HomeMy WebLinkAboutO-1994-SCU94-003
Reauested For:
Reauested By:
Zonin~:
Purnose of Reauest:
Backfiound:
Analysis:
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A 4.3668 acre ~act out of Outlots 71 and 90; Richard Pearsall
Survey, A-25, w~ch is further described as being located at
11230 West Main Street. (See Exhibit A)
Mr. David Boothe of Landmark Interests, on behalf of Mr.
Johnny Steeland, property owner.
General Commercial (G.C.) (See Exhibit "B")
The permit is requested for the purpose of allowing
development of a mini-warehousejboat and RV storage facility.
As noted, the applicant, Mr. Boothe, is proposing to develop a
mini-warehousejboat and RV storage facility on the tract in
question. The facility, as proposed, is to consist of 441
individual storage units of various sizes, an office, a manager's
apartment, and outdoor parking/storage areas.
This property is located in a General Commercial (G.C.) zone.
Zoning Ordinance Section 6-400 designates both mini-
warehousing and "outdoor storage" as a Conditional Use in
G.C. zones. The requirement for a Special Conditional Use
(S.C.U.) Permit is based on the conditional designation in the
Zoning Ordinance.
All S.C.U. Permit requests must conform to the requirements
of Zoning Ordinance Section 10-200. Additionally, when a
permit is requested for property located in G.C. zones, the
requirements of Ordinance Section 6-600 also apply. Staff has
reviewed this request using these sections as a guide. Based on
this review, we find this request to comply with applicable
ordinance requirements. A summary follows:
Section 10-201 establishes both the administrative
review/approval procedures and basic submittal requirements
for S.C.U. Permits. Regarding submittals, this section requires
applicants to:
. Submit a development site plan "drawn to scale
and illustrating the arrangement of the project in
.Planning & Zoning Commission
Meeting of lO/'l1Jj94
SCU94-003
Page 2 of 7
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detail, including parking facilities, location of
buildings, building uses to be permitted, means of
ingress and egress, and other pertinent
information..."
Section 10-202 states that a S.C.U. Permit should be approved
only if all the following requirements are satisfied:
. 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 bas agreed to meet any
additional conditions imposed, based on specific
site constraints, and necessary to protect the
public interest and welfare of the community.
It is under the second of these conditions noted above,
(conditions within each district) that Section 6-600 becomes
applicable. This section comprises the "Special Use
. Performance Standards" that are applied to developments
within G.C. zones.
The standards that apply to this request are those dealing with
outdoor storage and required screening.
Section 10-201 Criteria: Exhibit A is a reduced copy of the site
plan submitted by the applicant. Staff has reviewed this site
plan and found it to comply with applicable Zoning Ordinance
requirements for setback, lot coverage, landscaping and parking.
The site plan has also been reviewed by the Fire Marshal's
office. The Fire Marshal has determined that existing fire
hydrants will provide adequate protection for the facility and
that the driveway /building arrangement will provide adequate
access and maneuvering space for emergency vehicles.
Planning & Zoning Commission
Meeting of lO/1J'J/94
SCU94-003
Page 3 of 7
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Staff has also reviewed the site plan for compatibility with the
following Comprehensive Plan elements:
Safety Plan: No impact.
Thoroughfare Plan: No impact; existing roads are
adequate to support project.
Utility Plan: Existing water is adequate for potable and
fire protection needs. Sanitary sewer is not available
and can not be readily extended. Existing buildings on
site utilize septic systems. Applicant proposes to install
either a new septic or package treatment system.
Airport Plan: Complies subject to conditions noted in a
following section of this report.
It should be noted that Exhibit A is not a formal "Minor
Development Site Plan" as defined by the City's Development
Ordinance (#1444). While the site plan submitted is adequate
and satisfactory for this review, it will not serve in lieu of a
formal Minor Development Plan. Staff would recommend that
the following condition be attached to the S.C.U. Permit. .
