HomeMy WebLinkAbout06-21-12 Regular Meeting of the Planning and Zoning Commission
City of La Porte Planning and Zoning Commission Agenda
RegularMeeting
Notice is hereby given of a of the La Porte Planning and Zoning Commission to be
June21, 20126:00
held on , at P.M. at City Hall Council Chambers, 604 West Fairmont Parkway, La
Porte, Texas, regarding the items of business according to the agenda listed below:
1.Call to order
2.Roll Call of Members
3.Consider approval of May 17 and May 24, 2012, meetingsminutes.
4.La Porte Comprehensive Plan Update
A.Review and discuss draft planChapter2, Land Use & Development.
B.Review of revised Future Land Use Plan.
5.Administrative Reports
6.Commission Commentson matters appearing on agendaor inquiry of staff regardingspecific
factual information orexisting policy
7.Adjourn
A quorum of City Council members may be present and participate in discussions during this meeting;however,
no action will be taken by Council.
In compliance with the Americans with Disabilities Act, the City of La Porte will provide for reasonable
accommodations for persons attending public meetings. To better serve attendees,requests should be received
24 hours prior to the meetings. Please contact Patrice Fogarty, City Secretary, at 281.470.5019.
CERTIFICATION
I certify that a copy of the June21, 2012, agenda of items to be considered by the Planning and
Zoning Commission was posted on the City Hall bulletin board on the ____ day of __________,2012.
Title: ______________________________
____________________________________________________
Out of consideration for all attendees of the meeting, please turn off all cell phones and
pagers, or place on inaudible signal. Thank you for your consideration.
Planning and Zoning Commission
Minutes of May 17,2012
Members Present:
Hal Lawler,Danny Earp, Doretta Finch,Les Bird, Helen LaCour,Richard Warren,
Mark Follis,and Phillip Hoot.
Members Absent:
Lou Ann Martin
City Staff Present:
Assistant City Manager, Traci Leach; Planning Director, Tim Tietjens; City
Planner, Masood Malik; City Attorney, KnoxAskins;Planning Assistant,Shannon
Green, Public Works Director, Dave Mick; Assistant Chief, Ron Parker; and
Animal Control Supervisor; Clarence Anderson.
1.Call to order
Meeting called to order by ChairmanHal Lawlerat 6:00p.m.
2.Roll Call of Members
Chairman Hal Lawlerasked for a roll call of members.
Lou Ann Martin wasnot present.
3.Consider approval of April 19, 2012, meeting minutes.
Motion byPhillip Hoot to approve the April 19, 2012, meetingminutes with the following
corrections;
Item # 4.,Paragraph# 5.,
After discussion, Commission Members asked staff to bring Special
Conditional Use Permit #12-910000001 back to the May 17, 2012 Planning & Zoning Meeting with all items
required by Ordinance.
Second by Helen LaCour.Motion carried.
Ayes:Hal Lawler, Danny Earp, Doretta Finch,Les Bird, Helen LaCour,Richard Warren,
Mark Follis, and Phillip Hoot.
Nays:None
Abstain:None
4.Continue Public Hearing to receive public input on Special Conditional Use Permit #12-
9100001, which has beenrequested for the property described as 1.403 acres along Spencer
Highway, further described as Tract D, Lots 1, 2, 3 & TR 4A, Blk. 1 & Lots 1, 2, 3, 4, & TR 5,
Blk. 2, W. J. Payne Subdivision, W. M. Jones Survey, Abstract No.482, La Porte, Harris
County, Texas. The City of La Porte is seeking approval of a Special Conditional Use Permit
for building a new Animal Shelter at 10901 Spencer Highway to be located within LaPorte
Municipal Airport property, which is zoned Planned Unit Development (PUD) district.
A.Staff Presentation
Masood Malik, City Planner, gave staff’s report. The City is requesting a Special Conditional
Use Permit #12-9100001 for the construction of a new Animal Control & Adoption Facility to
be located at 10901 Spencer Highway.
B.Proponents
Dave Mick, Public Works Director, Airport Manager, and Chairman of the Airport Advisory
Board, addressed the Commission. Mr. Mick informed the Commission members the Airport
Advisory Board has not met since 2006. Mr. Mick planstogenerate an active board when
the Airport Master Plan Update begins.
Reagan McPhail, Public ImprovementCoordinator, addressed the Commission. Mr. McPhail
informed the Commission members the walls of the new facility will be filled with sand to act
as a sound barrier, and the fence around the property will be usedfor interaction during
adoptions. The overhead doors have vents to increase airflow to prevent disease. The
facility is airconditioned and is anindoor facility. No animals will be housed outside.
Planning and Zoning Commission
Minutes ofMay 17, 2012
Page 2of 4
C.Opponents
Mr. Gideon Jones, of 10403 Quiet Hill spoke the against the location of the proposed Animal
Control and Adoption Facility.Mr. Jones asked Commission to consider other locations other
than the Airport. Mr. Jones asked where the funds were provided from and who was pushing
the idea. Mr. Jones stated this was poor planning and felt the airport would suffer from the
building of a new Animal Facility on the property.
Mr. Stanley Jones, of 202 Fairringtonthankedthe Commission for the opportunity to speak.
Mr. Jones asked the Commission to provide other options for the location of the Animal
Facility. Mr. Jones asked to know the process, for a better understanding, and requested the
Commission to notify more people. Mr. Jones questioned the City’s receipt of an award of
Transparency.
