HomeMy WebLinkAbout07-24-2003 Regular Meeting and Public Hearing of the La Porte Zoning Board of Adjustmenty�.
WONING BOARD OF ADJUSTMENT•
MINUTES OF JULY 24, 2003
Members Present: Chairperson Sidney Grant, Bob Capen, Willie Walker, Rod Rothermel,
Alternate No.1 Charles Schoppe, Alternate No. 2 George Maltsberger
Members Absent: Ruben Salinas
City Staff Present: Chief Building Official Debbie Wilmore and Planning Secretary Peggy Lee
1. CALL TO ORDER
Meeting called to order by Chairperson Grant at 6:00 P.M.
2. APPROVE MINUTES OF THE MAY 22, 2003, MEETING.
Minutes were approved as presented.
3. CONSIDER' SPECIAL - EXCEPTION #SE03-004. TO DEVIATE THE- REAR . YARD
REQUIREMENT IN ACCORDANCE WITH SECTION 106-191 (B)(2)(B) OF THE CODE OF
ORDINANCES.
Chief Building Official Debbie Wilmore presented staffs report and answered questions from the
Board. The applicant, Bill White, for the American Legion, has requested a -special exception to allow
construction of a 10' x 20' office building addition at 111 S. 2°d St. with a T-6" rear setback off the eastern
or rear property line (alley).
A. PROPONENTS
There were no proponents that addressed the Board.
B. OPPONENTS
There were no opponents.
Motion by Bob Capen to approve Special Exception #SE03-004. Second by Rod .Rothermel. The
motion carried.
Ayes: Capen, Rothermel, Walker, Schoppe, Maltsberger, and Grant
Nays: None
Abstain: None
4. CONSIDER VARIANCE REQUEST #V03-002 .TO REDUCE BOTH THE SIZE OF THE
STANDARD REAR YARD REQUIREMENT AND THE SIZE OF THE STANDARD.
DESIGNATED CONSERVATION AREA IN ACCORDANCE WITH SECTION 106-192(B)(2)(B)
OF THE CODE OF ORDINANCES.
Chairperson Grant advised the Board that Ms. Wilmore would report on Items 4 and S concurrently,
since they are related. The Board delayed consideration until after hearing both items.
Ms. Wilmore presented staff's report and answered questions from the Board. Ligia and Allen Moses
have requested a Variance for property located at 941 Oak Grove in order to construct a single family
dwelling with reductions in the standard rear yard setback and standard designated conservation area.
The applicants are also requesting a special exception. Each request requires approval in order for the
f.
Zoning Board of Adjustment . .
Minutes of Meeting July 24, 2003
Page 2
A. PROPONENTS
Chairperson Grant swore in Allen Moses, of 403 Bayridge. Mr: Moses stated he plans
to build a 1200 sq ft home (30' x 79) with a wrap around porch, ten feet above the
ground. He is willing to abide by -any requirements the Board may impose.
B. OPPONENTS
No opposition was presented.
Public notices were mailed to 12 nearby property owners. Staff received one favorable response, one
opposed, and three were returned undeliverable.
Motion by Rod Rothermel to approve Variance #V03-002 with the following conditions:
1. The standard rear yard setback shall be reduced from fifteen feet (15') to ten feet (101) and
the standard conservation area setback shall be reduced from twenty feet (20') to ten feet
(10'). This allows a combined 10' rear yard/conservation area setback (building) line.from
the water's edge.
2. . Applicant shall provide written authorization from the Army Corp of Engineers stating the
project does not require any permitting from them (i.e. Section 10, Waters).
3.. Once the building footprint, along with `Mean sea level" is shown on the survey, applicant
shall provide written authorization from the Texas General Land Office stating the project,
as proposed, does not require any permitting from them,
Second by Willie Walker. The motion carried.
Ayes: Capen, Rothermel, Walker, Schoppe, Maltsberger, and Grant
Nays: None
Abstain: None
5.. CONSIDER SPECIAL EXCEPTION REQUEST #SE03-003 TO DEVIATE THE FRONT YARD
REQUIREMENT IN ACCORDANCE WITH SECTION 106-191(B)(2)(A) . OF THE CODE OF
ORDINANCES.
Ms. Wilmore presented staffs report and answered questions from the Board. Ligia and Allen Moses
have requested a Special Exception for property located at 941 Oak Grove in order to construct a single
family dwelling with a reduced front yard setback.
A. PROPONENTS
Mr. Moses spoke of his plans under the previous item.
B. OPPONENTS
Chairperson Grant swore in Daniel O'Connell, of 1500 Roscoe. Mr. O'Connell stated
the proposed home would overlook his bedroom and be an encumbrance upon the Oak
Grove right-of-way and the flood control easement.
�r
Zoning Board of Adjustment
Minutes of Meeting July 24, 2003
Page 3
•
Public notices were mailed to 12 nearby property owners. Staff received one favorable response, one
opposed, and three were returned undeliverable.
Motion by Bob Capen to approve Special Exception #SE03-003 with the following conditions:
1. The standard front yard setback shall be reduced from twenty-five feet (25') to twelve feet
(12')•
2. Owner/Surveyor shall provide Staff with required metes and bounds description,
information necessary to prepare, execute, and record a common (estimated 20') easement
for the existing storm sewer and sanitary sewer utilities currently located on the site. The
final width shall be dependent on the information (utility line sizes) provided by the
Surveyor.
3. The easement line closest to the house shall be no closer than three feet (T) from the
approved. building site granted by the Board...
Second by Rod Rothermel. The motion carried.
Ayes: Capen, Rothermel, Walker, Schoppe, Maltsberger, and Grant
Nays: None
Abstain: None
6. STAFF REPORTS
Staff is preparing for an August meeting.
ADJOURN
Chairperson Grant adjourned the meeting at 7:05 PM.
Submitted by,
Peggy
Planning Secretary p'
Approved on this d day of , 2003.
Sidney G
Chairperson, Zoning Board of Adjustment
0 . 0
.i;
1. #SE03-005
SPECIAL EXCEPTION
FOR
119 DWIRE DRIVE
DEVIATION OF FRONT YARD REQUIREMENT
EXHIBITS:
APPLICATION FOR SPECIAL EXCEPTION
STAFF REPORT
EXHIBIT A — AREA MAP
EXHIBIT B — SURVEY
EXHIBIT C — TABLE B. RESIDENTIAL AREA
REQUIREMENTS; Sect. 106-333.
EXHIBITS D & E — PROPOSED PORCH ELEVATIONS
�r
CITY OF LA PORTE
ZONING BOARD OF ADJUST T j! s JUL .1 8.2001 � I
SPECIAL EXCEPTION REQUEST-
---------------------------------------- ---------- -
A�p p 1 i c a t: o•"n..'.'.N.--�.•-.-- �:�- - �
OFFICE USE ONLY: Fee_$50.00 Date Received:
Receipt No..
