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HomeMy WebLinkAboutO-2005-1501-V4 scup05-007 >~ -- REQUEST FOR CITY COUNCIL AGENDA ITEM Appropriation Agenda Date Requested: December 12. 2005 Requested By: Wayne ~ Department: Planninl! Source of Funds: NA Account Number: NA Amount Budgeted: NA Report: _Resolution: _Ordinance: _X_ Exhibits: Ordinance Aerial Map P&Z Staff Report Site Plan SUMMARY On November 17,2005, the Planning and Zoning Commission considered Special Conditional Use Permit #SCU05- 007 for Phase 11 of Underwood Business Park, to be located along Old Underwood Road south of State Highway 225 and Union Pacific Railroad. Clay Development and Construction Inc. (a designlbuild firm) is seeking a permit for the construction of a 432,000 square foot office/warehouse building to be named "Packwell", and a 900,000 square foot building to be used as a Distribution Center along Old Underwood Road. Each additional phase of the project would require subsequent Special Conditional Use Permits (SCUPs). Each Plat or Site Plan submittal would be approved separately. This site consists of approximately 207 acres located to the south of State Highway 225, Union Pacific Railroad, and Battleground Industrial Park located at 101 Old Underwood Road. At the site in question, the developer is proposing office/warehouses and a Distribution Center. Associated detention was constructed in Phase I. The first phase of the business park development started in May, 2005 with a project known as "Poly One". The primary access to the park is along Porter Road, a 60' ingress/egress and utility easement, with access on Old Underwood Road. Future development will be proposed on other reserves as additional clients are identified. This facility will be partially rail served at a later date. The City's Comprehensive Plan intends for this area to develop with industrial uses, and the existing land uses of nearby properties are primarily industrial. This development borders Houston Associates and S.H. 225 to the North, Old Underwood Road to the West, a 150' Centerpoint Energy Easement (Planned Unit Development) to the South, and Union Pacific Railroad/S.H. 225 to the East. This area is sufficiently buffered for the commerciaVindustrial nature of development. Staff feels this project may have a positive impact on economic development within the City of La Porte. Based on the above analysis, staff recommends approval of the Special Conditional Use Permit with conditions listed in the SCUP. Public Notices were mailed to six (6) property owners, and no responses were received. By unanimous vote, the Planning and Zoning Commission recommended approval of Special Conditional use Permit #SCU 05-007. Action Required bv Council: 1. Conduct a Public hearing. 2. Consider a Planning and Zoning Commission recommendation to approve Special Conditional Use Permit #SCU 05-007 for a 65 acre tract out of :t207 acres of land located along Old Underwood Road south of State highway 225 and Union Pacific Railroad. Approved for City Council Al!enda ~~/J /d-5-j5 Date ORDINANCE NO. 1501- V If AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF THE CITY OF LA PORTE, CHAPTER 106, MORE COMMONLY REFERRED TO AS THE ZONING ORDINANCE OF THE CITY OF LA PORTE, BY GRANTING A SPECIAL CONDITIONAL USE PERMIT #SCU05-007 FOR THAT CERTAIN PARCEL OF LAND DESCRIBED AS FOLLOWS, TO-WIT: 65 ACRE TRACT OUT OF :t207 ACRES OF LAND (ALONG OLD UNDERWOOD ROAD SOUTH OF STATE HIGHWAY 225 AND UPRR) IN THE ENOCH BRINSON SURVEY, ABSTRACT - 5, LA PORTE, HARRIS COUNTY, TEXAS FOR THE PURPOSE OF DEVELOPING BUSINESS PARK PHASE II OF THE PROJECT IN A PLANNED UNIT DEVELOPMENT (PUD) ZONE; MAKING CERTAIN FINDINGS OF FACT RELATED TO THE SUBJECT; FINDING COMPLIANCE WITH THE OPEN MEETINGS LAW; AND PROVIDING AN EFFECTIVE DATE HEREOF; BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF LA PORTE: "Section 1. The City Council of the City of La Porte hereby finds, determines and declares that heretofore, to-wit, on the 1 ih day of November, 2005, at 6:00 p.m. a Public Hearing was held before the Planning and Zoning Commission of the City of La Porte, Texas, pursuant to due notice as required by the Open Meetings Law, Chapter 551, Texas Government