Chuck Rosa,of 812 S Virginiasuggested the old Parks & Wildlife building be utilized as the
new Animal Control & Adoption facility.
D.Proponents Rebuttal
Tim Tietjens, Planning Director addressed thepublic and the Commission.Mr. Tietjens
responded to commentsfrom the public and the Commission.
It was noted that areferendum was not needed this was a policy matter,well within the
jurisdiction of City Council.
The general public waspublicly notified on April 9, 2012,for the City Council meeting and
again on April 19, 2012, for the Planning and Zoning meeting, and will be again when Special
Conditional Use Permit 12-91000001 goesbeforeCity Council. The City holds the
transparency award with great pride.Noise concerns have been considered, the facility is
enclosed and several hundred feetaway from residential. With regard to traffic concerns,
Spencer Hwy was built for long term use and has a lane availability that far exceeds the
needs at this time.The City hopes to either sell or lease the Texas Parks and Wildlife facility.
The proposed site has been approved by the Texas Department of Transportation according
to the FAA. Mr. Tietjens presented a letter at the last meeting. Drainage is not a problem at
this location. This location is the highest elevation in the city.
5.Close Public Hearing.
Chairman Hal Lawler closed the public hearing at 7:11pm
During discussion, Commission Members voiced concern with the location of the proposed facility
and asked if City Council considered other locations.
Staff replied, Council did consider other locations, and this was the best location.
Commission Members were also concerned with potential noise disturbance.
Staff replied, the building is structurally sound with sand in the walls and the animals will be
housed indoors.
Commission Membersasked Staff if the plans for the parking lotand drive were in compliance.
Commission Members asked if landscape requirements would be implemented and the dumpster
screened.
Staff replied, Landscape requirements will be implemented, which includes screening the
dumpster.
Commission Members also voiced concern with Fire truck access to the building.
Staff repliedthe proposed building is in compliance.
Commission Members asked when theappointment to the Airport Advisory Board had been
made.
Planning and Zoning Commission
Minutes ofMay 17, 2012
Page 3of 4
Staff will follow up and report back atthe next Planning & Zoning Meeting.
Commission Members asked if sidewalks would be implemented.
Staff answered, during the city’s Beatification Project.
Commission Members asked staff why the Land Use map and the text had a discrepancy. The
Land Use map reads “Public Use”. The text reads “Airport”.
Staff replied,the Land Use map supersedes the text. The text is used as guide to better
understand the map. TheCommission can correct that discrepancy during the Comprehensive
Plan Update.
Commission Member Follisdistributed a proposed site plan to better utilize the parking. This
would increase the cost of thebudget from $10,000 to $15,000. Mr. Tietjens explained the City is
trying to be cost effective.
Commission Members voiced concern with the notification to affected citizensand requested new
and creative ways to send notification.
Staff answered, notification for public hearings are processed in accordance with City Ordinance
requirements.
Commission Members stated transparency is not an issue and staff does notify citizensof
meetings. City Council also talks to citizens.Les Bird informed the Commission, Fairmont Park
Association was informed about Special Conditional Use Permit 12-91000001.
Motion by Phillip Hoot to send a letter to City Council,upon approval of Special Conditional Use
Permit 12-91000001, voicing concernsraised during the public hearing aboutthe location. Second
by Richard Warren. The motion carried.
Ayes:Hal Lawler, Doretta Finch,Les Bird, Mark Follis, Helen LaCour,Danny Earp,
Richard Warren,and Phillip Hoot.
Nays:None
Abstain:None
Motion by Les Bird to recommend approval of Special Conditional Use Permit 12-9100001, as
written. Second by Doretta Finch.
Motion by Phillip Hoot to retain detention on site.
Philip Hoot withdrew the motion.
Motion by Phillip Hoot to requireall detention to be retained on sitewith no credits. Second by
Danny Earp. Motion Carried.
Ayes:Danny Earp, Doretta Finch, Helen LaCour,Richard Warren,and Phillip Hoot.
Nays:Les Bird&Hal Lawler.
Abstain:Mark Follis
Motion to approve Special Conditional Use Permit 12-9100001Carried.
Ayes:Hal Lawler, Doretta Finch, Les Bird, Mark Follis, and Phillip Hoot.
Nays:Richard Warren and Danny Earp.
Abstain:Helen LaCour
6.Administrative Reports
Masood Malik reminded Commission members of a Special Called Planning & Zoning meeting
Thursday, May 24, 2012.
Planning and Zoning Commission
Minutes ofMay 17, 2012
Page 4of 4
7.Commission Comments on matters appearing on agenda or inquiry of staff regarding
specific factual information of existing policy.
Commission members asked staff to consider new avenues to better inform the citizens of La Porte
of Public Hearings.
8.Adjourn
Motion to adjourn byRichard Warren. Second byHelen LaCour.The motion carried.The
meeting adjourned at7:54p.m.
Ayes:Hal Lawler, Danny Earp, Doretta Finch,Les Bird, Helen LaCour,Richard Warren,
Mark Follis, and Phillip Hoot.
Nays:None
Abstain:None
Submitted by,
Shannon Green
Planning Assistant
Approved on this day of , 2012.
Hal Lawler
ChairmanPlanning and Zoning Commission
Planning and Zoning Commission
Minutes of May 24,2012
Members Present:
Hal Lawler,Danny Earp, Doretta Finch,Les Bird, Helen LaCour,Richard Warren,
Mark Follis,and Phillip Hoot.