· This permit does not become valid until a formal
Minor Development Site Plan has been submitted
to the City; reviewed and approved in accordance
with the requirements of Ordinance #1444 and
attached to the S.C.U. Permit.
Section 10-202 Criteria: After reviewing this request, it is
staffs opinion that the project is and will be compatible with
surrounding properties. The east face of the site is separated
from neighboring property by Boyett Street. To the west, the
tract abuts a pipeline corridor.
To the north, the property abuts West Main Street. This is the
most public face of the tract. As illustrated on Exhibit A, this
is where the applicant intends to place a substantial portion
(almost 6,000 sq ft) of the facility's landscaping.
Planning & Zoning Commission
Meeting of 10/']1)/94
SCU94-003
Page 4.of 7
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Exhibit lie' (which is attached and follows this report) is an
illustration of tb.e type building the applicant plans to erect.
The building style coupled with the proposed landscaping and
setbacks should result in a facility that is attractive in its own
tight and is also compatible with surrounding properties.
Conditions for G.C. District: As noted, it is, under the terms
of this condition, that Section 6-600 becomes applicable. The
performance standards of this section will apply to that portion
of the site designated for "future open storage".
The southeastern portion of the tract is comprised of a 25,650
sq it area identified as being reserved for future open storage.
There are presently buildings located in this area. They are
indicated on Exhibit "A" by broken line outlines. The applicant
has stated his intention to have these structures demolished at
some point in the future. Following demolition, the area is to
be surfaced, fenced, and used for boat and RV parking.
At such time as this area is brought into use (either partially or
in its entirety), the provisions of Section 6-600 will become
applicable. These provisions are as follows:
Outdoor Storage:
. Storage areas must be screened from the abutting
Boyett Street right-of-way.
· The are must be surfaced in a manner adequate
to control dust.
. All lighting must be hooded and directed away
from public rights-of-way.
Required Screening:
. Required screening shall consist of evergreen
plantings.
. Ultimate height of the landscape screen shall be
at least six (6) feet.
plslnning & Zoning Commission
Meeting of lO/1JJ/94
SCU94-003
Page 5 of 7
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. Minimum width of planting strip shall be four (4)
feet.
.. A berm may be used to obtain a maximum of two
(2) feet of the required height.
· Height of screen at time of planting shall be at
least four (4) feet (inclusive of berm height).
· Height at two (2) years from planting should be
at least six (6) feet.
. Density at two (2) years from planting should be
adequate to provide an effective visual screen.
With these requirements in mind, staff would recommend that
the following requirements be attached as conditions of the
S.C.V. Permit.
. Future development of outdoor storage areas,
within this described tract shall be permitted
under this S.C.V. Permit.
· Prior to development, plans detailing surfacing,
lighting, fencing, and landscape screening in
compliance with the provisions of Section 6-600
shall be submitted to the City.
. Normally required construction permits shall be
obtained prior to development of outdoor storage
areas.
Additional Conditions: In reviewing this request, staff did find
"specific site constraints" warranting special conditions being
imposed. The first is the building height restriction necessary
to maintain adequate airport runway approach clearance.
The applicant has recognized the need to respect the approach
clearance and has worked with staff to ensure a site design that
complies with these restrictions. Exhibit "A" includes the
following note (above the footprint of the two story building):
Planning & Zoning Commission
Meeting oflO/7JJ/94
SCU94-003
Page 6 of 7
Conclusion:
Recommendation:
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"C/L [centerline] of Spencer 200'. Maximum allowable height
25 ft." This falls within acceptable height restrictions. Staff
would, however, recommend including height restrictions as a
condition to be at;tached to the S.C:U. Permit.
. All structures and plantings to be located on this
tract shall conform to height limitations
established for airport runway approaches.
One other site condition exists that warrants attention. In the
process of surveying this tract, the applicant has discovered that
certain existing fencelines encroach on public rights-of-way.
The applicant has stated his intention to remedy these
encroachments. Staff would still, :however, recommend
attaching a specific permit condition addressing this issue.