Code, to consider the question and the possible reclassification of the zoning classification of the hereinafter described parcels of land. There is attached to this Ordinance as Exhibit "A", and incorporated by reference herein and made a part hereof for all purposes, a copy of Notice of Public Hearing, which the City Council of the City of La Porte hereby finds was properly mailed to all owners of all properties located within two hundred feet (200') of the properties under consideration. "Section 2. The publisher's affidavit of publication of notice of said hearing is attached hereto as Exhibit "B", incorporated by reference herein and made a part hereof for all purposes. "Section 3. On November 17, 2005, the Planning and Zoning Commission of the City of La Porte met in regular session to consider changes in classification, which were the subject of such public hearing. The City Council of the City of La Porte is in receipt of the written recommendations of the City of La Porte Planning and Zoning Commission, by letter dated on the 18th day of November, 2005, a true copy of which letter is attached hereto as Exhibit "C", incorporated by reference herein and made a part hereof for all purposes. ORDINANCE NO. 1501- 'J i Page 2 "Section 4. Subsequent to receipt of the recommendation of the City of La Porte Planning and Zoning Commission, the City Council of the City of La Porte called a public hearing on the proposed classification changes and the recommendation of the Planning and Zoning Commission on the 1ih day of December, 2005, at 6:00 p.m., and pursuant to due notice, to consider the recommendation of the Planning and Zoning Commission regarding the possible reclassification of the zoning classification of the hereinafter described parcels of land. There is attached to this Ordinance as Exhibit "0", incorporated by reference herein and made a part hereof for all purposes, a copy of the notice of public hearing. "Section 5. The publisher's affidavit of publication of notice of said hearing is attached hereto as Exhibit "E", and incorporated by reference herein and made a part hereof for all purposes. "Section 6. The conditions of the said Special Conditional Use Permit are as set forth in the incorporated terms of the Special Conditional Use Permit, a true copy of which is attached hereto as Exhibit "F". The description of said parcels of land classified pursuant to said Special Conditional Use Permit are as follows, to-wit: 65 acre tract out of :t207 acres of land located along Old Underwood Road south of State Highway 225 and UPRR; the Enoch Brinson Survey, Abstract-5, City of La Porte, Harris County, Texas. "Section 7. The City Council of the City of La Porte hereby finds, determines, and declares that all prerequisites of law have been satisfied and hereby determines and declares that the amendments to the City of La Porte Zoning Map and Classification contained in this Ordinance as amendments thereto are desirable and in furtherance of the goals and objectives stated in the City of La Porte's Comprehensive Plan. "Section 8. The City Council officially finds, determines, recites and declares that a sufficient written notice of the date, hour, place and subject of this meeting of the City Council was posted at a place convenient to the public at the City Hall of the City for the time required ORDINANCE NO. 1501- \J 4- Page 3 by law preceding this meeting, as required by the Open Meetings Law, Chapter 551, Texas Government Code; and that this meeting has been open to the public as required by law at all times during which this ordinance and the subject matter thereof has been discussed, considered and formally acted upon. The City Council further ratifies, approves and confirms such written notice and the contents and posting thereof. "Section 9. This Ordinance shall be in effect from and after its passage and approval. Passed and approved this the Id.--{l day of ..12!:L::.., 2005. CITY OW PORTE ~ By: v.lli..