Members Absent:
Lou Ann Martin
City Staff Present:
Assistant City Manager, Traci Leach; Planning Director, Tim Tietjens; City
Planner, Masood Malik; City Attorney, ClarkAskins;andPlanning Assistant,
Shannon Green.
1.Call to order
Meeting called to order by ChairmanHal Lawlerat 6:03p.m.
2.Roll Call of Members
Chairman Hal Lawlerasked for a roll call of members.
Lou Ann Martin wasnot present.
3.Consider approval of April 25, 2012, meeting minutes.
Motion byPhillip Hoot to approve the April 25, 2012, meetingminutes. Second by Richard
Warren.Motion carried.
Ayes:Hal Lawler, Danny Earp, Doretta Finch,Les Bird, Helen LaCour,Richard Warren,
Mark Follis, and Phillip Hoot.
Nays:None
Abstain:None
4.La Porte Comprehensive Plan Update
A.Review and discuss draft plan Chapters 2 and 6.
City Planner Masood Malik addressed the Commission. Mr. Mailk announced
Kendig Keast consultants would be presenting the Land Use Map and discussing
changes. Mr. Malik informed the Commission duetotime constraints, Kendig
Keast wouldlike to move forward to item B, review of revised Future Land Use
Map and add item A to a future Planning & Zoning Agenda.
B.Review of revised Future Land Use Plan.
Kendig Keast presented the Commission with a proposed Future Land Use Map.
Commission Members and staff worked as a groupto review and make changes.
C.Identification of changes or revisions.
Commission Members discussed in length the proposed plans and made
changes. The Final Future Land Use map will be presented to the Planning &
Zoning Commission at the June 21, 2012, meeting. Kendig Keast consultants
th
asked Commission Members returncomments by June 8.
Chairman Hal Lawler dismissed himself from the meeting at 8:00pm. Vice Chairman Danny Earp
chaired the meeting.
5.Administrative Reports
Masood Malikreported on a discussion on item from the previous meeting. Research shows there
areonly two bird sanctuary’s in Southeast Texas:Armand Bayou and North Deer Island. La Porte is
not a bird sanctuary.
6.Commission Comments on matters appearing on agenda or inquiry of staff regarding
specific factual information of existing policy.
Planning and Zoning Commission
Minutes ofMay 24, 2012
Page 2of 2
7.Adjourn
Motion to adjourn byRichard Warren. Second byHelen LaCour.The motion carried.The
meeting adjourned at9:11p.m.
Ayes:Hal Lawler, Danny Earp, Doretta Finch,Les Bird, Helen LaCour,Richard Warren,
Mark Follis, and Phillip Hoot.
Nays:None
Abstain:None
Submitted by,
Shannon Green
Planning Assistant
Approved on this day of , 2012.
Hal Lawler
ChairmanPlanning and Zoning Commission
LU
ANDSE
AND
D
EVELOPMENT
C
HAPTER 2
As expressed in Chapter 1, Plan Context, La Porte will continue to be affected
and shaped by significant internal and external influences, changing
conditions, and changing priorities. This chapter and subsequent chapters are
intended to emphasize how the City can proactively respond to the influences
and conditions through policy and recommended programs, ordinances, and
investment to ensure the community in 20 years embodies the future the
citizens envision a quality, sustainable, and highly livable community. This
chapter also introduces the concept of emphasizes the idea of "community
character," which considers more than the use of land, including the elements
of site and building design, the influence of adjacent sites, and use and
integration of open space, and the impacts and relationships between sites and
the built and natural environments. It emphasizes that the City could
consider the transition of community character at some appropriate time in
the future. It is these elements that collectively determine the character,
quality appearance, and livability of the community.
2001 vs. 2011 Plan Comparison
ʹǤͳ
2001 20121 Update
The purpose of this chapter is to establish the necessary policy
Ch. 4, Land Use
guidance to enable the City to plan effectively for its future infill
Ch. 7, Parks and
development, redevelopment and revitalization, and character
Recreation
Ch. 2, Land Use and
Ch. 9, Residential Community
enhancement while respecting the existing land use pattern.
Development CharacterDevelopment
Sound planning is essential to ensure the community is
Ch. 10, Beautification
prepared for anticipated (and needed) infill development, can
Ch. 12, Redevelopment
serve it adequately with public services, and can manage its
impacts to maintain compatibility of land uses and preserve
2.1
LAND USE & DEVELOPMENT
REVISED DRAFT JUNE 14APRIL 9, 2012
and enhance community character. Along with the background, goals, and
strategies in this chapter, the Future Land Use Plan visually
policies, particularly its priorities for well-planned infill development,
appearance. To ensure the outcomes expressed by this plan, it is important
to follow the guiding principles, visions, policies, and action
recommendations set forth; all of which will aid the Planning and Zoning
Commission and City Council in their decision-making.
2.2 ǡ
Throughout the planning process, a number of issues and concerns were
expressed relating to land use compatibility, infill on the few remaining
developable tracts, redevelopment of vacant buildings or underutilized
properties, Downtown and Sylvan Beach, neighborhood protection and
revitalization, and corridor design and appearance. These discussions formed
the basis of the following focus areas, along with an analysis of existing
conditions and review of current programs, plans, and ordinances. Each
focus area contains contextual information, key planning considerations,
goals, (and their rationales), and advisable implementation actions and
initiatives. The areas of focus are as follows:
Focus Area 1 Transitioning to a Built-Out Community;
Focus Area 2 Quality Neighborhoods and Housing;
Focus Area 3 Enhanced Community Character; and
Focus Area 4 Adequate Parks, Recreation, and Open Space.
