HomeMy WebLinkAboutO-2008-1501-J6 scup08-007/proposed 41 unit addition to Parsons House,8727 Fairmont Parkwaypis
REQUEST FOR CITY COUNCIL AGENDA ITEM
Agenda Date Requested: Se tember 2 08
Requested By: Tim Tietiens
Department: Planning
Report: X Resolution: Ordinance:_X_
Attachments:
Ordinance w/exhibits A -F
P&Z Staff Report
Aerial Map
Site Plan
Public Notice Responses
SUMMARY
Appropriation
Source of Funds: NA
Account Number: NA
Amount Budgeted: NA
Amount Requested: NA
Budget Item: NA
The Planning and Zoning Commission, during its August 21, 2008, regular meeting, held a public hearing
to receive citizen comments regarding Special Conditional Use Permit Request #08-007. Craig Puccetti,
on behalf of the Chairman Parsons Group, seeks approval of Special Conditional Use Permit (SCUP) for
constructing a building addition of 41 units to the current assisted living facility known as Parsons House,
formerly Fairmont House. The subject property is located at 8727 Fairmont Parkway near Brookglen
Subdivision.
The property is currently zoned Medium -Density Residential (R-2). Per Section 106-331, Table A,
Residential Uses, group care facilities with SIC #8361 are not permitted in R-2 zoning districts. Previous
development was permitted as Intra -district P.U.D. created within the Medium Density Residential (R-2)
zoning district, other than Planned Unit Development (PUD) zone. As per provision of the previous Special
Conditional Use Permit #SCU96-001 issued for this facility, additional development is subject to a new
Special Conditional Use Permit from the City. In addition, all density patterns shall not exceed that of R-2
zoning district.
Parsons House, an assisted living facility was established in 1997. The current facility has 60 units. The
developer wants to construct 4l additional units to this facility. During the public hearing, the developer's
team made a presentation and highlighted special features of this facility. Nature of the facility is
described as a group of individuals not related by blood, marriage, adoption or guardianship living
together in a separate dwelling unit under a common housekeeping, kitchen, and other amenities
management by professionals. This is commercial in nature and may not be compared to any multi -family
residential developments typical for R-2 and R-3 zoning districts.
Current density equals 10.64 units per acre, close to 10 units per acre permitted for R-2 uses established
by the Code of Ordinances. With additional 41 units, net density would be 17.91 units per acre exceeding
10 and 14 dwellings units permitted in R-2 and R-3 zoning districts respectively. Special terms and
conditions of the previous SCUP are that PUD would be limited to a single story residential development.
In addition, all density patterns shall not exceed that of R-2 zoning district. Based on the previous
determination, it already topped the density standard but at the same time, it offers that any development
beyond the current development shall require a separate Special Conditional Use Permit.
The facility has on-site detention located just north of the current assisted living center. The addition is
proposed at the site of the present detention system and the detention basin will be moved further north of the
facility. This project would add a significant amount of storm water runoff due to an increase in impervious
coverage. Special attention must be given to the impacts of storm water runoff effects to the residential
subdivision adjacent to the facility. The responses received from the neighboring properties and discussion
during the public hearing was about drainage issues. However, drainage plan and detailed construction
drawings have not been submitted for this project. In addition, Harris County Flood Control District
(HCFCD) approval shall be required for overall detention of the facility.
The primary access will remain the same as it is along Fairmont Parkway. Preliminary site plan shows
additional parking to serve this building addition. Parking spaces should be adequate to support this new
facility. The proposed addition would also be compatible with the existing building and is subject to exterior
building design standards of the City of La Porte. Upon approval of the Special Conditional Use Permit, the
applicant would be authorized to submit a certified site plan and building plans for the proposed
development. Once the plans are approved by the City and Harris County Flood Control District
(HCFCD) for drainage, the building permit will be issued for the new facility.
Staff has found the request satisfies all applicable ordinance requirements. The property is surrounded by
low-density residential development and few vacant parcels of land along Fairmont Parkway. The land use
plan shows this area developing as residential and parcels along Fairmont Parkway as commercial uses. The
facility would be compatible with the surrounding properties and should not be injurious to the use,
enjoyment or value of those properties.