-L.. \'~ ALTON PORTER, Mayor ATTEST: THE STATE OF TEXAS COUNTY OF HARRIS CITY OF LA PORTE NOTICE OF PUBLIC HEARING In accordance with the provisions of Section 106-171 of the Code of Ordinances of the City of La Porte, and the provisions of the Texas Local Government Code, notice is hereby given that the La Porte Planning and Zoning Commission will conduct a public hearing at 6:00 P.M. on the 17th day of November, 2005, in the Council Chambers of the City Hall, 604 West Fairmont Parkway, La Porte, Texas. The purpose of this hearing is to consider Special Conditional Use Permit Request #SCU05-007, which has been requested for a tract containing 65 acres in the F. A. STAASHEN Subdivision out of the Enoch Brinson Survey, Abstract 5, La Porte, Harris County, Texas. The property is located along Old Underwood Road south of S.H. 225. The Clay Development & Construction Inc., is seeking approval of a permit for the development of proposed Underwood Business Park Phase II of the project. This phase of the development will be warehouse and distribution facilities in the park. A Special Conditional Use Permit is required for the proposed development to be located within a Planned Unit Development (P.U.D.), per Section 106-637 ofthe Code of Ordinances of the City of La Porte. A regular meeting of the Planning and Zoning Commission will follow the public hearing for the purpose of considering the public hearing item and to conduct other matters pertaining to the Commission. Citizens wishing to address the Commission pro or con during the Public Hearing will be required to sign in before the meeting is convened. CITY OF LA PORTE Martha Gillett, TRMC City Secretary A quorum of City Council members may be present and participate in discussions during this meeting, however, no action will be taken by Council. This facility has disability accommodations available. Requests for accommodations or interpretive services at meetings should be made 48 hours prior to the meeting. Please contact City Secretary's office at (281) 471-5020 or TDD Line (281) 471-5030 for further information. .;_KHIBH .,-:11. UnderwOod Business Pari< . "E.,base /I of the projeqt. This phase of the . In.. acE()roancedevelopment will be .....Uh .. the proviSions, of warehouse and Sectlon 106-171.pfthedistributiOn facilities In.the Code of OrdinanceS of the park. A Special ,City of la Porte, and the Conditional Use f>ermit is piovlslonsofthe Texas required for the proposed LOCal". Government Code, ' development to be Ioc:~ted nolice~ hereby given that . within a Planned ;~Unit the lEi Eolt~P!annlng and Oevelopment(p'!J.[).}:.J>~r Zoning Qommission . will Secii?n 1 06~637Af.'t!1~ '~.aPutJ/lc hearing . Code,of Ordinances o(ttte at~:Q()p'M.ion the111h 'CityofL8 Porte. "';',; . .~ da~~ff\l(}vern~r,2qo~, in ,\ ....)..;;,;~.. ,.; ,t~e,C/)IJncl'i9hambers!Of Ai~4ler i.t~~p~.!tfal/,,604 .....~~~=eti~w .~~~~ :tE~t'e8fkwaY~:'J~ '. "',>[19,.>..", ..;......."...;t.p.p'o...~. ':.~.........'.....:...'.. .,'......f,.elihJ.Xas:;~_..............'..' i. i,...n.....:...'.~......i....al.I...:,.'............'...., ':Jnr:t~~~t~i > . '. . .... ....~~~ryg,' . t~,~!!S :lCohdi." ... I .eiroli! }l~ring.!!te.~j, . , .~~te kReqU.*. . . ... 7'~Ondyct'.,bthef:' ,.~rS fuW~lctl~asb ,X~U~#~~. PElItairilnYJ . ,to ., th~ ;for.Etti'act ~~)ail1~ . Commission." . ,\135,09S ~cresiryfflef,7A.;;" .'... '. ~ST AASHENSU6dMsioo,,'(,Cffiiel1S: 'l~\.-'-:_"':<;':' :':':"S;;: ":\':'_'_':'_~':' _ .';,_/_ : _",: ~_, "_'.j:;'!;,::..:-, C ~l!M>:J~iii:'~;;: ~Ofi, _I~:/ is ,Martha Gillett,TF;tMC" ~e~n~:-~proV~1 of' a:',.;"" . ';;': J, ~r:mit,,:>fori;' .me .Cit}'~epre,tary", I~VeloPmeni otpfOPoSed' : '". .... ..':;' . . . . ..:~~{)! ;t~~a1vtr", Karolyn Kellogg NOTICE OF PUBUC HEARING 'i~ 281-471-1234 Fax: 281-471-5763 re SUD I hed authority, on this da~e I K llogg a duly authorlzed ~n e , '. kl ayshore Sun, a seml-wee. y ! generally distributed ln the ;s County, Texas and who after Is the attached nO)ice/was __ Ire Sun dated It). 3 (), dOO~ . r 19 -rH ~~orn and subscribed before me this ~ 7/~ , 2005. day of ~).