NOTE: 'This Fee is Non -Refundable Regardless of the Board's Decision.
Applicant.I,IJlI
-- Nme .
Address -
I am the owner of the herein described property. I have authorized
_____:_ __ ________.__1______,__•. to act on.my behalf in this matter.
Owner*:_--
ame
PH
Address
I am requesting a Special Exception to Sect. _1_g_J±acA_of the City...
Zoning.Ordinance No. 1501. I am requesting this Special Exception for
property located at 1_. Lc--� 4__.-,—__._.�_.
Address- Legal Description
(� Site Plan ( )'Minor Development Site Plan
( ) Major Development Site Plan ( ) General Plan
A Site Plan of the property is attached. -.Also, I have listed the
information requested below on the following pages of this form.
a) All facts concerning the matter that has led up to this request.
b) The type of relief I am seeking•(setbacks,'lot coverage,.etc.).
c) The grounds upon which I am making this request.
If applicant is NOT the owner, he mUst provide Authorizati to act"
on the Owner's behalf. ^
Date Applicant/Is Signatur
OFFICE USE ONLY.
Site Plan and Authorization (if applicable) attached? Yes.( ) No ( )
Date transmitted to the Board of Adjustments:
Meeting Date: _._.._._._.__._.__ Applicant Notified of Date:
Board's Decision: Approved ( ) Denied ( )
Notice of Board Decision mailed to Applicant/Owner: _.__........._._._._._.___
PAGE 2
A Special Exception is a deviation from the requirements of.the
Zoning Ordinance. Before they grant a -special exception, The Board of
Adjustments must determine that the exception is not contrary to the
best public interest. and will not adversely affect the value or use of
adjoining property.
Special exceptions may be granted for the following items only:
(%The -reconstruction of or addition to a building occupied
by a non-conforming.use. -Additions cannot extend past
the lot occupied by the original structure or use. The
reconstruction or use cannot prevent the property from
returning to a conforming use.
(2 )Deviation of yard requirements under the. following cir-
cumstances:
a)�iExceptions to front yard requirements.if front yard
setbacks are not met on abutting pieces of property.
(b) Exception to rear -yard setbacks if -any four (4) lots
within a block do not meet setback requirements.
(c) Exceptions to yard requirements on corner lots.
C(d,))Exceptions to front yard requirements if existing
front yard.setbacks on a block.are not uniform.
(3) Waiving or reduction of off street parking and loading
requirements -if the Board feels they are unnecessary
for the proposed use -of a building or piece of property.
Please remember it is the Applicant's responsiblity to prove
that a Special"Exception will meet the above conditions.
If there 'is not adequate room on the remainder of this form to
list all pertinent information, please feel free to attach an
additional letter or any information and exhibits you feel the Board
should consider.
FACTS RELEVANT TO THIS MATTER:
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TYPE OF RELIEF BEING SOUGHT:
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THE GROUNDS FOR THE REQUEST:
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Staff Report August 28, 2003
Special Exception Permit Request #SE 03-005
Requested 6v: Lisa M. Waligora, property owner
' Reauested for: Lots 4,5; Block 12; Bay Oaks addition
Location: 119 Dwire Drive
Zoning: .. . . Low Density Residential (R-1.)
Background: According to the City's current zoning map approved on March 24, 2003,
the .property in question is zoned as. Low Density Residential (R-1). A
single-family dwelling is a "permitted" use this zone. (See Exhibit A).
However, a property survey identifies the house in question does not comply
.with the standard front yard setback of twenty-five.(25'). As result,- staff
notes that the house is considered a pre-existing, nonconforming structure.
The applicant's Special Exception request #SE03-005 states the house had a
4' X 7' front porch at one time but it was removed over fifteen (15) years
ago. At this time, the applicant is asking the Zoning Board of Adjustment
(ZBOA) to consider reducing the city's standard twenty-five foot (25) front
yard setback requirement to allow the construction of a new front porch.
(See Exhibit Q.
In reviewing the 1996 survey, staff notes the existing house is 15.3'' back
from the front property line. (See Exhibit B) At this time, the owner is
requesting permission to construct a 7'(deep) X 21'(wide) roofed -over front
porch. (See Exhibit D & E). Should the Board approve the applicant's
request as submitted, the porch addition would be located 8.3'. off'the front
property line.
The abutting lot requirement as referenced in Section 106-191(b)(2)(a) does
not exist; however, there are three (3).existing homes within the. same block. .
The setbacks vary and without a property survey of each one, the exact
setbacks are unknown. Staff s inspection of the block found two of the
homes have a small front porch. On these homes (including the porch), one
is approximately 1014" from the property line while the other is 12'-5". The
other home within the block is approximately 13' .back from the front
Board of Adjustment
August 28, 2003 Meeting
#SE 03-005
Page 2 of 3
This exception is being requested under the terms of Section ' 106-
191(b)(2)(a) ofthe City's Code of Ordinances.
❖ To deviate a front yard setback requirement where the actual front yard
setback of any abutting lot does not meet the front yard requirement.
Anal is: The Code of Ordinances defines a special exception as a specified
enumerated deviation from zoning regulations. -The Board is empowered to..
grant a special exception when it finds the following:
❖ Granting the exception will not adversely affect the value, or use of
neighboring property.
❖ Granting the exception will not be contrary to the best public interest.
The issues to consider are impact on neighboring property and the best
public interest. Although there are other homes within the same block that
do not comply with the standard twenty-five foot (25') front yard setback,
the home (including the small porch) closest to the front property line is just
over ten -feet (10') Based on the applicant's request, the porch addition
would result in her structure being located just over eight -feet (8) from the
front property line.
The Board must consider whether increasing the degree of non -conformity,
as requested by the applicant, will adversely impact the adjacent properties
or be contrary to the best public interest.
Conclusion: When considering Special Exception request SE#03-005, the fact that the
existing house currently represents an "average setback" of the various yard
setbacks that . exist within the same block. If the Board is uncomfortable
granting this "less -restrictive" setback to this one home, they may consider
amending the applicant's request by reducing the proposed depth of the
roofed -over porch.
Reducing the porch depth from seven -foot (7') to five-foot (5') would result
in a ten -foot (10) setback in lieu of an eight -foot (8') front yard setback as
requested by the applicant.
•
•
Board of Adjustment
August 28, 2003 Meeting
#SE 03-005
Page 3 of 3
If the Board grants the Special Exception for the applicant, staff asks that:
• Applicant is required to obtain all required city permits prior to the start
of work.
• Staff includes the Special Exception information on. any permit issued.