Public Notices were mailed to the forty-one (4 1) property owners in the area. Three responses (1 undecided,
2 opposed) were received. The Planning and Zoning Commission, by unanimous vote, recommended City
Council approval of Special Conditional Use Permit #SCU08-007 with the conditions as listed in the SCUP
attached herewith.
Action Required by Council:
1. Conduct a Public hearing.
2. Consider Planning and Zoning Commission recommendation to approve Special Conditional Use
L Permit #SCU08-007 for proposed addition to Parsons House located at 8727 Fairmont Parkway.
ADOWOMIJOIr %;i w:ouncu a enua
1AV�
Ron Bottoms, City Manager Date v
ORDINANCE NO. 1501- 1 G,
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 #SCU08-007 FOR THAT CERTAIN
PARCEL OF LAND DESCRIBED AS FOLLOWS, TO -WIT: DESCRIBED AS 5.637 ACRE TRACT OUT
OF W. M. JONES SURVEY, ABSTRACT NO. 482, LA PORTE, HARRIS COUNTY, TEXAS, FOR
ADDITIONAL 41 UNITS TO EXISTING SENIOR CITIZEN ASSISTED LIVING FACILITY LOCATED AT
8727 FAIRMONT PARKWAY, WITHIN THE MEDIUM DENSITY RESIDENTIAL (R-2) 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 21St day of August, 2008, 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 August 21, 2008, 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 28th day of August, 2008, 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 -
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 22"d day of September, 2008, 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 "D", 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 is as follows, to -wit:
Texas".
5.637 acre tract out of W. M. Jones Survey, Abstract No. 482, La Porte, Harris County,
"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
by law preceding this meeting, as required by the Open Meetings Law, Chapter 551, Texas
ORDINANCE NO. 1501 -
Page 3
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 thec7yday of , 2008.
CITY PORTE
ALTON PORTER, Mayor
ATTEST:
B:
MA THA GILLETT, City Secretary
APPROV D:
By:
CLARK ASKINS, Assistant City Attorney
#SCU08-007
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 21"
day of August, 2008, 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
#SCU08-007, for a 5.637 acre tract out of the W. M. Jones Survey, Abstract No. 482, La Porte,
Harris County, Texas. The Parsons Group seeks approval of Special Conditional Use Permit for a
proposed addition to the Parson House, a senior citizen assisted living center located at 8727
Fairmont Parkway.
A regular meeting of the Planning and Zoning Commission will follow the public hearing
for the purpose of acting upon the public hearing items 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, CMC
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 the City Secretary's office at (281) 471-5020
or TDD Line (281) 471-5030 for further information.
EXHIBIT �;
Before me, the undersigned authority, on this date came and
appeared Adam Yanelli, a duly authorized representative of The
Bay, shore Sun, a semi-weekly newspaper published and generally
distributed in the City of La Porte, Harris County, Texas and who
after being duly sworn, swears the attached notice was published in
The Bayshgfe Syopted 813108
Sworn and subscribed before me this
August 2008_
Notary Public
Harris County, Texas
My Commission Exprires 03-13-2012
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2bs�a, DEBORAH SUE STOUT
L NOTARY PUBLIC =
STATE OF TEXAS
�T'TfoftE+� Comm. Exp. 03-13-2012 =
ll�ttl)ttil{IttIt111Nt111111tRttNi111t1►1tltNtllf{`I
6th
day of
EXH[BI7 -8
August 28, 2008
City of La Porte
Honorable Mayor Alton Porter and City Council
City of La Porte
Re: Special Conditional Use Permit #SCU08-007
Dear Mayor Porter and Council:
Established 1892
The La Porte Planning and Zoning Commission, during a regular meeting on August 21, 2008,
considered Special Conditional Use Permit Request #SCU08-007. Craig Puccetti, on behalf of
Parsons Group, seeks approval for a proposed building addition to the senior citizen assisted living
facility located at 8727 Fairmont Parkway.
The Planning and Zoning Commission, by a unanimous vote, recommends that City Council
consider approval of Special Conditional Use Permit #08-007 with the following conditions in place:
1. This Special Conditional Use Permit is specifically limited for an additional 41 units facility at 8727
Fairmont Parkway.