~~ . Sandra E. Bumgarner Notary Public Harris County, Texas My Commission Expires April 30, 2006 r> 'i' i Bil ,.",At"t City of La Porte Established 1892 November 18, 2005 Honorable Mayor Alton Porter and City Council City of La Porte Dear Mayor Porter: The La Porte Planning and Zoning Commission held a public hearing on Special Conditional Use Permit #SCU05-007 on November 17,2005. The applicant, Clay Development and Construction, Inc., seeks approval of a proposed development for the Underwood Business Park (Phase II) to be located along Old Underwood Road south of State Highway 225 and UPRR. The Planning and Zoning Commission, by unanimous vote (5-0), recommends that City Council consider approval of a Special Conditional Use Permit #SCU05-007, with the conditions as listed in the SCUP attached. This recommendation will be forwarded for consideration by the City Council on December 12, 2005, for final disposition. Respectfully Submitted, (/Jdf;; ~. Dottie Kaminski Planning and Zoning Commission, Vice Chairperson c: Debra B. Feazelle, City Manager John Joerns, Assistant City Manager Cynthia Alexander, Assistant City Manager John Armstrong, Assistant City Attorney Planning and Zoning Commission 604 W. Fairmont Pkwy. · La Porte, Texas 77571 · (281) 471-5020 v u);illl"t' d '. ';5.".~tl>~~8' V THE STATE OF TEXAS COUNTY OF HARRIS CITY OF LA PORTE NOTICE OF PUBLIC HEARING In accordance with the provisions of Section 106-171 of the Code of Ordinances of the City of La Porte, and the provisions of the Texas Local Government Code, notice is hereby given that the La Porte City Council will conduct a public hearing at 6:00 P.M. on the 12th day of December, 2005, in the Council Chambers of the City Hall, 604 West Fairmont Parkway, La Porte, Texas. The purpose of this hearing is to consider Special Conditional Use Permit Request #SCU05-007, which has been requested for a 65 acre tract out of approx. 207 acres in the F. A. STAASHEN Subdivision, in the Enoch Brinson Survey, Abstract 5, La Porte, Harris County, Texas. The property is located along Old Underwood Road South of S.H. 225. The Clay Development & Construction Inc., is seeking approval of a permit for the development of proposed Underwood Business Park (phase II). This phase of the development will be warehouse and distribution facilities in the Park. A Special Conditional Use Permit is required for the development to be located within a Planned Unit Development (PUD) zone, per Section 106-637 of the Code of Ordinances of the City of La Porte. A regular meeting of the City Council will follow the public hearing for the purpose of considering the public hearing item and to conduct other matters pertaining to the Council. Citizens wishing to address the Council pro or con during the public hearing will be required to sign in before the meeting is convened. CITY OF LA PORTE Martha Gillett, TRMC City Secretary This facility has disability accommodations available. Requests for accommodations or interpretive services at meetings should be made 48 hours prior to the meeting. Please contact City Secretary's office at (281) 471-5020 or TDD Line (281) 471-5030 for further iriformation. tXHIBtT' , - -" 'out of approx.207 acres In the F.A. STAASHEN Sub- . divisioh"jn the Enoch.Brin- (SoIlS~.ryey.,Abst@ct, 5.;La, "e<;)I;!~.'d,.~~am~ ;( .9?H?ty. T axas:\T~~pl'Operty .1,SICl-, i: cated:along !J'9Id" uilder~' 820 S. ~;WOOd RQad;S()uthPtS.H.' La Porte, ,~2:Mn~~~:~~~;j~:i .is'~e~~i~~#pp!:o.val;~La . . pen)litfor.th~ developinent' oFiproposed"~!W~()d . .'... TI1 ,Btisin~Pl\rki(~seJI).>'. .........~....~..'.'~~....'p.'....':.,.... ),~:~.."..'.t.:~.wj~~tF.,..................'..'.'....~.'.".....'.............. ,~i1C1distil61.1tl,on . ""~AL ;'lheP~11(};,~?~f' ,,;,; , ,.-! 281-471-1234 Fax: 281-471-5763 authority, on this date logg, a duly authorized Sun, a semi-weekly distributed in the , Texas and who after attached notice was dated II /:<3 /t)S' . , I i me this eJ2q-rJ-l day of Sandra E. Bumgarner Notary Public Harris County, Texas My Commission Expires April 30, 2006 aHIBit _~ This permit is issued to: For Development of: Legal Description: Zoning: Use: Permit Conditions: City of La Porte Special Conditional Use Permit # SCU 05-007 Clav Development & Construction. Inc. Owner or Agent 800 Gessner. Suite 850. Houston TX 77024 Address Underwood Business Park (Packwell. 