Appeals: As per Section 106-196 of the Code of Ordinances of the City of La Porte:
Aay.person or persons, jointly or severally, aggrieved by any decision of the
Board of Adjustment; or any taxpayer, or any officer, department, board or
bureau of the city, may present to a court of record a petition for a writ of
certiorari, as provided by V_T.C.A, Local Government Code Section
211.011, duly verified, setting forth that such decision is illegal, in whole or
in part, specifying the grounds of the illegality. Such petition shall be
presented to the court within ten days after the filing of the decision in the
office of the Board of Adjustment.
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t OLMDK TCUS 7753
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EXHIBIT "G"•
ARTICLE III. DISTRICTS
DIVISION 2. RESIDENTIAL DISTRICT REGULATIONS.
Subdivision 1. Generally
Sec. 106-333. Table B, residential area requirements:
(a) Table B, residential area requirements. _
Uses
e. •
Single-family detached
Single-family large lot
Single-family special lot
line, 0 lot line
Duplexes
Single-family converted
to _ ul I'm in is
Townhouses,
quadraplexes (10,000 s.f
of site area 100 ft. wide)
14�1ult=fa�miFy
Manufactured housing
Manufactured housing
subdivision or parks (5
acre min.)
Group care facilities (less
than 6) and day care
homes
Public or private educa-
tional and religious insti-
tutions, large group care
facilities, daycare cen-
ters, recreational build-
igs, boarding, and nur-
sing homes
Freestanding on -prem-
ises signs
Maximum
Minimum
Minimum
Minimum
Minimum
Minimum
Lot
Coverage /
Lot
Area / D. U.
Lot
Width'.
Yard
Setbacks
Maximum
Site
Area / Unit
Development '
Open Space /
Minimum
Landscaping
S.F.
L.F.
L.F. F.R.S.
Height
S.F.
Unit S.F.
Required
ang
6000
50
25-15-5
35 Ft.
g100
—
40%/N/A
4..8
43560
100 :
25-15-5
45 Ft.
DU/A
--
30%/N/A 0
4356
1.0
4500
4b
20-10-0
35 Ft.
DU/A
Footnote
60%/N/A
7300
# 1
6.0
6000
605=2E)=6
45 Ft.
DU/A
Footnote
60%/N/A
8.0
# 1
6000
50
20-10-5
35 Ft.
DU/A
N/A
50%/NIA
N/A
2000
20
z�;=2�5 6
45 Ft.
4400
Footnote
75%0°a
DU/A
# 1
10.0
20000
100
25-20-20
45 Ft. -
1600
.289
60%16brd
i141
Footnote
#
4500
40
20-10-5
25 Ft.
7300
Footnote
60%/6%
6.0
# 1
DU/A
100 of front
N/A
NIA
NIA
N/A
N/A/N/A
road frontage
25-20-10
25 Ft.
N/A
N/A
NIA/6%
30-20-10
45 Ft.
N/A
N/A
N/A/6%
See article VII of this chapter
0
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#SE03-006
SPECIAL EXCEPTION
FOR
1426 Sens Road
REDUCTION IN REQUIRED PARKING
EXHIBITS:
APPLICATION FOR SPECIAL EXCEPTION
STAFF REPORT
EXHIBIT A - AREA MAP
EXHIBIT B = SITE PLAN
EXHIBIT C - SECTION 106-839, PARKING REQUIREMENTS
EXHIBITS D- PHOTOS
CITY OF LA PORTE
ZONING HOARD OF ADJUSTST
SPECIAL EXCEPTION REQUEST-
---------------------------------------=---------------------
-----7� -
Application No.: L�__- U
OFFICE_ USE_ ONLY: - Fee: __ ;$50.00 Date Received:
Receipt No.:
NOTE: This Fee is Noh-Refundable-Regardless of'the Board's Decision.
Applicant. --'"-----___-•----__._......-----
-r_c_ f_�
' _- - ---- - - - -- -_
Name 44
,_.,�7 / /
77 PH : �749J
Address. .6 D5-
�.
I am the owner of the herein described -property. -I have authorized
to act on my behalf in this matter.
Owner*:
Name
P H : Co7�1�,=ZOD.3
Address f
779 l
I am requesting a. Special Exception -to Sect. of the City
Zoning Ordinance No. 1501. I am requelstin this Special Exception for
property located at _� ��� � _l.. �.�r!' �. (.3._9_l-f EnaG�,
Address T Legal 1Tescri ti.on
g P
(VY"'Site Plan ( ) Minor Development Site Plan. `
( ) Major Development Site Plane ( ) General Plan
A Site Plan of the property is'attached. Also, I have listed the
information requested below on the following pages of this form.
a) All facts concerning the matter that ha's led up to -this request.
b) The type'of relief I am seeking (setbacks, lot coverage, etc.).
c) The grounds upon which I am making this request.
* If applicant is NOT the -owner, he must provide Authorization to act
on the Own is behalf.
� /03 A , -
Date Applicant's Signatur
OFFICE USE ONLY
Site Plan.and Authorization (if applicable) attached? Yes ( ) No ( )
Date transmitted to the Board of Adjustments:
Meeting Date: _ Applicant Notified of Date:
Board's Decision: Approved (- )
Denied ( ')
Notice of Board Decision mailed to Applicant/Owner:
PAGE 2
A Special Exception is a deviation from the requirements of the
Zoning Ordinance. Before they grant a spedial-exception, The Board of
Adjustments must determine that the exception is not contrary to the
best public interest and will not adversely affect the value or use of
adjoining property.
Special exceptions may be granted for -the following items only:
(1) The reconstruction -of or addition to a building occupied
by a non -conforming use.. Additions cannot extend past
the lot occupied -by the original -structure or use. The
reconstruction or use cannot prevent the property from
returning to a conforming use.
(2) Deviation 'of yard •req.uirements .under the following.ci-r-
cumstances:
(a) Exceptions'to'front.yard requirements if front —yard
setbacks ar•e.not met on -abutting pieces of property.
(b) Exception to rear yard setbacks if any four..(4) lots
within a block.do not meet setback requirements.
(c) Exceptions to -yard requirements on corner lots.
(d).Exceptions to front yard requirements if existing
front yard setbacks on a block are not uniform.
(3) Waiving or reduction.of off street parking an-d loading
requirements if the Board feels they are unnecessary
..for the proposed use of a building or -piece of property.
..Please remember it is the Applicant's responsiblity-to prove
that a Special Exception will meet 'the above conditions.
If there is not adequate 'room on the remainder of this form to
list all pertinent information, please feel -free to attach an
additional letter .or any information and exhibits
--- iho u 1 d c o n s i d e r `_ _ _w_ ___. _ _._ _• _ _ - _ �._ ___.-__.� �._- - - - --- •-
FACTS RELEVANT TO THIS MATTER:
i
PAGE 3
TYPE OF RELIEF BEING SOUGEiT: J
THE GROUNDS.FOR THE REQUEST:
CED/1-'87
00 •
AUG - 6 2003
AUGUST:5, 2003
City of'La Porte,
Planning and Zoning Commission
604 W..Fairmont Parkway
La Porte, Texas 77571
Ladies & Gentlemen:
I am the owner and developer of a 3.918 acre of -land on
'Sens Road, located at 1426 Sens Road.