ͳ-
Over the 20-year planning horizon of this plan, much of the remaining
developable land in La Porte will be built out. As this occurs, t
will shift from western periphery to smaller-
scale infill development, as well as redevelopment and revitalization of the
s identified during the public
participation process (including feedback from the City Council and Planning
and Zoning Commission), there are already areas that are in need of
redevelopment or revitalization. These areas are displayed in the Map 2.1,
Redevelopment/Rehabilitation TargetRevitalization Areas, and include such
areas as the vacant car dealerships along State Highway 146 South Frontage
RoadS. 10th Street and certain residential areas like those located in the area
around Downtown and the Spenwick Subdivision, among others. To reverse
the disinvestment in these areas, it will require the City to establish and
administer a pro-active and ongoing program for redevelopment and
revitalization.
Generally, redevelopment and rehabilitationrevitalization programs can
one or more public actions that are undertaken to stimulate
2.2
Chapter 2
activity when the private market is not providing sufficient capital and
economic activity to achieve the desired level of improvement. This public
action usually involves one or more measures such as direct public
investment, capital improvements, enhanced public services, technical
assistance, promotion, tax benefits, and other stimuli including
1
planning initiatives such as rezoning.
So, what is the difference between redevelopment and rehabilitation?
Typically, redevelopment is transformative in nature and may be
undertaken by the private sector without any active public
raditional regulatory role. For
example, a developer could make application to demolish and
redevelop the vacant car dealership properties along State Highway
th
146 South Frontage RoadS. 10 Street to develop a mixed-use
neighborhood development or business park. In certain instances
however, public sector incentives, (e.g., decreased regulatory barriers,
streamlined permitting, reduced fees, etc.), may also be warranted to
facilitate the likelihood of private sector reinvestment.
RehabilitationRevitalization, in contrast, is more related to an infusion
of public funds intended to facilitate the return of a building and/or
property to a useful state by repair, alteration, and modification with
the purpose of preventing further blight from occurring. Generally, it
can be accomplished through acquisition of real property; demolition;
A rehabilitation program could
or removal of certain buildings and improvements; installation,
provide public investments to
construction, or reconstruction of streets, utilities, and other public
improve aesthetic and architectural
improvements; and rehabilitation of certain suitably located but
appeal of vacant or underutilized
commercial properties, e.g., this is a
structurally substandard buildings. On the commercial side, it may
include establishing programs to rehabilitate aging and underutilized
rehabiliation project in Carrollton,
retail facilities by providing financial incentives to existing retail
Texas.
shopping centers for enhancements. The program would could be
retention-focused with a primary goal of rehabilitating retail facilities,
Source: Photos courtesy of the City of
i.e., improving their aesthetic, architectural, and functional appeal. The
Carrollton website.
intent of this type of program is to attract new retail business that
would generate additional sales tax revenue and enhance the vitality of the
area. On the residential side, a revitalizationrehabilitation program could
include providing grants and/or low-interest, deferred, and/or forgivable
loans for building code violations, health and safety issues, essential repairs
and upgrades of major component systems (e.g., electrical, plumbing,
roofing, heating), and other general improvements (e.g., exterior finishes). It
could also include public investment in an overall neighborhood by
improving streets, sidewalks and crosswalks, pedestrian lighting, parks,
1
American Planning Association (APA) Policy Guide on Public Redevelopment.
http://www.planning.org/policy/guides/adopted/redevelopment.htm. April 25,
2004.
2.3
LAND USE & DEVELOPMENT
2.ř Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
drainage, etc. The intent of this type of program is
to ensure residents are living in decent, safe and
sanitary homes; and that both individual homes and
the neighborhood, collectively, are able to maintain
Infill development will also play a primary role
during the 20-year planning horizon since the City is
bound by industrial districts and the limits of other
municipalities. Therefore, new development and
redevelopment will likely occur in the few remaining
vacant or under-utilized parcels adjacent to or
within already developed areas. While these
remaining areas could be developed using the same
policies and regulations that shaped the last 20
years of City growth; it is an opportune time to re-
examine how the City facilitates and regulates
development, particularly because of an articulated
interest to increase residential rooftops and
commercial retail opportunities. A successful infill
development program must go beyond the
piecemeal development of individual parcels; to
The photo on top depicts an example in La Porte
focus on how the remaining areas may be
that may warrant redevelopment, while the photo
assembled and developed into the existing
on the bottom depicts an area that may warrant
revitalization
community fabric, i.e., creating a healthy mix of uses
.
(that add both vitality and convenience for
Source: Kendig Keast Collaborative.
residents) that are designed and built in a way to
improve compatibility while offering additional
choices in living and new business opportunities.