· All property line encroachments shall be removed
from this facility prior to is~uance of a Certificate
of Occupancy.
In reviewing this request, staff has found:
As presented, the request satisfies all applicable Zoning
Ordinance requirements.
· As presented, the request is compatible with the goals of
the Comprehensive Plan.
.
H developed in confol'IIlance with the recommended
conditions, the proposed facility will be compatible with
the surrounding properties. It will not be injurious to
the use, enjoyment or value of surrounding properties.
Based on the facts and considerations presented, staff
recommends granting Special Conditional Use Permit #SCU94-
003 subject to the following conditions:
A formal minor development site plan, prepared
in accordance with the requirements of
Development Ordinance 1444, shall be submitted
for review and approval by City staff prior to
obtaining permits for construction of this facility.
Planning &. Zoning Commission
Meeting of lO/1IJ/94
SCU94-003
Page 7 of 7
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Outdoor storage areas shall be developed in
accordance with the requirements of Section 6-
600 of Ordinance 1501. Plans for development of
these areas shall be submitted to the City and
necessary permits obtained prior to development
of these storage areas.
.
All structures and plantings on the property shall
conform to height limitations necessary to
maintain adequate clear airport runway approach.
.
All property line encroachments shall be removed
from the site prior to issuance of a Certificate of
Occupancy for the project.
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This Special Conditional Use Permit does not
waive, supersede, or modify any r~quirement of
Zoning Ordinance 1501 except as specifically
enumerated by this permit, nor does it waive,
supersede, or modify the requirements of any
other ordinance of the City of La Porte.
.
This Special Conditional Use Permit does not
waive or supersede the requirement to obtain any
other permit or license normally required for a
business facility of this type.
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This exhibit has been.. reduced -'
for inclusion in the City Council'
Agenda PaC:ket. A larger :copy i R ~ ~
will be available if req~e~t~d~ t.! 5
at t~e December 12th Public :; d i ~
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LANDMARK INTEREST
708 SIlARON DR.
DAYTOIrN, TEXAS 77~21
PilON! 713 803-1351
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PREUMINARY SITE PLAN' -' MINI SELF STc:i~GE FACJUrY
11230 SPENCER HIGHWAY
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CITY OF LA PORTE
Permit No.
SC094-003
SPECIAL CONDITIONAL USE PERMIT
CLP Job No. NIA
ORDINANCE 1501
This permit is issued to:
Johnny Steeland, Owner
C/O David Boothe. Agent
Owner or Agent
706 Sharon Drive. Baytown. TX 77521
Address
For Development of:
Landmark Interests
Miniwarehousing/Boat and RV Storage (SIC 4225)
Development Name
11230 West Main Street. La Porte. TX
Address
Legal Description:
4.3668 acres out of Outlots 71 and 90: Richard Pearsall
Survey
Zoning:
General Commercial
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.
(Ordinance 1501, Section 10-201.4)
If construction is terminated after the completion of any stage and there is 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 -A..
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City Secretary
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SCU94-OO3 - Special Terms and Conditions
1. A formal minor development site plan, prepared in accordance with the requirements
of Development Ordinance 1444, shall be submitted for review and approval by City
staff prior to obtaining permits for construction of this facility.
2. Outdoor storage areas shall be developed in accordance with the requirements of
Section 6-600 of Ordinance 1501. Plans for development of these areas shall be
submitted to the City and necessary permits obtained prior to development of these
storage areas.
3. All structures and plantings on the property shall conform to height limitations
necessary to maintain adequate clear airport runway approach.
4. All property line encroachments shall be removed from the site prior to issuance of
a Certificate of Occupancy for the project.
5. This Special Conditional Use Permit does not waive, supersede, or modify any
requirement of Zoning Ordinance 1501 except as specifically enumerated by this
permit, nor does it waive, supersede, or modify the requirements of any other
ordinance of the City of La Porte.
6. This Special Conditional Use Permit does not waive or supersede the requirement
to obtain any other permit or license normally required for a business facility of this
type.
Exhibit A