I wish to develop this property into a miniature office -
warehouse complex,.having 44 units of approximately
1250 to 1500 square feet of area. Each unit will
contain a small office.of 120 square feet with toilet
facilities -and the balance of the area of each unit
would be warehouse space.
The City of La Porte's requirements for parking is a
minimum of 4 spaces, plus 1 space for every 1,000
square feet of office area and 1 space for each 1..5 non -
office employes'. This.would be a minimum of 6 spaces
for each unit or a total parking requirement of 264
spaces.
I believe this is an excessive requirement for this
-type of development.* A requirement of 4 spaces per
i unit would be -adequate.
- --"-I-woul3--anicipate`-a_maxi um -of 4 spaces�,'_ one secretary- -
salesman, one salesman, one warehouse employee.and one
visitor, per unit.'
There is a similar existing' development located in the
400 block of North 11th. Street in La Porte.
Page 1 of 2
Y
This has a total o.f 15 units and a total of 66 parking
spaces. This is 4.4 parking -spaces per unit. In some
10 years of observation of this site, the par -king
spaces have never been fully used. At the present
time, 5 spaces are taken up by -a truck parked across
them, 4 spaces are taken up -with 2 dumpsters, and 2.
spaces are taken up by.portable.storage units., This
leaves a total of 55 usable parking spaces, or 3.7''
-spaces per unit.
I have provided a total of 214 parking spaces for my
site at 1426 Sens Road, or 4.6 spaces.per unit. This
is. the maximum number of spaces I•can provide without
seriously handicapping the size.and.the--number-of each
unit, and providing for the landscape requirements of
the City of La Porte. The 10 foot width requirement
for parking spaces of the City of La Porte is also
excessive. The old requirement of 9 feet was adequate,
and the-new'requirement looses 1 space for each 9.
spaces... This is 20 square -feet of property at a cost
of $3.00 per square foot for every-9 spaces.
I would respectfully request a variance for the number
of parking spaces for this development to the maximum I
have provided on my site plan of 214, which includes 7
handicap parking spaces. _
Very tru yours,.
Jack Phillips
15511'Green Cove Way
Houston, Texas 77059
2d'l- iQ�le--7 003
M
Page 2 of-2
Staff Report August 28, 2003
Special Exception Request #SE03-006 '
Requested 6v: Mr. Jack Phillips, owner
Requested for: Reduction in the amount of required parking.
Location: 1426 Sens Road 3.918 acres out of Outlots 341 & 342 Enoch Brinson
Survey, A 5
Zonin : Business Industrial (BI)
Bacimround: The Sens Road Office/Warehouse is proposed on 3.918 acres. Forty-four
(44) lease spaces in 2 buildings (approximately 60,500 square feet). of
warehousing with office space will be developed. On June 10 , Staff mailed
and faxed written comments to the. developer's engineer about items that
required changes. During review, the number of parking spaces required and
parking spaces in the "landscape only" setback area did not meet the City's
requirements. (Variance request V#03-003 discusses the "landscape only"'
requirements.) Below, the City's parking requirements are discussed.
Section 106-839 —Parking requirements are based on the occupant's use.
Storage and warehousing require a minimum of 4 spaces plus 3 per 1,000 sq
ft.. of office plus 1 per 1.5 non -office employees. This development is
proposed with 60,500 square feet. Using the parking formula, this yields 4 +
3 (60) + 44 = 228 parking spaces. City code also requires 7 ADA accessible
spaces for a total of 235 spaces. This assumes that all space will be utilized
as office space.
When an officetwarehouse development .occurs, .the developer is asked to
provide the amount of office and warehousing on the site plan. This
information is inputted into the equation to determine the exact amount of
parking needed. In his August 5, 2003 letter, the applicant indicates that 120
sq ft of office and. approximately 1,200 square feet of warehouse space will
be used; however, this information was not shown on the submitted site plan.
The applicant supplied the City with this information when he applied for the
Special Exception.
On his site plan, -the applicant. does not use the City's parking formula, .but
creates the following formula: minimum of 4 spaces plus 1 per 1, 000 sq ft of .
office and 1 per 1.5 non -office employees. Using his formula, the applicant
proposes six (6) spaces x 44 lease spaces + 7 ADA spaces which equal 264
parking spaces; however, the site plan only shows 214 spaces. This falls
below the City's required parking and the applicant's formula. In addition,
the site plan shows 33 spaces in the rear setback Parking in the setback is
prohibited by the Zoning ordinance. The ordinance states that "landscaping
only" is allowed in the setback when adjacent to a residential district.
Using the City's parking standards, the submitted plans do not meet the .
requirements. In accordance with Section 106-191 B (3), the applicant seeks
Board of Adjustment
August 28,.2003
#SE 03-006
Page 2
a -Special Exception to allow a reduction of the off-street parking from 235 to
214 spaces, approximately 4.6 parking spaces per lease space. He also
requests Variance #03-003 to allow parking in the rear 40' "landscape only"
setback when adjacent to a residential district. (See the Variance"#03-003
Staff Report for more details.)
Analysis: The Code'. of Ordinances defines a special exception as a specified
enumerated deviation from zoning regulations Me Board is empowered to
grant a special exception when it finds the following:
❖ Granting the exception will not adversely affect the value, or use of
neighboring property.
❖ Granting the exception will not be contrary to the best public interest.
The applicant's request is based on Section 106-191 B (3), which states the
following:
• To waive or reduce the off-street parking requirements when the board
firms the same are unnecessary for the proposed use of the building or
structure for which the special exception request applies -
The applicant's proposed use is office/warehousing. In his Special Exception
application letter, the applicant stated that the parking requirements were
excessive for this type of development. He indicates that similar existing
developments, located along North 11th Street, have 4.4 parking spaces per
lease space. He believes that 4.6 spaces per is the maximum amount that he
can provide without seriously harming the size of the development. (See
attached photos.) In addition, the applicant believes that he will try to find
tenants that will occupy two or more lease spaces; as a result, this lessens the
need for parking.
Staff finds no. evidence that the. City's current parking requirement of
minimum of 4 spaces plus 3 per 1, 000 sq ft. "of once plus 1 per 1.5 non -office
employees is excessive. Furthermore, However, the Board may want to give
consideration to applying one of the following options:
1. The applicant can provide the City with as much detail as possible
and indicate the amount of office space and the amount of warehouse
space. This would automatically result in a reduction of the parking
requirement.