900K) Development Name Old Underwood Road and Porter Road Address 65 acre tract out of 207 acres of land in the Enoch Brinson Survey. Abstract 5. La Porte. Harris County. Texas. Planned Unit Development (PUm Warehousinq and distribution facilitv Land Use: . Land uses will be strictly commercial/industrial in nature. A further refinement of industrial activity shall be approved by the City. . Detention reserve shall be restricted for drainage purposes only. Any modification or change of use shall be subject to the City approval. . Zoning permit shall be required from the City for proposed use/activity at site. Streets: . All internal streets shall be constructed to the City's standards and remain private streets. A note shall be added on the plans. . Verify internal street connectivity and specify right-of-ways. The participation in improvement of Old Underwood Road shall be required by the developer. . Provide on-site improvements, loading and unloading ramps/bays that adequately handle the volume associated with this scale of the warehousing and distribution facility. Truck Circulation: . The applicant shall ensure that the truck circulation will not cause congestion on the streets and proper signage shall be installed to control vehicles turning southbound on Underwood Road. . Fire truck access, fire suppression requirements, and fire hydrant placement shall be specified on the development site plans. . A rail access, spur design, and UPRR approval shall be required prior to the issuance of building permit. Landscaping/Screen ing: . Ensure that at least six percent of the property consists of landscaping and/or screening. Landscaping calculations shall be added to the site plans. . Provide detailed landscape and screening plans during site plan submittal. Allow existing trees and shrubs to remain as natural buffer. Provisions of the Tree Preservation and Tree Replacement per Section 106-801 and 106-802 shall be applicable. ~HlBn · Provide an irrigation system to ensure that all landscaping and screening is properly maintained by the owner/developer. . Development abutting residential district to the south shall be screened and landscaped in compliance with required screening and landscaping provisions of the zoning ordinance of the City. A site plan and/or separate plans shall be submitted in conjunction with the building permit application. Utilities/Detention: · Submit construction drawings and/or profile for on & off-site utilities with capacities. The tie-in of sanitary sewer and/or dedication of easement to the City for sanitary sewer extension or lift station shall be indicated on the plans. . A statement from the owner/developer specifying clear responsibility for maintenance of detention basin system including channel/ditch shall be noted on the plans. Fire: . The building shall be sprinklered in accordance to NFPA. . The pressure test of the sprinkler system shall be witnessed by a representative of the City's Fire Marshal office. · A final flow/drain test shall be witnessed by a representative of the Fire Marshal's office. · Contact the Fire Marshal office 24 hours in advance to schedule the pressure and the final flow/drain test. . The sprinkler system shall be monitored off-site. · Fire extinguishers shall be installed according to NFPA requirements and/or every 75 foot of travel. · Smoke and/or heat venting shall be provided by engineering means and in accordance to NFPA 204:7.1. General: · This SCUP outlines in general terms the proposed development in a Planned Unit Development (PUD) zoning district. The developer recognizes and understands that any future construction or development of the private or public improvements anticipated by this SCUP and the Plan shall require further submittal and approval of plats, site plans, construction drawings, engineering analysis, covenants, etc. · Said submittals for this phase development shall be in accordance with this SCUP, the approved plans, policies and code of ordinances of the City of La Porte. · The Developer shall comply with all other applicable laws and ordinances of the City of La Porte and the State of Texas. Failure to begin construction within 12 months 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. If construction is terminated after 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 its 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. -- OJ ~(lflj~ dI<<; City Secretary Staff Report November 17,2005 ReQuested by: ReQuested for: Location: Present Zonine:: ReQuested Use: Backe:round: Underwood Business Park Special Conditional Use Permit #SCU 05-007 Clay Development & Construction Inc. c/o Danny Martin 65.098 acre tract out of 206.990 acres of land in the Enoch Brinson Survey, Abstract 5, described as parcel 1 under the Harris County Clerk's File No. M032856, La Porte, Harris County, Texas. Old Underwood Road and S.H. 225 Planned Unit Development (PUD) Warehouse & Distribution Center (Phase II) This site consists of approx. 