2. No future Special Conditional Use Permit submittal shall hereafter authorize an aggregate total
of more than 101 units on the site.
3. The use of this property is limited to senior citizen "assisted living center" as defined in SIC
#8361. A senior citizen is defined as a person who is 55 years of age or older.
4. If intra -district P.U.D. remains, covenants shall be submitted for the City's review and approval.
5. An overall density of the assisted living center shall not exceed 17.91 dwelling units per acre.
6. A development site plan shall be reviewed and approved by the City prior to any construction at
site.
7. Internal access to the northern portion of the tract shall be provided for by provision of a private
street (min. 24' wide).
8. Adequate provisions are made for fire protection and other utility services to additional building.
9. Outdoor activities shall be restricted to the parking area and concrete pavement on the east and
west sides of the building.
10. All lighting in the parking lot shall be hooded and arranged to deflect lights away from the
nearby residential properties in compliance with Section 106-521(a) of the Code of
Ordinances.
11. Any new signage requires a separate sign permit from the City.
12. The roofed -over structures on the property shall not accumulatively exceed the current lot
coverage or maximum (75%).
13. Height of the building shall not exceed 23 ft. with cupola.
14. Exterior building design standards shall be approved by the City.
15. Landscaping/screening shall be required as per Section 106-444(a) within said setback areas
along east and west of the perimeter adjacent to the residential zoned properties.
604 W. Fairmont Pkwy. • La Porte, Texas 77571 • (281) 471-5020 EMM,
16. Provide landscape buffer along east side of the facility as well.
17. Landscaping shall be maintained by the owner/developer.
18. On and off-site drainage whether existing or planned shall have a net zero effect for stormwater
runoff to surrounding areas and mitigate drainage issues at the driveways along Fairmont
Parkway.
19. The Developer shall comply with all applicable laws and ordinances of the City and the State of
Texas.
Respectfully Submitted,
Hal Lawler
Chairman, Planning and Zoning Commission
c: Ron Bottoms, City Manager
John Joerns, Assistant City Manager
Clark Askins, Assistant City Attorney
Planning and Zoning Commission
#SCU08-007
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 22"d day of September,
2008, 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 #SCU08-007, for a
5.637 acre tract out of the W. M. Jones Survey, Abstract No. 482, La Porte, Harris County, Texas.
The Parsons Group seeks approval of Special Conditional Use Permit for a proposed addition to the
Parson House, a senior citizen assisted living center located at 8727 Fairmont Parkway.
A regular meeting of the City Council will follow the public hearing for the purpose of
acting upon the public hearing items 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, CMC
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 the City Secretary's office at (281) 471-5020
or TDD Line (281) 471-5030 for further information.
rr,. p
a
820 S. 8th Street
Porte, Texas 77571
City of La Porte
County of Harris
State of Texas
'.ivr-visna Tho
281-471-1234
Fax 281-471-5763
.V~p 79Q7'
RE: PUBLIC NOTICE
CITY OF LA PORTE
SCU08-007
Before me, the undersigned authority, on this date came and
appeared Adam Yanelli, a duly authorized representative of The
Bayshore Sun, a semi-weekly newspaper published and generally
distributed in the City of La Porte, Harris County, Texas and who
after being duly sworn, swears the attached notice was published in
The Bayshore Summated 9 Z 7 08
itor/Publisher
Sworn and subscribed before me this 9th day of
September 2008.
Notary Public
Harris County, Texas
My Commission Exprires o3 -13-2o12
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Z2�S hRY PUg�n DEBORAH SUE STOUT
NOTARY PUBLIC
* STATE OF TEXAS
Comm. Exp. 03-13-2012
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DWIBIT Fr
City of La Porte - - J-1119IM-1--
Special
Conditional Use Permit # SCU_ 08-007
This permit is issued to: The Parsons Group
Owner or Agent
200 West Victoria Street Santa Barbara California 93101
Address
For Development of: Parsons House
Development Name
8727 Fairmont Parkway, La Porte TX 77571
Address
Legal Description: 5.637 acres out of the W M Jones Survev Abstract 482
La Porte Outlots La Porte Harris County, TX
Zoning: Medium Density Residential (R-2)
Use: Senior Citizen Assisted Living Center
Permit Conditions:
1. This Special Conditional Use Permit is specifically limited for an additional 41 units facility at 8727 Fairmont
Parkway.