2. If additional information is not supplied, Staff believes that at a
minimum, the applicant must provide 4 parking spaces for each of
the 44 lease spaces. This assumes that 45% of the lease space is for
office and also provides 2 spaces for customers (non -office
employees). This formula yields the following: minimum of 4
Board of Adjustment
August 28, 2003
#SE 03-006
Page 3
spaces + 81 + 88 = 173 parking spaces plus 6 ADA spaces for a
minimum of 179 parking spaces.
Without additional information, Staff must assume that each lease space is a
separate business that needs parking space. Option #2 ensures that parking is
provided for each lease space. To achieve Option #2, the applicant would not
need a variance (V#03-003) allowing parking in the rear setback adjacent to
the residential units. However he would need to change the orientation of his
rear parking area from head -in to angled.
Conclusion: Staff believes the request for a reduction in the off-street parking
requirements could be granted, but only if the following conditions occur:
1. The Board denies Variance #03-003. This request is not necessary if
the Board sets the minimum parking space requirement at 179
spaces. In addition, parking in the rear setback would not be' in the
public's best interest and would not protect and screen the business
industrial uses from the residential use.
2. The applicant submits. and obtains City approval of a landscape plan
that provides large trees and shrubs in'. the mandatory
screening/landscaping in the 40' setback
3. An irrigation system is required to ensure that the screening grows.
and is well maintained.
4. At the time of building permitting, the City shall not allow various
uses if the parking spaces will exceed the 179 parking space
minimum' granted by the Board. In addition, the applicant must
provide a drawing - with the average office space square footage
shown on his building plans.
5. If the property and use is abandoned and/or the applicant redevelops
the property with a different use, the Special Exception will not be
valid. Furthermore, the current parking standards found in the Zoning
Ordinance shall prevail.
Anneals: Asper Section 106-196 of the Code of Ordinances of the City of La Porte:
Any person or persons, jointly or 'severally, aggrieved by any decision of the
Board of Adjustment, or any taxpayer, or any officer, department, board or
bureau of the city may present to a court of record a petition for a writ of
certiorari, as provided by Y.T.C.A., Local Government Code Section
211. 011, duly verified, setting forth that such decision is illegal, in whole or
in part, specking the grounds of the illegality. Such petition shall be .
presented to the court within ten days after the filing of the decision in the
office of the Board of Adjustment.
Board of Adjustment
August 28, 2003
#SE 03-006.
Page 3
spaces + 81 + 88 = 173 parking spaces plus 6 ADA spaces for a
minimum of 179 parking spaces.
Without additional information, Staff must assume that each lease space is a
separate business that needs parking space. Option #2 ensures -that parking is
provided for eachlease space. To achieve Option #2, the applicant would not
need a variance (V#03-003) allowing parking in the rear setback adjacent to
the .residential units. However he would need to change the orientation of his
rear parking -area from head=in to angled:
Conclusion: Staff believes' the request - for a reduction in the off-street parking
requirements could be granted, but only if the following conditions occur:
1. The Board denies variance #03-003. This request is not necessary if
the Board . sets the minimum parking space requirement at 179
spaces. In addition, parking in the rear setback would not be in the
public's best interest and would not protect and screen the business
industrial uses from the residential use.
2. '..The applicant submits and obtains City approval of a landscape plan
that provides. large trees and shrubs in - the mandatory.
screening/laridscaping in the 40' setback
3. An irrigation system is required to ensure that the 'screening -grows
and is well maintained.
4. At the time of building permitting, the City shall not allow various
uses if the. parking spaces will exceed the 179 parking space
minimum- granted by the Board. In. addition, the applicant must
provide a drawing with the average office space square footage
shown on his building plans.
5. If the property and use is abandoned and/or the applicant redevelops
the property with -a different use, the Special Exception will not be
valid. Furthermore, the current parking standards found in the Zoning
Ordinance shall prevail.
Appeals: Asper Section 106-196 of the Code of Ordinances of the City of La Porte:
Any person or persons, jointly or severally, aggrieved by any decision of the
Board of Adjustment, or any taxpayer, or any officer, department, board or
bureau of the city may present to a court of record a petition for a writ of
certiorari, as provided by V. T. CA., Local Government_ Code Section-
2 11. 011, dully verifteg setting forth that such decision is illegal, in whole or
in part, specng the grounds - of the illegality. Such petition shall be
presented to the court within ten days after the filing of .the decision in the
office of the Board of Adjustment
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THIS IS TO CERTIFY THAT THE CITY OF LAPORTE. TEXAS. HAS APPROVED
THIS STE PL.W .NO DEVELOPWNI OF IN COf:IlN3.CE
WITH THE ORDINANCES OF THE OFT Or L4PORI , TEXAS.
CITY Or LA PORTE
DIRECTOR OF PLANNING
• • FIRE wm"Nr
t
NOT ra SACK PHILLIPS
I. THIS TRACT SUBJECT To THE CITY Or LA PORTE ORDINANCES. 1. H. CARLOS SMITH. 00 HEREBY CERTIFY THAT THIS PSI
2. TIES IN ZONE •X• AS SI1oVM ON FIRM REPRESENTS A SURVEY MADE UNDER NY SUPERVISION, ,
NO. 45201CO945 A DATED NOV. 6. 1996. AS FOUND ON THE GROUND A THE TIME OF THE SURV1
1 BEARINGS REFER TO DEED RECORDED IN H.C.C.F. NO. X 501227. HEREON.
4, ELEVATIONS ARE REFERENCED TO USGS K1227, 66 NAVO DATUM 7MTNE5S NY NAND AND SEAL THIS
�� DAY OF
S. FSURVEY SUBJECT TO ANY INFORMATION A CURRENT ORE REPORT �� -
FOROR TITLE INSURANCE COMMITMENT MIGHT REVEAL 1
H. CARLOS SMITH _-
TEXAS REGISTERED PROFESSIONAL LAND SURVEYOR NO. _ �,
I- -
Strong Road
JITE�
STATE y� <
H ST. Lo
v
MAI-Ri
ORT Ir 3
x
SPENCER HWY. w
V)
VICINITY MAP
N.T.S.
LANDSCAPING
PROPOSED OEVELOPMENT . 3.9111 ACRES
OR S.F. 170,666 S.F.
LESS SLOGS. - 2 eoo SF_
96.655 S.F.
REO'0. 6x - 5,920 S.F.
PROVIDED:
N. SIDE - 2030 S.F.
S. SIDE + 2915 S.F.
E.
510E 4177 CF.
TOTAL PROVIDED: 9894 S.F.
