HomeMy WebLinkAboutO-1995-SCU95-002
Reauested For:
Reauested By:
Zoning:
Puroose of Reauest:
Background:
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Lots 24-29; Block 59; Town of La Porte, which is further
described as being located in the 100 block of North 1st Street.
Stephanie and Lawrence Maynard, property owners.
General Commercial (GC)
Applicants are seeking a Special Conditional Use (SCU) Permit
for the purpose of allowing construction of an off site parking
lot. This type of development is classified as a Conditional Use
by Section 6-400 of Zoning Ordinance 1501.
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.
H 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
Analysis:
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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 hackberry 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.
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 significantly 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. As 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.
Planning & Zoning Commission
Meeting of 5/18/95
SCU95-002
Page 3 of 4
Conclusion:
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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.
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
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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.
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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 3 non-office employees
The applicants' proposed building is to be 2,880 sq ft in size. Assuming that 1,000 sq ft
(approximately Va 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.
ExmBIT B
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A ~ETING OF THE LA PORTEe
RECEIVED
~ - "'"'/ <..? ,--
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City Council
(Type of Meeting)
PLANNING
HAS BEEN SCHEDULED FOR
.Tune 12. 1995
(Meeting Date)
Soecial Conditional Use #95-002
(Type of Request)
I HAVE REC)'I"ED NOTICE OF THE ABOVE REFERENCED PUBLIC HEARING AND
I AM V IN FAVOR OF OR I AM IN OPPOSITION OF'GRANTING
THIS REQUEST FOR THE FOLLOWING REASONS:
NAME (PLEASE PRINT)
HOME ADDRESS
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CITY OF LA PORTE
Pend t No.
80U95-002
SPECIAL CONDITIONAL USE PERMIT
OLP Job No. N/A
ORDINANCE 1501
This permit is issued to:
Stephanie Bettini and Lawrence Maynard
Owner or Agent
1202 Bayshore Drive. La Porte. Texas 77571
Address
For Development of:
Parking Lot
Development Name
100 Block of North 1st Street
Address
Legal Description:
Lots 24-29: Block 59: Town of La Porte
Zoning:
General Commercial (GC)
Permit Conditions
Failure to begin construction within one (1) year after issuance or as scheduled under the
terms of a special conditional use permit shall void the permit as approved, except upon an
extension of time granted after application to the Planning and Zoning Commission.
H construction is terminated after the completion of any stage and there is ample evidence
that further development is not contemplated the ordinance establishing such special
conditional use permit may be rescinded by the City Council, upon it's own motion or upon
the recommendation of the Planning and Zoning Commission of the City of La Porte, and
the previous zoning of the entire tract shall be in full effect on the portion which is
undeveloped.
Additional Conditions . See Exhibit N / A
Validation Date: 6/12/95
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CITY OF LA PORTE
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APPLICATION FOR
SPECIAL CONDITIONAL USE PERMIT
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OFFICE USE ONLY:
Fee:
$100.00
Application No.:
Date Received:
Receipt No.:
r s- ()O.Q.
O~-2.B- ~-
4F 32.'73h
Certified Plans Submitted:
( ) General Plan () Major Development Site Plan
(>4 Minor Development Site Plan () Preliminary Plat
p;;;~~-M;ki~;-R;~~;;t~-~~~~---~~;~--------------------
Mailing Address: /Glo~ IS~~ Ih..
~ jJ~ Diw~
:f1J: P..lu~ &J
L 10 r+L 1~~A~ )
.dh~ ~q J~ ad - c9~
City/State:
Phone:
-A/71J ,- ")013
BUSINESS NAME:
PROPERTY ADDRESS:
LEGAL DESCRIPTION:
ZONE: c;..c.
SIC USE CATEGORY:
TYPE OF BUSINESS: Ik.~ {!g ~
L/.f ~.:r /1 ~-
Date
dJ!-I(~ {f7J.I#;x.,,)'I1~
/Owne or Authorized Ag~t
----------------------------------------------------------------------
OFFICE USE ONLY
Date of City Council Meeting:
Zone: V C ,
5/lcI/qf
'l '/
b 1'- q,
I I
Recommendation@ or N
Approved: Y or N
Date of P & Z Public Hearing:
This application is:
Approved ( )
Permit II
Den ied ( )
CLP JOB # '
(If Assigned Yet)
Conditions:
Zoning Administrator
Date
CED/l-'87
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Super Plumber Company
217 S. NUGENT
La PORTE, TEXAS 77571
(713) 470-2488
April 27, 1995
To Whom It May Concern:
RE: Block 59, Lot 24, 25, 26, 27, 28,29
Stephanie Bettini Maynard & Lawrence Maynard, AKA Super Plumber Company
have recently purchased the above referenced property. This property is a long time
vacant field directly across from 114 North 1 st Street.
Lawrence & I have purchased this property with the intent of expanding our
plumbing business. Atthe present time, we wish to develop the land, pave it and utilize
it as a parking lot.
We feel that by doing this in the interim, we still would be improving the land and
possibly discouraging some of crime that seems to be with associated with this area of
town in general.
We encou rage all to visit our recent purchase of what was once known as the 'Iold
pool hall on First Street" to witness what we have done in order to serve our community
and make it a better place.
s~nfely yours. J) f L
fr~ ~~
Stephanie & Lawrenc~ \Maynard
COMPUTE RESIDENTIAL & COMMERCIAL PLUMBING
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CJilty o~ Leal IPOlllte
Established 1892
June 5, 1995
Mayor Norman Malone and City Council
City of La Porte
Re: Special Conditional Use Permit #SCU95-002
Dear Mayor Malone:
The La Porte Planning and Zoning Commission, at its May 18, 1995, public hearing and
regular meeting, considered Special Conditional Use Permit Request #SCU95-002. This
permit has been requested for the purpose of allowing construction of an off-site parking
lot, which is to be located in the 100 block of North 1st Street on Lots 24-29 of Block 59;
Town of La Porte.
The Commission, by unanimous vote, has recommended approval of Special Conditional
Use Permit #SCU95-002. The May 18, 1995, staff report detailing the specifics of this
request is attached and follows this letter.
Respectfully submitted,
,4:t~tpdw
Chairman, Planning and Zoning Commission.
xc: . Robert T. Herrera, City Manager
John Joe~, Assistant City Manager
John Armstrong, Assistant City Attorney
La Porte Planning and Zoning Commission
P,O, Box Ill; 0 La Porte, Texas 77572.] 115 0 (713) 471-5020