Title
Hold a public hearing on a request for a Special Use Permit, SUP-24-0006 (Lawrence Road Office Building), for an "Office" use on approximately one acre zoned "RSF-10" (Single-Family Residential 10), generally located at the southwest intersection of Lawrence Road and Delesandri Lane, with the address of 2106 Lawrence Road (Planning Director)
Background:
A public hearing is required to consider this Special Use Permit (SUP) for an “Office” use within the “RSF-10” zoning district.
Project Timeline
August 10, 1999 - The Subject Tract was initially zoned as Single-Family Residential.
August 31, 2005 - The Subject Tract was rezoned as “RSF-10” (Single-Family Residential 10) as part of a city-wide Zoning Map update.
April 2014 - The existing structure was constructed as a single-family home.
March 5, 2024 - OnSite Construction Services, LLC, purchased the land and structure at 2106 Lawrence Road with the intent of operating a business from the Subject Tract.
March 19, 2024 - A Pre-Development Meeting for this proposed use was held. Staff informed the applicant that a rezone from RSF-10 to a commercial zone would be required to operate a business from the Subject Tract.
September 15, 2024 - A follow-up meeting was held with staff and the applicants regarding the proposed use. The applicant was given information regarding the rezoning process and specific regulations that would need to be addressed.
June 28, 2024 - The applicant held a Neighborhood Meeting. Nine people attended the meeting.
October 7, 2024 - The rezoning application was received and accepted by Staff.
December 17, 2024 - City Council adopted an amendment to the Unified Development Code that allows for office uses within residential single-family zoning districts with an approved SUP. The applicant was informed of the update and was instructed to update their application to reflect the SUP.
January 8, 2025 - The applicant held a second neighborhood meeting to discuss the updated application.
January 10, 2025 - Public notice signs were posted on the Subject Tract, notice letters were mailed to all property owners within 200’ of the Subject Tract, and a legal notice of the public hearing was advertised in the Galveston County Daily News.
February 17, 2025 - The Planning and Zoning Commission held a public hearing and recommended approval, 4-3-0.
February 25, 2025 - City Council is scheduled to conduct a public hearing and consider the first reading of the request.
March 11, 2025 - If approved on first reading, City Council will consider the second reading of the request.
Project Summary:
The purpose of the request is to allow for an office to operate on a property zoned Residential Single-Family 10 (RSF-10). The Subject Tract is approximately one acre in size and has an existing single-family structure on it. The applicant is proposing to operate the office from the existing structure, and no additional vertical construction has been proposed.
The existing structure was built in 2014 as a single-family dwelling unit. The existing building is approximately 5,629 square feet. The applicant is proposing to utilize 4,500 square feet of office space and 1,129 square feet of warehouse space. The property is completely fenced in and has two access gates along Lawrence Road, with a partially cement/partially gravel driveway and parking area. Additionally, a swimming pool is located on the Subject Tract to the southwest of the existing structure.
The property is surrounded by large lot single-family dwelling units within League City. The east side of the intersection of Lawrence Road and Delesandri Lane, which is located in Kemah’s City Limits, are two commercial structures (an office and a car repair shop).
The building was initially designed, permitted, constructed, and inspected as a single-family dwelling unit. There are several commercial development standards that are not currently met and will require variances.
Variance #1 (4.12.4) All mechanical equipment shall be screened from public view: Equipment such as the AC units are visible from Lawrence Road.
Variance #2: (4.18) All business-related operations must be on concrete surfaces: The northern drive aisle and parking area are proposed to have a gravel surface.
Variance #3: (Table 4.19.4) Parking Tabulations 1 space per 250 sq ft for office uses, 1 space per 1,000 sq ft for warehouse uses (18 spaces required): 15 parking spaces are provided.
Variance #4: (Table 4.19.5.h) Two-way Drive Aisles shall be a minimum of 25 feet in width: The northern drive aisle is 19 feet in width and the southern drive aisle is 17 feet in width.
Variance #5: (4.19.3.l): A raised walkway of at least 4 feet in width, excluding any overhang, shall be provided between the parking space and the building: The Parking Plan does not reflect a 4-foot raised walkway between the parking spaces and the building.
Variance #6: (4.19.3.u): All parking shall be on concrete surfaces: The northern drive aisle and parking area are proposed to have a gravel surface.
Variance #7: (4.19.5.h): Dead-end drive aisles are prohibited: Both drive aisles are dead ends without turnarounds.
Variance #8: (4.20.2.j): A 10-foot-wide landscape setback is required along all street frontages: No landscape setback is provided along Delesandri Lane.
Variance #9: (4.20.2.l): One tree per eight parking spaces is required: Parking lot trees are not provided.
Variance #10: (4.20.3): A 30’ landscape buffer is required along the western and southern boundaries of the property: The southwest corner of the landscape buffer is reduced to 24’ due to an existing swimming pool.
Additionally, the International Fire Code Appendix D requires a 20’ wide fire lane that can support up to 75,000 pounds. The Fire Marshal’s Office granted an administrative variance permitting the fire lanes in the configuration shown on the Parking Plan.
Staff consulted with the Building Department regarding the existing structure, and the Building Department indicated that no major changes are needed to the existing structure to function as a commercial building.
On January 19th, 2025, a petition was provided expressing opposition to the request. The petition includes signatures from three neighboring property owners, which constitutes 33.5% of the land within the 200’ notice buffer. Per Texas Local Government Code, Chapter 211, if the owners of at least 20% of the area of land extending 200’ from the subject property protest the request then an affirmative vote of at least three-fourths (6) of the City Council is required for approval.
On February 17, 2025, the Planning and Zoning Commission held a public hearing and recommended approval, by a vote 4-3-0, subject to conditions.
Should the Special Use Permit be approved, staff recommends the following conditions:
1. The SUP shall expire after a period of 24 months beginning upon the date of adoption of the SUP ordinance by City Council if no formal application is submitted to the City for development of the site.
2. The uses permitted on-site will be limited to those permitted in the RSF-10 zoning district and this office use, specifically OnSite Concrete Solutions, LLC. If another business wishes to operate on this property, a separate SUP will be required.
3. The site layout shall be substantially similar to that which is displayed on the site plan and landscape plan. This includes the parking requirements, landscaping, and fencing.
4. The variances listed below will be approved with the approval of this SUP.
i. The existing mechanical equipment may be visible from the public ROW (UDC 4.12.4).
ii. Business-related operations may be on gravel surfaces (UDC 4.18).
iii. 15 parking spaces shall be provided (UDC Table 4.19.4).
iv. A 17’ drive aisle and a 19’ drive aisle shall be permitted (UDC Table 4.19.5.h).
v. A 4’ raised sidewalk shall not be required between the parking area and the building (UDC 4.19.3.l).
vi. Parking shall be permitted on gravel surfaces (UDC 4.19.3.u).
vii. Dead-end drive aisles shall be permitted (UDC 4.19.5.h).
viii. No landscape setback shall be required along Delesandri Lane (UDC 4.20.2.j).
ix. Parking area trees shall not be required (UDC 4.20.2.l).
x. A 24’ wide landscape buffer shall be permitted along the southwestern corner of the Subject Tract (UDC 4.20.3).
Attachments:
1. Planning and Zoning Commission Staff Report
2. Excerpt Minutes from the February 17, 2025, P&Z Commission Meeting
Contract Origination:
Planning Department
Applicant: Bruce Henderson of OnSite Concrete Solutions, LLC
Owner: OnSite Concrete Solutions, LLC
FUNDING
{X} NOT APPLICABLE
STRATEGIC PLANNING
{X} NOT APPLICABLE