07-15-2004 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission

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_ FROM Northrup Associates In~ PHONE N0. 713 463 5039 • Aug. 03 2004 03:36PM P4 I have earlier advised the client tLat it is imperative that he seek a commitment from a specific developer or builder(s) as quicldy as possible so that speck conditions may be addressed at this time, without need fqr further modification. Also, the client needs to versify the potential involvement of 'Harris County in the area to be preserved sad enhanced. That needs to be clear in the modification. Y can assist with that, also BurcAfeld/La Porte Project -2- June 3, 2004 The matter of fllood plain was also discussed. Alicia commented that the latest information obtained from ~'EMA data i~ndicsites the entire tract is in the 100-year flood plain, which means (tv the Corps) that the impacts within the site may be more severe, and wiU need to be addressed in the modification. Kenny was very specific that the "permit was still valid until 12/i15, but its conditions speak for themselves..." In other words, he implied that greater impacts will have to be reviewed along with the new features of a plan (yet to be developed) and would be revimv accordingly by the Corps. It is obvious to me that the applicant must continue to address drainage, fill, and other infrastructure and use issues for this project. Tht City needs to be apprized,of the position of the Corps and the need for straightforward responses to these issues. Stick by my recommendation that use needs mast be based on those of a specific, acceptable aaer such as a builder yr third party developer Therefore, the project engineer can design accordingly as to the impacts and we ran deal with budding products acceptable to the city. Today, from what I have been told the apartment market is liorriblG Likewise, the all cities hate therm. That was obvious at the City Council meeting where this project was rascally rejected. Io deciding tht fate of the abandoned apartment project that was the agenda item that preceded the subject, City Council also decided the client's fate, in my opiwion. We are dealing with ahigh-profele site with too many units, in a community that has only recently experienced a very bad situation dealing with abandoned apartments. In a positive vein, however, the unique environmental natert of the site olf'ers other aimibur use options possibly with lesser prejudice. Those worth considering indude condominiuar- type residential, a townhome project far which there is a good market, a weU-managed retirement complex such as those owned by MetraNational, or acompatibly-arranged combination of any 4f these three uses. In the neat day or two, I will put together an eaawpk or two along with the names of a few people that might be worth discussing the matter with. Xf we are collectively successful in resolving these issue with the city, seemly and the Corps, it u possible tfiat toe project coald be target-marketed to the environmental community with the preserve as a focal point. Hesston bas one of the largest, most active and vocal of such communities in the country. We also enjoy close prozimity to Galveston Bay, and its wastal marshes, binding there, on Galveston Island, and on Bolivar Peninsula. Twist a year, over 10,000 birders