Benefits of mixed-use infill development include a
more compact form of development, which is less
consumptive on land and resources and offers
increased convenience and mobility for those who
cannot or prefer not to drive (e.g., the elderly,
youth, or low income residents who lack a car). Infill
budget as vacant properties are added to the tax
rolls, less infrastructure is required, and existing
facility operation and maintenance costs are able to
be spread across more residents and commercial
businesses (which is a benefit for individual
Sugar Land Town Center is an example of a mixed
taxpayers, too). In addition, as discussed later in this
use infill development project.
chapter, infill development provides the City an
opportunity to increase the supply of housing types
Source: Kendig Keast Collaborative.
available within the City. This remaining housing
2.4
Chapter 2
supply will have to be developed in a way that meets both the needs and
2
Principles of Smart Growth
As discussed later in this chapter and throughout this comprehensive
Create a range of housing
plan, two ways to facilitate successful infill development are to adhere
opportunities and choices
to the principles of Smart Growth and to consider adopt a character-
Create walkable neighborhoods
based approach to zoning and land development.
Encourage community and
stakeholder collaboration
Key Planning Considerations
Foster distinctive, attractive
Key planning considerations for transitioning to a built-out community
communities with a strong sense of
in the coming years include:
place
1)Careful planning for the build-out of remaining developable areas
Make development decisions
following Smart Growth principles. (see inset)
predictable, fair, and cost effective
2)Responding to the expressed
Mix land uses
whether in the form of Main Street improvements or through
Preserve open space, natural
development of mixed-use nodes and neighborhood centers.
beauty, and critical environmental
3)Taking steps to make redevelopment/revitalization efforts
areas
attractive in older areas of the community, including incentives
Provide a variety of transportation
and potential relief from regulatory provisions geared toward new
choices
development.
Take advantage of compact
4)Emphasizing neighborhood integrity and protection as both
building design
residential structures and streets and other local infrastructure
Source: Smart Growth Online.
continue to age.
5)Stepping up efforts to revive and/or promote re-use of vacant and
obsolete retail properties.
6)Ensuring adequate standards and oversight of infill development on
scattered parcels.
7)Building upon strategic public investments, such as the recent
development of Five Points Town Plaza, revitalization of the Sylvan
Beach, and the communitywide hike and bike trail system.
8)Working to reduce the leakage of retail spending just outside the
community by encouraging and providing incentives for more sit-down
restaurants and other retail-oriented opportunities that residents wish
to patronize locally.
Based on these planning considerations, the following goals, actions, and
initiatives are intended to address the specific issues and needs identified
during the public participation process (and outlined in Chapter 1, Plan
Context).
2
Municipal Research and Services Center of Washington. Report No. 38 Infill
Development Strategies for Shaping Livable Neighborhoods. June 1997.
http://www.mrsc.org/Publications/textfill.aspx. Retrieved on August 31, 2011.
2.5
LAND USE & DEVELOPMENT
2.ś Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
GOAL 1: Provide additional attention and resources to promote new
infill development and redevelopment/revitalization of established
areas.
Redevelopment/rehabilitation revitalization efforts require cooperative
action to encourage new and sustained private investment and to provide
supporting rehabilitation of public infrastructure. A key part of the process is
determining the strategic actions and initiatives the community should take
to achieve its redevelopment goals and objectives. Successful redevelopment
will often require cooperation and coordination between agencies at
different levels of government, as well as non-profit community
organizations. This should include coordination of physical improvements
with social service programs that aim to enhance the health and economic
capacity of residents in targeted neighborhoods. There are several sizeable
undeveloped and underdeveloped parcels within the City that provide
opportunities for infill development where streets and utilities already exist
or may be readily extended. There are also many individual lots that may be
developed. In addition, there are several areas that warrant consideration of
redevelopment or revitalization during the 20-year horizon of this plan.
Action and Initiatives
1)Conduct individual redevelopment or rehabilitation revitalization plans
for those areas identified on Map 2.1, Redevelopment/Rehabilitation
TargetRevitalization Areas. These plans should be created in partnership
with the City, land and business owners, adjacent property owners, and
other stakeholders to determine the most appropriate courses of action
to improve these areas.
2)Solicit interest among the land and/or business owners to partner in
establishing a redevelopment authority for the purpose of developing a
redevelopment or rehabilitation plan(s) and the means of financing and
implementation.
3)Identify the intended future character of the redevelopment areas.
Subsequently, establish the zoning provisions necessary to achieve the
intended development outcomes.
4)2)Determine the appropriate zoning of infill development tracts and
initiate rezoning as appropriate. Zoning actions should be in accordance
with the Future Land Use Plan, and care must be taken to ensure that
the neighborhood character is preserved and compatibility with existing
uses is observed.
5)3)
resolve regulatory impediments to infill development, redevelopment,
and revitalization. Incorporate standards that are unique and applicable
to these sites.
2.6
Chapter 2
GOAL 2: Continue investment in the Main Street, Sylvan Beach,
and the original town area around Downtown.
offers a unique opportunity to link
As identified throughout the public process, through previous
multiple destinations that serve a
broad market. The prospects to grow
synergistically two different kinds of
the Greater Downtown area of La Porte has and will continue to play a
retail markets (destination and local
-term future. Enhancing this and the
service), a tourism base, and
surrounding areas will encourage economic growth and improve the
downtown living, can establish La
quality of life for City residents.
Porte as one of the best place in
Houston Region to live and visit.