2. No future Special Conditional Use Permit submittal shall hereafter authorize an aggregate total of more
than 101 units on the site.
3. The use of this property is limited to senior citizen "assisted living center' as defined in SIC #8361. A
senior citizen is defined as a person who is 55 years of age or older.
4. If intra -district P.U.D. remains, covenants shall be submitted for the City's review and approval.
5. An overall density of the assisted living center shall not exceed 17.91 dwelling units per acre.
6. A development site plan shall be reviewed and approved by the City prior to any construction at site.
7. Internal access to the northern portion of the tract shall be provided for by provision of a private street
(min. 24' wide).
8. Adequate provisions are made for fire protection and other utility services to additional building.
9. Outdoor activities shall be restricted to the parking area and concrete pavement on the east and west
sides of the building.
10. All lighting in the parking lot shall be hooded and arranged to deflect lights away from the nearby
residential properties in compliance with Section 106-521(a) of the Code of Ordinances.
11. Any new signage requires a separate sign permit from the City.
12. The roofed -over structures on the property shall not accumulatively exceed the current lot coverage or
maximum (75%).
13. Height of the building shall not exceed 23 ft. with cupola.
14. Exterior building design standards shall be approved by the City.
15. Landscaping/screening shall be required as per Section 106-444(a) within said setback areas along
east and west of the perimeter adjacent to the residential zoned properties.
16. Provide landscape buffer along east side of the facility as well.
17. Landscaping shall be maintained by the owner/developer.
18. On and off-site drainage whether existing or planned shall have a net zero effect for stormwater runoff
to surrounding areas and mitigate drainage issues at the driveways along Fairmont Parkway.
19. The Developer shall comply with all applicable laws and ordinances of the City and the State of Texas.
Failure to begin construction within 12 months 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
=Direc
lie c n the portion which is undeveloped.
��
ing City Secretary
Staff Report August 21, 2008
Parsons House
Special Conditional Use Permit #08-007
Request: Special Conditional Use Permit Request #08-007
Requested By: Craig Puccetti on behalf of Bob Parsons, Chairman Parsons Group
Requested For: A 5.637 acre tract of property out of the W. M. Jones survey, Abstract
No.482, La Porte, Harris County, Texas. The property is located at 8727
Fairmont Parkway.
Present Zoning: Medium Density Residential (R-2)
Requested Use: Applicant is seeking a Special Conditional Use Permit (SCUP) for the
purpose of constructing a building addition of 41 dwelling units to the
current assisted living facility which contains 60 dwelling units located at
8727 Fairmont Parkway.
Background: Applicant is working towards developing a development site plan for a
proposed addition to the existing facility known as Parsons House (formerly
Fairmont House). The current assisted living facility contains 60 dwelling
units and Parsons Group is proposing an additional 41 units and other
associated internal services that are required to support the growth of the
facility. The addition is being proposed in order to increase the facility's
capacity to house the growing population of the senior citizens.
The Planning and Zoning Commission, at its February 15, 1996, meeting,
conducted a public hearing for the purpose of receiving citizen comments
regarding Special Conditional Use Permit Request #SCU96-001, for the
first phase of the development. After receiving comments and questions,
the Commission suspended the hearing with an intention of reopening it at
the next meeting. At the March 21, 1996, meeting, the request was brought
in an amended form. It was presented as an Intra -District P.U.D. As such,
it required a Special Conditional Use Permit. The need for rezoning,
however, was eliminated.
A Special Conditional Use Permit was approved with the following
additional conditions:
1. Any development beyond the presented plan shall require a separate
Special Conditional Use Permit.
2. No changes, or amendments shall be made to the recorded site plan
and covenants without first obtaining authorization from the City of La
Porte.
3. It should be noted in the Special Conditional Use Permit and in the
deed covenants that the use of this property is limited to a 61 unit
"senior citizen" assisted living center, as defined in SIC #8361. A
senior citizen is defined as a person who is 55 years of age or older.