PARKING
REOUIRI MIN. I• 1/1000 SF.. OFFICE + 1/1.5 NON-OFnCE
REOUIRED: MIN. - 4
NCN-OFFICE - 1
OFFICE - I
3%4a. 2"
PROVIDED - 207 SPACES
PROVIDED N.C. SPACES - 7 SPACES
TOTAL.SPACES PROVIDED- 214 SPACES
LEFiE80
Q - LIOUSTRUN HEDGE
® - LIVE OAK
} - CHAIN LINK. FENCE
e - BACK FLOW DEVICE (BFD)
'a6
DEVELOPMENT: SENS ROAD OFFICE WAREHOUSE
DEVELOPMENT: SPECIAL WAREHOUSE (SIC 4226)
JACK PHILLIPS
15511 GREEN COVE WAY
HOUSTON. TEXAS 77059
TO BE NAMED
ESCRIPTION: 3.918 ACRES OUT OF
OUTLOTS 341 AND 342
VOL. 61, PC. 374 DEED RECORDS
ENOCH BRINSON SURVEY, A-5'
LA PORTE, HARRIS COUNTY, TEXAS
)RESS: 1426 SENS ROAD
BI
AU -- 8 03
W___
PLAT OF
3.918 ACRES
OUT OF
OUTLOTS 341 AND 342
VOL. 61, PG. 374 DEED RECORDS
ENOCH BRINSON SURVEY, A-5
LA PORTE. HARRIS COUNTY, TEXAS
ARCH 23.2003 H. CARLOS SMITH 1• - 3a--
1: ENGINEERS AND SURVEYORS. INC. L
I/TMP.O. Box 529 423 N. HWY. I46 3481-03FPSITEF2
rNV,,L LA PLATE. TEXAS 77571 N
I; 148i-03 ( PH. U61) 471-4226 FAX (260 471.4228 x of 3
I
ZONING
Uses (SIC Code)
Rest homes, nursing homes, (805) convales-
centhomes
Hospitals (806)
Banking
Credit agencies, business services, brokers,
insurance, real estate, and holding compa-
nies (601-679 and 731-739)
Hotel, motels, roominghouses (701-704)
Misc. repair services, electrical, TV, and watch.
repair (762-769)
Health, legal and social services (801-804,
811 and 832)
Manufacturing
General contractors (152-162)
Special trade contractors (171-179)
Terminal and service facilities for motor
vehicle passenger transportation (417)
Motor freight transportation, storage, and.
warehousing (421-423)
Wholesale trade,- durable and nondurable
(501-519)
Building materials, hardware, garden sup-
ply and mobile home dealers (521-527)
Number of Parking.
Spaces*
4 Minimum, Plus
1
1 .
1 .
1
CD106:99
§ 106-839
Required for Each
2 beds
2 beds
400 Cf.
300 s.f.
1
rental room
1
employee
• 2
1,000 st of
shop area
3
1,000' s.f.
3
1,000 s.f.
1
1.5 employees
3
1,000 s.fJoffice
1
3 nonoffice
employees
3
1,000 sDoffice
1
Fleet vehicle stored
on premises
3
1,000 sDoffice
1
1.5 nonoffice
employees
1
vehicle stored
on premises
3
1,000 s.fJoffice
1
1.5 nonoffice
employees
1
vehicle stored
on premises
4
1,000 sDretail space
i
C Y
i
��yy pp M
h�
#V03-003
VARIANCE
FOR
1426 SENS ROAD
WAIVER FROM BUSINESS- INDUSTRIAL.
SETBACKS THAT REQUIRE LANDSCAPING
ONLY WHEN ADJACENT TORESIDENTIAL
EXHIBITS:
APPLICATION FOR VARIANCE .
STAFF REPORT
EXHIBIT A - AREA MAP
EXHIBIT B - SITE PLAN
EXHIBIT C - SECTION 106-522 TABLE B FOOTNOTE
2;
CITY- OF LA FORTE
7fk1ING BOARD OF ADNSTJ&NT
VARIANCE REQUEST
Application No.: 03 -- 00..3
OFFICE USE ONLY: Fee: $100.00 Date Received: Q fr^ D
Receipt No-"
Note: This Fee is Non -Refundable Regardless of the Board's Decision.
Applicant:
Name /
�ayee4Ar�
Address Phone
I am the owner of the herein described property. I have authorized
to act on my behalf in this matter.
Owner*:
N e
ny4 , / di ��. 003-
Address Phone
I am requesting a variance to Sect. % D 02 of the City Zoning Ordinance No 1501.
I am requesting this variance for property located at
3 / ,r 3 3 cZ Sty Address ,.
Legal Description
--k-)` Site Plan () Minor Development Site Plan
() Major Development Site Plan . () General Plan
A Site Plan of the property is attached. Also, I have listed the information requested below
on the following pages of this form.
a) All facts concerning the matter that has led up to this request.
b) The type -'of relief I am seeking (setbacks, lot coverage,' etc.). -
c) The. grounds upon which I 'am making this request. .
* If applicant is NOT the owner, he must provide Authorization to act
behalf.
_._......_......Date........... . _._w_._._ ......_ ....._...._..�.
Office Use Only
Site Plan and Authorization (if applicable) attached? Yes () No ( )
Date transmitted to the Board of Adjustments:
Meeting Date: Applicant Notified of Date:
Notice to surrounding property owners - Date:
Board's Decision: Approved () Denied ( )
Notice of Board Decision mailed to Applicant/Owner:
on the Owner's
2
A variance is a "deviation from the literal provisions of the Zoning Ordinance." The
City's Board of Adjustments may NOT grant a variance that does not meet all of the
following conditions:
1) The variance must not be contrary to the public interest. .
2) Literal enforcement of the 'Zoning Ordinance must result in. a hardship. This
hardship must be unique to the property in question. Property that is undevelopable
due to its unusual shape, narrowness, shallowness, or topography constitutes the
primary example 'of hardship. Hardships that are financial in nature or due to the
owner's actions cannot be granted.
3) Granting the variance -must not violate the spirit of the Zoning Ordinance.
4) No variance that allows a.use that is prohibited within the Use zone in question may
be granted. For example, a varianceallowing a commercial use in a residential zone
is not allowable.
Please remember it is the Applicant's responsibility to prove that a variance will
meet the above conditions.
If there is not adequate room on the remainder of this form to list all pertinent
information, please feel free to attach an additional letter or any information and exhibits
you feel the Board should consider.
FACTS RELEVANT TO THLS MAZTER:
TYPE OF RELIEF BEING SOUGHT:
AUGUST 5, 2003
City of La Porte
Planning and Zoning Commission
604.W. Fairmont Parkway
La Porte, Texas 77571
Ladies & Gentlemen:
I am the -owner and developer.of a 3.918 acre of land on
Sens Road,! located'at 1426 Sens Road..
I wish to develop this property into a miniature office -
warehouse complex, having 44 units of approximately
1250 to 1500 square feet.of-area. Each -unit will
contain a small office of 120 square feet with toilet
facilities and the balance of the area of each unit
would be warehouse space.