Action and Initiatives
1)Prepare a master plan for the Greater Downtown area. The
Source: City of La Porte Economic
Development Strategic Plan. Chapter 3. May
purpose of the plan is to establish a clear and collectively
2009.
supported vision and then an implementation framework to guide
reinvestment and new investment in the Greater Downtown area
of La Porte, including the areas of Main Street and Sylvan Beach. This
(e.g., Five Points Town Plaza, the San Jacinto off-street trail/sidewalk,
and the City/County improvements at Sylvan Beach), identifying
opportunities to bolster Downtown as an attractive and lightly functional
center of activity based on its unique assets. The plan should identify the
appropriate land uses and the arrangement and form of
development/redevelopment, along with well-planned and designed
improvements to streets and parking areas, vehicular and pedestrian
access and circulation, streetscape the amenities, signage, lighting, and
infrastructure upgrades. In addition, this master plan should:
a)Assess the constraints to redevelopment and the effective use of
Downtown properties and buildings. Such factors as land and
buildings ownership, traffic and pedestrian circulation, parking,
building sizes, building code issues (such as ADA accessibility), lease
rates, and other contributing factors should be addressed in the
plan.
b)Address the fringe and/or transitional areas immediately adjacent to
identify measures to secure their integrity.
c)Include details on the use of design elements and unifying
treatments (could include wayfinding signage), in addition to the
gateway monuments, to demarcate the boundaries of this area so
that it is distinguished from other areas of the community.
2)Consider revisingRevise regulatory provisions in the Main Street District
to ensure new development creates an urban characterform. This could
include:
a)Modifying the Main Street purpose statement to include an intent of
creating a human-scaled urban character environmentform
comprised of mixed uses.
b)Specifying front yard setback provisions as build-to lines, rather than
2.7
LAND USE & DEVELOPMENT
2.ŝ Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
the same side of the street or the setback of the closest structure
provisions will not ensure an
urban character form over the long-term.
c)Specifying minimum height requirements as an urban form
character environment requires a visual sense of enclosure.
The current provisions only specify that a maximum height is
to be determined.
d)Adding some level of building standards relating to scale and
massing, materials, exterior treatments, site lighting, and
signs and awnings.
3)Continue to monitor investor interest in Downtown
interests to pinpoint and remove or reduce barriers to new
development and redevelopment in and around Downtown.
Additional ownership housing options are needed, but such
4)Continue to work with the Economic Development
Corporation (EDC) to offer Main Street Enhancement Grants to
provide matching funds to enhance existing buildings in the Main
Street District, including façade rehabilitation or enhancement;
new awnings, canopies, porches, and signage; and other
beautification projects.
5)Continue partnering with the county and other
stakeholders in the redevelopment of the Sylvan Beach area (e.g.,
the rehabilitation of the Sylvan Beach Pavilion and other such
improvements) so that the park grows as a local attraction (and
local amenity) similar in quality to the one envisioned in the 2004
Sylvan Beach Park Master Plan.
6)Continue to pursue an array of waterfront public/private
development projects (e.g., restaurants and other retail
opportunities, conference facilities, among others) to compliment
the beach park and fishing activities and to generate additional
Expressed through the sentiments of
revenues.
many who participated in the public
participation process, there is a
ʹ
strong desire for the future of Main
Street to become a community
Housing
attraction. The above illustrations
-term future is inextricably tied to its housing
depict a pedestrian-friendly
availability and conditions. Housing is central to almost any
streetscape environment as examples
discussion about City affairs, no matter whether the discussion is
of the types of improvements that
on economic development, desire for additional local commercial
could happen in Downtown La Porte.
retail opportunities, or the ability to walk from one neighborhood
Source: Chapter 10 of the 2001 La Porte
to another. While one challenge is to sustain the integrity of
Master Comprehensive Plan.
existing housing, another is to address future housing needs.
Having a diverse stock of housing new and old, big and small is
2.8
Chapter 2
instrumental in offering choice and providing for the individual needs of all
households, regardless of economic stature. Besides price and location,
another consideration is the design of neighborhoods. The areas that were
developed in the late 1960s (with the Spenwick Subdivision) departed from
the established town settlement patterns near the core of the City. New
housing development and redevelopment needs to reflect a growing
demand for neighborhood-style patterns that are once again, integrated into
the existing fabric of the community.
Key Planning Considerations
Percentage of Housing Constructed by Year
Key planning considerations for ensuring
quality neighborhoods and housing include:
2%
11%
Built 2005 or later
1)
offering a wider range of housing types
23%
Built 2000 to 2004
16%
and price ranges so that residents can
Built 1990 to 1999
make lifestyle transitions as they age
24%
Built 1980 to 1989
24%
into a larger
dwelling to accommodate a family, then
Built 1970 to 1979
Built 1960 or prior
finally into a down-sized space and/or
-time care facility
Although La Porte had the lowest percentage of housing stock
as health conditions dictate.
constructed before the 1970s for all the comparison cities, the
2)Encouraging mixed-use, compact, and
county, and the state (see the Demographic Snapshot located
pedestrian-oriented developments that
in Chapter 1), this chart illustrates that at least 50 percent of
can serve th
residents and include types of amenities
corresponds to the time period when housing starts to shows
currently absent in La Porte (e.g.,
signs of blight and could benefit from increased maintenance
walkable residential/commercial mixed
or rehabilitation.
use areas).
Source: US Census Bureau 2005-2009 ACS.
3)Emphasizing neighborhood integrity and
protection as both housing structures and
streets and other local infrastructure continue to age.
4)Using character-based planning and zoning methods, which emphasize
quality, compatible development.
Based on these planning considerations, the following goals, actions, and
initiatives address the specific issues and needs identified during the public
participation process (and outlined in Chapter 1, Plan Context).