Parsons House
SCU08-007
Page 2 of 5
Analysis: Staff had determined that an intra -district P.U.D. is simply a Planned Unit
Development located in a district zoned something other than P.U.D. When
considering an intra -district P.U.D., adherence to performance standards was
one of the primary concerns.
Using the subject request as an example, the facility has an assigned SIC
Code #8361. This use is listed as conditional in High Density Residential (R-
3) zones and not permitted in R-2 zoning districts. However, the tract in
question is zoned Medium Density Residential (R-2). As an intra -district
P.U.D., the issue was not whether the use is allowed in an R-2 zone, but
rather, will the specific facility conform with performance standards
applicable within R-2 zones.
In addition to performance standards there are a number of development
standards that are specified by the Code of Ordinances. Zoning Ordinance
Section 106-217 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 the 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 necessary to protect the public interest
and welfare of the community.
Land Use — Review of the City's Land Use Plan shows the subject tract is
envisioned as developing for residential uses. The property is abutting a
residential subdivision (Brookglen) in the rear and a commercial tract to the
west along Fairmont Parkway. The proposed use should have minimal
impact on the surrounding properties.
Roadways — The tract in question has primary access along Fairmont
Parkway. The transportation system should adequately accommodate
through traffic and continue to provide for free flow of people, goods and
services. There will be no new driveway added to this facility. The traffic
flow within and between neighborhoods and throughout the community
should not be affected by the proposed development.
Internal roadways within the project area have an improved surface to
twenty four feet in width and are designed to permit the City fire trucks to
provide protection to each building. No portion of this required twenty four
feet fire lane may be used in calculating required off-street parking space or
be used for parking.
Parsons House
SCU08-007
Page 3 of 5
Topography — This area is relatively flat and stable and should not be an
obstacle to this type of development.
Density — Based on the current 60 units of the facility and 5.637 acres
available, the overall density equals 10.64 units per acre. This is close to the
10 unit per acre limit established for quadraplex, townhomes, one of the
highest densities permitted for R-2 uses. The additional 41 units constructed
on the undeveloped portion of the tract would significantly impact overall
density. The net density would be 17.91 units per acre exceeding the current
10 dwelling units per acre for R-2 uses and 14 DU/A permitted for multi-
family development in R-3 zoning districts.
Staff s research shows that the neighboring cities use criteria of 18-20
dwelling units per acre for any type of housing for senior citizen that is rent
controlled or rental housing units. In this case, the owner/builder may request
a density allowance to be approved by the Commission and City Council.
Utilities and Drainage — The proposed project shall be served by the City
water and sewer system and fire hydrants shall be installed at such locations
as necessary to provide fire protection. Potable water is readily available.
Water line extension shall be required for the purpose of providing internal
fire protection to the proposed addition. This extension must run north from
the existing valve and will have one or more fire hydrants installed on the
line in compliance with the current fire codes. The water line and fire
hydrants must be located within a 10' wide dedicated utility easement along
the eastern property line.
Sanitary sewer is also available to the property from the adjacent Brookglen
Subdivision. The capacity of an existing service has been field verified by
the Public Works Department. As proposed, sewer demand from the facility
may impact the ability to provide service to future residential development in
the area specifically to the east of the subject tract.
The facility has on-site detention located just north of the current assisted
living center. The addition is proposed at the site of the present detention
system, the detention basin is planned to move further north of the facility.
This project would add a significant amount of storm runoff due to an
increase in impervious cover (pavement). Particular attention must be given
to the impacts of storm water runoff effects to the residential subdivision to
the north.
Storm water management techniques and proper maintenance of the
detention system is suggested. In addition, Harris County Flood Control
District (HCFCD) approval shall be required for overall detention of the
facility.
Parsons House
SCU08-007
Page 4 of 5
Landscaping & Screening — Conceptually, the proposed development
appears to be compatible with the existing land uses. However, landscaping
and screening of the parking areas from the abutting residential shall be
required in compliance with Section 106-444(a) of the Code of Ordinances.
Parking - If approved, the building and parking lot should comply with all
applicable zoning regulations. Striping of the existing and proposed parking
lot shall be required. The City's design standard per Section 106-835 of the
Code of Ordinances shall be applicable for standard and accessible parking
space size, and maneuvering aisle width. The location of handicap parking
spaces should be appropriate. Access from the adjoining parking lot to the
new building should be reasonable.