The City of La Porte'.s requirements for parking is a
minimum of 4. spaces, plus 1 space for every 1,000
square feet of office area and 1 space for.each 1.5 non -
office employes. This would'be a minimum of-6 spaces
for each unit or a total parking requirement of 264
spaces.
I believe this is an excessive requirement for this
type of' -development.' A requirement of 4 spaces per
unit would be adequate.
I would anticipate a maximum of 4 spaces, one secretary -
salesman, one salesman, one warehouse employee and one
visitor,.per unit.
There is a similar existing development located in the
-40.0 block'of North 11th. Street in La Porte.
Page 1 of 2
This has a total of 15 units and a total of' 66 parking
spaces. This is 4.4 parking spaces per unit. In some
10 years of observation of this site, the parking
spaces have never been fully used. At the present
time, 5 spaces are -taken up by a truck parked across
them, 4 spaces are taken up with 2 dumpsters, and 2
spaces are taken up by portable storage units. This -
leaves a total of 55 usable parking spaces, or 3.7
spaces per unit.
I have provided a total of 214 parking spaces for.my
site at 1426 Sens Road, or- 4.6 spaces per unit. This
is the maximum number of spaces I.can provide without
seriously handicapping the size and the number of each
unit, -and providing for the landscape requirements of
the City of La -Porte.. The 10 foot width requirement
for parking spaces of the City of La Porte is also
excessive. The old requirement of 9 feet was adequate,
and the new requirement looses 1 space for each 9
spaces. This is 20 square feet of property at a cost
of $3.00 per square foot for every 9 spaces. .
I would respectfully request a variance for the number
of parking spaces for this development to the maximum I
have provided on my -site plan of 214, which includes 7
handicap parking spaces.
Very truW yours,
Jack Phillips
Houston, Texas 77059
2�'l- Y�8-7 oc�3
Page 2 of 2
MV
1
Staff Report gust 28, 2003
Variance Request #V03-003
Requested by: Mr. Jack Phillips, owner
Requested for: Waiver from Business Industrial building setbacks that require a "landscaped
only" area when adjacent to a residential district.
Location: 1426 Sens Road 3.918 acres out of Outlots 341 & 342 Enoch Brinson
Survey, A 5
Zoning: Business Industrial (BI) .- .
Background: The Sens Road Office/Warehouse is proposed on 3.918
acres. Forty-four. (44) lease spaces in 2 buildings (approximately 60,500
square feet) of warehousing with office space: will be developed. While
reviewing the submitted site plan, a major issue surfaced involving
insufficient number. of parking spaces, - (see SE#03-006 Staff Report.), and
parking in the rear- building setback when adjacent to a residential district.
Business Industrial (BI) building setbacks are 50' front, 40' rear, and 30'
sides. Section 106-522 Table B. of the City's zoning ordinance is discussed
below:
Section 106-552 Table B footnote 2 — When Business Industrial (BI) is
adjacent to residential, no buildings, parking area, loading docks outside
storage, or refuse containers are allowed in the setback areas. These areas are
to be landscaped with trees, shrubs and ground cover, with a planting plan
required to be submitted and approved by the enforcement officer. In the
applicant's case, his rear setback is adjacent to Monument Estates, which is
zoned Residential —1. .
Citing Section 106-192 B (2) b, the applicant is seeking a variance from the
40' rear setback . requirements to allow parking in the building setback
adjacent to residential and provide only 9' of screening. On the variance
application, the owner. stated that the parking requirements are excessive.
Although 235 parking spaces are required by ordinance, his site plan shows
only 214 parking spaces. The applicant argues that 214 is the maximum
number of parking spaces that he can show provided he is allowed to use the
"landscape only" setback area. Without the variance, he will lose an
additional 33 spaces and only show 181. The applicant requests that the
Board recognize this as a hardship. However, Staff believes that if the Board
grants Special Exception SE#03-006 and sets the parking requirement to a
minimum of 179 spaces, the parking spaces in the setback can be eliminated
and tree and shrubs would be planted to provide a buffer for the adjacent
residential units.
Analysis: Section 106-192 B(1), in the Code of Ordinances, defines a variance as
deviation from the literal provisions of the chapter which is granted by the
Board when strict conformity to the .chapter would cause an unnecessary
M
Board of Adjustment
January 24, 2002
#V 02-001
Page 2
hardship because of the circumstances unique to the property on which the
variance is granted
Except as otherwise prohibited, the board is empowered to authorize a
variance from a requirement when the board finds that all of the following
conditions have been met.
❖ That the granting of the variance will not be contrary to the best public
interest.
❖ Mat literal enforcement of the chapter will result in unnecessary
hardship because of exceptional narrowness, shallowness, shape,
topography or other ' extraordinary or exceptional physical situation
unique to the specific piece of property in question. "Unnecessary
hardship" shall mean physical hardship relating to the property itself as
distinguished from a hardship relating to convenience, financial
considerations or caprice, and the hardship must -not result from' the
applicant or property owner's own actions, and
❖ That by granting the variance, the spirit of the chapter will be observed
The Board must decide if the applicant's request to encroach into the 40' rear
building setbacks, despite the provisions found in Section 106-522 Table
B(2), is reasonable. The Board is charged with deciding whether all of the
above conditions have been met.
Staff cannot find evidence proving that a "hardship" exists. No unique
physical conditions exist on the applicant's property that will prevent the
project from complying with the City's "landscaping only in the 40' rear
setback when adjacent to residential" requirement. Site plans for AB Clean
Inc, located at 1440 Sens; and Catalyst Serving Inc., located at 1434 Sens
Road, both met this City "landscape only" and parking space requirements.
Furthermore, if the Board grants the applicant's Special Exception request
SEtl03-006 and sets the parking at a minimum of 179 spaces, he can meet his
parking requirements without utilizing this setback area for parking. (See
SE#03-006 Staff report for more details.) In turn, this eliminates the need for
this variance.
In addition, the applicant elevated his property several feet. If this is the final
elevation needed to assure proper drainage, this height reaches the middle of
the residential lots' rear fences. Once a structure is added, screening with tall
fast growing trees and scrubs will be needed to ensure that the proposed
development does not cause privacy. issues for the residents.
0 . 0
Board of Adjustment
January 24, 2002
#V 02-001
Page 3
Screening pr9visions were created to protect (using shrubs and trees to
screen) residences and buffer (distance separation) residences from more
intense uses, like those found in BI. Generally; these uses involve large
trucks delivering, loading and unloading supplies into warehouses. The
applicant proposes. only -a 9` wide screen and parking spaces with a
maneuvering isle occupying the next 31' of the 40' rear setback. Staff
believes this goes against the intent ' of the Zoning Ordinance, and that
granting this variance would not be in the public's best interest.