GOAL 3: Protect the integrity of existing neighborhoods.
foundation for a sound quality of life. Strengthening neighborhoods through
organization, communication, coordination, and education is a key for
maintaining and improving livable neighborhood environments. Established,
stable neighborhoods must be preserved and protected from encroaching
incompatible development while new neighborhoods should be developed in
2.9
LAND USE & DEVELOPMENT
2.
ş Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
accordance with Smart Growth and community character principles detailed
throughout this plan. In essence, neighborhoods that are safe, well-
maintained, and are of a quality, enduring character, will maintain property
values and thus, a sound neighborhood environment and stable residential
tax base.
The City can greatly enhance the quality of life for its citizens by enacting
ordinances and incentives to protect and enhance the integrity of its
neighborhoods. Mechanisms to improve the quality of neighborhoods may
include ordinances focused on neighborhood conservation; provision of
improved or updated public facilities and services such as streets, sidewalks,
trails, neighborhood parks, street lighting, drainage systems, pedestrian
amenities, traffic control, neighborhood policing and fire protection;
enforcement of codes and ordinances; providing support for the creation or
the organization of qualified neighborhood organizations by providing
technical assistance with private restrictions and/or conducting special
neighborhood studies (including redevelopment and/or rehabilitation
revitalization plans); providing funds for neighborhood improvements, and,
Actions and Initiatives
One of the most effective ways to protect neighborhood integrity is through
the implementation of neighborhood conservation districts. As detailed later
in this chapter, the existing neighborhoods that are envisioned as remaining
stable over the 20-year planning horizon are reflected on the Future Land
Use Plan as Neighborhood Conservation (NC). Within an amended zoning
ordinance should then be corresponding descriptions as to prevailing lot
sizes, setbacks, floor area, and other criteria with by-right provisions allowing
certain house or property improvements to enable (and encourage)
reinvestment. The purpose of these NC districts is to preserve neighborhood
character and establish standards consistent with those at the time of
development so that nonconforming situations are not created.
Actions and Initiatives
1)Identify established neighborhoods with cohesive character and
community identity and create neighborhood conservation districts to
protect and promote the existing neighborhood feel. In addition, allow
for reasonable improvements in these existing neighborhoods without
cumbersome variance procedures. Include by-right standards for making
improvements to buildings to ensure that they remain in character with
the neighborhood and do not adversely impact the use and enjoyment of
neighboring properties.
2)1)Consider an annual registration of neighborhood, home-owner, and
tenant associations so that updated contact information can be
maintained and used to disseminate important community-wide
information (including such things as nearby development applications
2.10
Chapter 2
or rezonings, capital improvement projects, and applicable ordinance
changes).
3)2)Consider formalizing a neighborhood-oriented planning program to:
a)Assist developers in their preparation of covenants and restrictions
for new development.
b)Ensure private common areas and amenities are adequately
maintained in perpetuity.
c)Implement neighborhood watch programs; this may be done in
Representative (PAR) program.
d)Help older communities develop neighborhood plans, which may
include elements that would normally be required for a housing
grant submittal and could, thus, be very effective as a grant
administration tool. Such a plan would highlight potential
development/redevelopment sites, infrastructure improvements,
increased buffering (to mitigate such things as noise from increased
truck traffic), links to important off-site amenities, etc.
e)Establish and facilitate an annual city-wide neighborhood, home-
owner, and tenant association meeting to gather input on how to
better coordinate efforts and develop partnerships
while seeking mutual benefit.
4)3)
program on traffic calming. This could include notifying
the neighborhood, homeowner, and tenant associations
about the program, increasing available funding, and
expanding the types of calming measures available, e.g.,
speed humps, bulb-outs, raised cross-walks, chicanes,
etc.
4)Provide technical planning support for established
neighborhoods. Such support could address issues
An example of an existing street calming
related to open space preservation, street and sidewalk
project in La Porte.
improvements, traffic control, crime prevention through
environmental design (CPTED), code enforcement or Source: Kendig Keast Collaborative.
navigating the available housing programs.
5)Consider modifying existing codes to improve compatibility between
commercial areas and abutting residential properties. This could include
adding bulk and scale limitations (e.g., residential in scale); better design
sign, and lighting controls; improved buffering, among others.
GOAL 4: Promote opportunities for neighborhood improvement and
housing stock rehabilitation of the housing stock.
The community must remain cognizant of its older housing stock as
rehabilitation and reinvestment will become increasingly important to the
integrity and vitality of neighborhoods, particularly in the older areas around
Downtown, as well as in some areas throughout the community. Comments
by residents during public participationat the public workshops indicated
2.11
LAND USE & DEVELOPMENT
2.ŗŗ Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
Code
enforcement, if done proactively, can do a lot to prevent these areas from
further deterioration.
Actions and Initiatives
1)Encourage redevelopment in target areas through programs that target
lots that are abandoned or have recently demolished structures so that
those lots are put back onto the market and tax rolls.
2)Consider forming a target-area community investment program focused
on all infrastructure improvements (e.g., sidewalk installation in addition
to repair, driveway culvert cleaning and replacement, alley
improvements, tree trimming, parking restrictions, shielded street
lighting or other improved pedestrian lighting, added greenspace,
improved public streetscape/ landscape areas, new signage, etc.) within
at-risk neighborhoods. This would be an expansion of the current
program that provides dedicated funding for sidewalk repair and
maintenance. The purpose of this program is to provide a dedicated
source of annual funding for use in making infrastructure improvements
and leveraging private reinvestment through rehabilitation,
building additions, and/or infill development.