Conclusion &
Recommendations: This application for a Special Conditional Use Permit does not comply with
the ordinance requirements. The Commission needs to review and carefully
determine if the originally imposed conditions of the intra -district P.U.D.
should still be applicable in this case. In addition, performance standards,
e.g. density intensity in R-2 zone, and drainage are concerns and will remain
outstanding issues. If the Planning and Zoning Commission wishes to
consider approval of this Special Conditional Use Permit request, staff
recommends the following conditions as a minimum be considered:
1. This Special Conditional Use Permit is specifically limited for an
additional 41 unit facility at 8727 Fairmont Parkway.
2. No future Special Conditional Use Permit submittal shall hereafter
authorize an aggregate total of more than 101 units on the site.
3. The use of this property is limited to senior citizen "assisted living
center" as defined in SIC #8361. A senior citizen is defined as a person
who is 55 years of age or older.
4. If intra -district P.U.D. remains, covenants shall be submitted for the
City's review and approval.
5. An overall density of the assisted living center shall not exceed 17.91
dwelling units per acre.
6. A development site plan shall be reviewed and approved by the City
prior to any construction at site.
7. Internal access to the northern portion of the tract shall be provided for
by provision of a private street (min. 24' wide).
8. Adequate provisions are made for fire protection and other utility
services to additional building.
9. Outdoor activities shall be restricted to the parking area and concrete
pavement on the east and west sides of the building.
10. All lighting in the parking lot shall be hooded and arranged to deflect
lights away from the nearby residential properties in compliance with
Section 106-521(a) of the Code of Ordinances.
11. Any new signage requires a separate sign permit from the City.
12. The roofed -over structures on the property shall not accumulatively
exceed the current lot coverage or maximum (75%).
Parsons House
SCU08-007
Page 5 of 5
13. Height of the building shall be the same as existing one.
14. Exterior building design standards shall be approved by the City.
15. Landscaping/screening shall be required as per Section 106-444(a)
within said setback areas along east and west of the perimeter adjacent to
the residential zoned properties.
16. Provide landscape buffer along east side of the facility as well.
17. Landscaping shall be maintained by the owner/developer.
18. On and off-site drainage whether existing or planned shall have a net
zero effect for stormwater runoff to surrounding areas and mitigate
drainage issues at the driveways along Fairmont Parkway.
19. The Developer shall comply with all applicable laws and ordinances of
the City and the State of Texas.
Options available to the Commission:
• Recommend to Council approval of this SCUP with additional
conditions.
• Recommend to Council denial of this SCUP.
• Table the item for further consideration by the Commission.
A recommendation from the Commission on this Special Conditional Use
Permit will be forwarded to City Council for final consideration.
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A Meeting of the La Porte
_ Planning & Zoning Commission
_ (Type of Meeting)
Scheduled for
AUG 2 0 2008 v ` August 21, Zoos
(Date of Meeting)
to Consider
Special Conditional Use Permit#SCU08-007
(Type of Request)
I have received notice of the above referenced public hearing.
I am in FAVOR of granting this request for the following reasons:
I am OPPOSED to granting this request for the following reasons`:
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e
38 1 Ixzooi4 t
Address
L W5-7 37 99
City, tate, Zip
AUG 2 U %0IG3
i
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A Meeting of the La Porte
Planning & Zoning Commission
(Type of Meeting)
Scheduled for
August 21, 2008
(Date of Meeting)
to Consider
Special Conditional Use Permit#SCU08-007
(Type of Request)
I have received notice of the above referenced public hearing.
I am in FAVOR of granting this request for the following reasons:
I am OPPOSED to granting this request for the following reasons:
A f n A _
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Name (please print)
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Address
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A Meeting of the La Porte
lanning & Zoning Commission
(Type of Meeting)
Scheduled for
August 21, 2008
(Date of Meeting)
to Consider
Special Conditional Use Permit#SCU08-007
(Type of Request)
I have received notice of the above referenced public hearing.
I am in FAVOR of granting this request for the following reasons:
I am OPPOSED to granting this request for the following reasons:
AUG 212008
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Signature
Address
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City, State, Zip