Conclusion: The applicant has not shown that circumstances unique to his property exist.
Based on the facts outlined in this report, the conditions needed to the grant a
variance do not exist.
Aupeals: Asper Section 106-196 of the Code of Ordinances of the City of La Porte:
Any person or persons, jointly or severally, aggrieved by any decision of the
Board of Adjustment, or any taxpayer, or any officer, department,- board or
bureau of the city may present to a court of record a petition for a writ of
certiorari, as provided by. V T.CA., Local Government Code Section
211.011, duly verified, setting forth that such decision is illegal, in whole or
in part, -specking the grounds of the, illegality. Such petition shall be
presented to the court within ten days after the filing of the decision in the
office of the Board of Adjustment
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THIS IS TO CERTIFY THAT THE CITY OF LAPORTE. TEXAS. HAS APPROVED
N THIS SITE 01.4AND DEYELOPVENI OF IN CONF07N.MCE
'ITN THE ORDINANCES OF THE CITY OF LAPORTE. TEXAS.
OTT OF LA PORTE
DIRECTOR OF PLANNING
NOTES:
1. THIS TRACT SUBJECT TO THE CITY OF LA PORTE ORDINANCES.
2. LIES IN ZONE '%' AS SHOWN ON FIRM
NO; 4820IC0945 J. GATED NOV. 6. 1995.
J. BEARINGS REFER TO DEED RECORDED IN H.C.C.F. NO. K 301227.
•. ELEVATIONS ARC REFERENCED TO USGS Ill BB NAVO OATUM
S. THIS SURVEY SUBJECT TO ANY INFORMATION A CURRENT RTLE REPORT
FOR RILE INSURANCE CCUMITMENr MIGHT REVEAL
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1, H. CARLOS SMITH. DO HEREBY CERTIFY THAT THIS PLAT CORRECTLY
REPRESENTS A SURVEY MADE UNDER NY SUPERVISION. AND THAT THE FACTS'
AS FOUND ON THE GROUND AT THE TIME OF THE SURVEY ARE AS SHOWN
HEREON. -./ �/
WITNESS MY NANO AND SEAL INS 2VK DAY OF /.T�11 '7100 3
H. CARLOS SMITH '
TEXAS REGISTERED PROFESSIONAL LAND SURVEYOR NO. 1228
29
Strong Road
STATf �•'�
_
SITE
H ST.
U Iv GIRT
VICINITY MAP
N.T.S.
LANDSCAPING
PROPOSED DEVELOPMENT .
1918 .ACRES
OR S.F.
170.668 S.F.
LESS ALOGS.
72,000 S.F.
98.668 S.F.
5.920 S.F.
REO'O. GTE
PRONGED:
N. SIDE
2030 S.F.
S. SIDE
2915 S.F.
E. SIDE
W. SIDE
4572 SF.
. 377 S.F.
TOTAL PRONOEO:
9894 S.F.
PARKING .
REOUIRED.4 MIN. 1/1000 S.F. OFFICE • 1/1.5 NON -OFFICE
REOUIREO: MIN. . 4
NON -OFFICE . I
OFFICE •1
7B % .a . 264
PROVIDED • 207 SPACES
PRONGED X.C. SPACES 7 SPACES
TOTAL SPACES PROVIDED- 214 SPACES
LEGEND
C? . UGUSTRUM HEDGE
® • LIVE OAK
}+ . CHAIN LINK FENCE ,
. B . BACK FLOW DEVICE (811O)
AME OF DEVELOPMENT: SENS ROAD OFFICE WAREHOUSE
YPE OF DEVELOPMENT: SPECIAL WAREHOUSE (SIC 4226)
WNER:'
JACK PHILLIPS
15511 GREEN COVE WAY
HOUSTON, TEXAS 77059
UILDER:
TO BE NAMED
EGAL DESCRIPTION:
3.918 ACRES OUT OF
OUTLOTS 341 AND 342
VOL. 61, PG. 374 DEED RECORDS
ENOCH BRINSON SURVEY, A-5
LA PORTE. HARRIS COUNTY, TEXAS
108 ADDRESS:
1426 SENS ROAD
!ONED:
"-s
PLAT OF
3.918 ACRES
OUT OF
OUTLOTS 341 AND 342
VOL. 61. PG. 374 DEED RECORDS
ENOCH 13RINSON SURVEY, A-5
LAPORTE. HARRIS COUNTY, TEXAS
MARCH 28.2003 LJ P A D( l C M I T LJ
J481-03 11
LA
PH. (tan
I••30:-
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I1-03FPSITEF
2 of 3
•
ZONING
§ 106-522
and city council may require that efforts to reduce the potential noise impact be
undertaken. These efforts may include screening, landscaping and site planning
techniques.
(Ord. No. 1501U, § A(art. B), 9-23-96; Ord. No. 1501=AA, § 6, 3-23-98; Ord. No. 1501-BB, § 5,
9-15-98; Ord. No. 1501-II, § 5, 3-27-00)
Cross reference —Sexually oriented businesses, § 90-31 et seq.
Sec. 106-522. Table B, industrial area requirements.
(a) Table B, industrial area requirements.
Uses
BI business -industrial park;
all permitted or conditional
LI light industrial district;
all permitted or conditional
HI heavy industrial district;
all permitted or conditional
Loading docks
Outside storage
'Minimum Maximum
Landscaping.
Lot
Requirements
Coverage .
(percent)
(percent)
6
50
6
70-
6
30
Minimum
• Yard
Setbacks
F.R.S.
1,9,5.
(feet)
50-40-30
20-10-10
50-50-30
Adjacent to
Residential
Minimum
Yard
Setback
F.R.S.
Maximum
2,5
Height
(feet)
(feet)
50-40-30
45
30-50-50
45
100-150-150
456
N/A N/A 130-130-130 Same as
principal
use. plus
130 ft.
N/A N/A 20-10-5 Same as
principal
use
N/A
Section 106-
444(b)
Shipping containers 6 N/A 50-50-30 100-150-150 367•8
On- and off -premises free- See article VII of this chapter
standing signs
Freestanding on -premises See article VII of this chapter
signs located in controlled ac-
cess highway corridors
(b) Footnotes.
1. A minimum landscape setback of 20 feet will be required adjacent to all designated
conservation areas. Buildings, parking areas, loading docks, outside storage, and
refuse containers will not be allowed in such setback areas. These areas are to be
landscaped with trees, shrubs, and ground cover, with a planting plan required to be
submitted and approved by the enforcement officer. Required landscaping must be
maintained by the property owner and/or occupant.
2. No buildings, parking areas, loading docks, outside storage, or refuse containers will
be allowed in such setback areas. These areas are to be landscaped with trees, shrubs
and ground cover, with a planting plan required to be submitted and approved by the
enforcement officer.
Supp. No. 4 CD 106:69