207 acres located to the south of State Highway 225 and the Battleground Industrial Park located at 101 Old Underwood Road. At this time, the developer is proposing a warehouse and distribution center on a 65-acre tract (reserves B and H of the business park). The facility has an entrance along Old Underwood Road access through Battleground Road and State Highway 225. On January 20, 2005, Clay Development and Construction Inc. submitted a General Plan and Special Conditional Use Permit #SCU05-002 for development of Underwood Business Park, to contain offices, warehousing and distribution center in a PUD zone. The Planning and Zoning Commission recommended to City Council approval of the General Plan and Special Conditional Use Permit #SCU05-002. City Council, at their February 14, 2005, meeting, approved the SCUP. The subject property is zoned Planned Unit Development (PUD). The PUD zoning assigned to this tract is largely based on the great amount of undeveloped, unsubdivided acreage located in this area. Development in a PUD zoning district requires that an application for a general plan be filed and processed simultaneously with the Special Conditional Use Permit. The first phase of this project was initiated in May 2005 with the development of Poly One Corporation to be located at 9710 Porter Road, which is a private 60' ingress/egress and utility easements. This office/warehouse facility consists of approximately 131,250 sq .ft. The current request is for Phase II of the development consisting of a 423,870 sq.ft. building for "Packwell" and a 900K sq.ft building as Underwood Distribution Center. Underwood Business Park Reserves B &H 11/17/05 P&Z Meeting Page 2 of 4 Analvsis: Conclusion! Recommendations: Section 106-659 of the Code of Ordinances establishes the following criteria for review of the development projects within a P.U.D. zone. Land Use - The City's Land Use Plan shows this area developing with industrial uses. The existing land uses of nearby properties are primarily industrial: the Battleground Industrial Park and the Battleground Industrial District - Extra Territorial Jurisdiction of La Porte. Transportation - The project is located near State Highway 225 and Battleground Road, a primary arterial and major truck route. As a result, this project provides more than adequate accessibility for circulation of traffic. All the traffic entering/existing will be through Porter Road. There should be very limited impact on traffic flow within the vicinity, even after full implementation of the proposed project. In addition, the traffic shall not be directed south of Underwood Road. Topography - This area is relatively flat and stable and should not be an obstacle to this type of development. Utilities and Drainage - Public facilities and services are sufficient to handle the supply of potable water, but require upgrading for fire protection in the area. In addition, provisions will have to be made to ensure that sufficient utility extensions are provided to serve this development. Storm water drainage will be managed by an on-site detention to mitigate any adverse impacts associated with this proposed development. Staff feels that this project has merit and will have a significant impact to economic development within the City of La Porte. Based on the above analysis, staff recommends approval of the plan and the Special Conditional Use Permit with the following conditions: Land Use: . Land uses will be strictly commercial/industrial in nature. A further refinement of industrial activity shall be approved by the City. . Detention reserve shall be restricted for drainage purposes only. Any modification or change of use shall be subject to the City approval. . Zoning