC zone.
As proposed, the parking lot complies with all
applicable zoning requirements.
• As designed, the parking lot should be adequate
to serve the parking needs of the proposed
building.
Based on these facts and considerations, staff recommends
granting Special Conditional Use Permit #95-002.
In making this recommendation, it should be pointed out that
the SCU Permit does not waive or eliminate the need to
comply with all other City codes and ordinances. These include
the requirements to prepare and submit a minor development
site plan and construction drawings.
•
•
• Zoning Ordinance Section 10-609 establishes the following parking requirements for
plumbing and other general/special trade contractors.
4 spaces for minimum requirements
+ 3 spaces per 1,000 sq ft of office
+ 1 space per each 3non-office employees
The applicants' proposed building is to be 2,880 sq ft in size. Assuming that 1,000 sq ft
(approximately ~/a of the building) is developed as office area, parking would be calculated
as follows:
4 spaces for minimum requirements
3 spaces for office area
5 spaces to accommodate 15 non-office employees
=12 spaces total
As noted in the main body of this report, these numbers are based on assumptions. No
design work, other than basic footprint, has been done on the proposed building. However,
given the size of the proposed building and the type of business it will house, staff feels
these assumptions are fairly valid and can be used as a basis for review and consideration
of SCU95-002.
•
EXHIBIT B
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