permit shall be required from the City for proposed use/activity at site. Underwood Business Park Reserves B &H 11/17/05 P&Z Meeting Page 3 of 4 Streets: . All internal streets shall be constructed to the City's standards and remain private streets. A note shall be added on the plans. . Verify internal street connectivity and specify right-of-ways. The participation in an improvement of Old Underwood Road shall be required by the developer. . Provide on-site improvements and loading / unloading ramps/bays that adequately handle the volume associated with the scale of the warehousing and distribution facility. Truck Circulation: . The applicant shall ensure that the truck circulation does not cause congestion on the streets, and proper signage shall be installed to control vehicles turning southbound on Underwood Road. . Fire truck access, fire suppression requirements, and fire hydrant placement shall be specified on the development site plans. . A rail access, spur design, and UPRR approval shall be required prior to the issuance of building permit. Landscaping/Screening: . Ensure that at least 30 percent of the property consists of landscaping. . Landscaping calculations shall be added to the site plans. . Provide detailed landscape and screening plans during site plan submittal. Allow existing trees and shrubs to remain as natural buffer. Provisions of the Tree Preservation and Tree Replacement per Section 106-801 and 106-802 shall be applicable. . Provide an irrigation system to ensure that all landscaping and screening is properly maintained by the owner/developer. . Development abutting residential district to the south shall be screened and landscaped in compliance with required screening and landscaping provisions of the Zoning Ordinance of the City. A site plan and/or separate plans shall be submitted in conjunction with the building permit application. Utilities/Detention: . Submit construction drawings and/or plan profile for proposed on and off-site utilities with capacities. The tie-in of sanitary sewer and/or dedication of easement to the City for sanitary sewer extension or lift station shall be indicated on the plans. Underwood Business Park Reserves B &H 11/17/05 P&Z Meeting Page 4 of 4 . A statement from the owner/developer specifying clear responsibility for maintenance of detention basin system including channel/ditch shall be noted on the plans. Fire: . The building shall be sprinklered in accordance to NFP A. . The pressure test of the sprinkler system shall be witnessed by a representative ofthe City's Fire Marshal office. . A final flow/drain test shall be witnessed by a representative of the Fire Marshal's office. . Contact the Fire Marshal office 24 hours in advance to schedule the pressure and the final flow/drain test. . The sprinkler system shall be monitored off-site. . Fire extinguishers shall be installed according to NFP A requirements and/or every 75 foot of travel. . Smoke and/or heat venting shall be provided by engineering means and in accordance to NFPA 204:7.1. General: . This SCUP outlines, in general terms, the proposed development in a Planned Unit Development (PUD) zoning district. The developer recognizes and understands that any future construction or development of private or public improvements anticipated by this SCUP and the Plan shall require further submittal and approval of plats, site plans, construction drawings, engineering analysis, covenants, etc. . Said submittals for this phase development shall be in accordance with this SCUP, the approved plans, policies and code of ordinances of the City of La Porte. . The Developer shall comply with all other applicable laws and ordinances of the City of La Porte and the State of Texas. Options available to the Commission are: . Recommend to Council approval of this SCUP with additional conditions. . Recommend to Council denial of this SCUP. . Continue the public hearing at the Commission's next regular meeting to allow additional testimony and further study of this item. This results in tabling any action on this item. J: lit I- 11:::1 0(0 n.1ll mo III <m bJol'l1 ~ II:l'I1 IllO. ::I oJ; m o III o~... 011:0 ObJ ~o II:Z bJ::I 00 Z.J ::10 III bJ Z .J ~ bJ n. o II: n.