3)Consider the use of tax abatement, reduced building
permit or utility tap fees, and other financial programs or
incentives to elicit private sector reinvestment.
4)
code enforcement by targeting a certain area for a concentration
of violations such as weeds, debris, and junk vehicles; however,
pursue alternative code enforcement methods in an endeavor to
be more proactive and ensure positive outcomes. Consider the use
of an advocacy program to aid in code compliance (e.g., violations
such as weeds, debris, and junk vehicles) rather than citing
noncompliant property owners. A key element may be the cross-
training of enforcement advocacy officers in conflict
management/resolution or the creation of useful information
packets listing sources of help for homeowners who are in
violation of City codes.
Pursue both code enforcement
5)Strictly enforce repeat offenders so that chronic violations
compliance through citations and
advocacy programs to reduce
are adequately addressed so as to protect neighboring values and
negative signs of blight, e.g., trash,
confidence.
junk vehicles, etc.
6)5)Promote neighborhood pride by stimulating resident
involvement in improvement activities, including:
Source: Kendig Keast Collaborative.
a)
b)
c)
assistance of City crews and volunteers.
7)6)Seek the participation of churches, civic organizations, schools, and
businesses in neighborhood improvement and revitalization efforts.
2.12
Chapter 2
8)7)Continue the program of identifying and demolishing substandard
structures; coordinate demolition with a proactive and effective program
to provide incentives for home building on empty lots. This may include
the
permit approval process, and reduced permitting fees.
9)8)Strengthen the ability for local organizations, e.g., Sheltering Arms Senior
Services, Inc., to support weatherization and energy efficiency
improvements in existing neighborhoods. The Weatherization Assistance
Program (WAP) is sponsored by the Texas Department of Housing and
Community Affairs and helps low-income persons, particularly the
elderly and persons with special needs, control their home energy costs.
Local organizations need additional support so that more weatherization
improvement options are made available. The City may also actively
support these local organizations by partnering with them on grant
applications or hosting weatherization open houses or organizing
energy-efficiency audits.
10)9)Continue to apply for Community Development Block Grant (CBDG)
funds, HOME Grant funds, or other grant or loan programs to create or
rehabilitate affordable housing for low-income households.
11)10)Continue to coordinate with and help to promote housing assistance
programs of the Southeast Texas Housing Finance Corporation and the
Harris County Community Development Agency.
GOAL 5: Ensure affordable and sufficient housing options in the
future.
The availability and affordability of different housing options leads to a
higher quality of life. In general, as more types and affordable housing
options are supplied, a greater number of residents will be able to live and
work in La Porte. Therefore, anticipating and meeting future housing
planning will enable the community to respond effectively to the needs of a
variety of market segments, from young singles and newly married couples
to large families, empty nesters, seniors, and retirees looking to downsize.
The City currently has a narrow range of owner-occupied neighborhoods and
housing types, with the current mix being predominantly single-family
detached residential dwellings. Indeed, as displayed in the Demographic
Snapshot in Chapter 1, La Porte has the highest percentage of one-unit
structures (84 percent), which is higher than all the comparison cities, the
county, and the state. This leaves little room for choice among housing
types. In the future, aging residents may desire to have more housing
options available, including maintenance free condominiums and additional
assisted living and continuing care facilities. In addition, units marketable to
appropriate locations. Examples of these varied units are depicted in the
inset, which may include duplexes, patio homes, townhomes, and
multiplexes. This does not mean that there is not a market for single-family
2.13
LAND USE & DEVELOPMENT
2.ŗř Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
homes; rather, it means that future development should
incorporate more housing diversity so that existing and future
residents will have sufficient options, from large lot single-
family dwellings (e.g., in the Lomax area), to residential above
retail lofts, live/work units, and attached living.
Lack of affordability is a concern. When there is a lack of
affordable housing options available, it increases individual
and/or family distress and is considered to have negative
Duplex
quality and affordable housing within livable and attractive
environments. Maintaining livability as the City transitions to an
infill and redevelopment focus will require creativity and a
willingness to coordinate efforts. The qualities that make La
Porte an attractive place to live are also making La Porte an
expensive place to live. Increasing housing prices creates
obstacles for low-income households and threatens to push
residents to unsatisfactory housing options. The inability to find
housing locally poses a hardship for households seeking an
Patio Home
affordable home, as well as employers seeking employees.
Actions and Initiatives
1)
developments that will offer alternatives to existing and future
residents. New development and redevelopment should
include more than one housing type, with ordinance provisions
for increased open space as separation and buffering and other
standards to ensure compatibility. A combination of housing
Townhouse
options and lot sizes will result in a diversity of housing choices
choices that will be useful in attracting and keeping singles,
younger families, and older residents.
2)Consider incorporating accessory dwelling units in the
zoning ordinance, along with appropriate provisions governing
their use and compatibility. They are common and increasing in
popularity in many communities to accommodate elderly
members wanting to live independently but close by, or
Mutliplex
3)Consider aAdopting
Future development/redevelopment
residential development, which may include provisions for
efforts should place greater focus on
building form and scale, articulated building walls, building
diversifying the housing stock within the
orientation, architectural detailing, roof types and materials,
City, by including some of the above
façade enhancements, and acceptable building materials, as
alternate housing types.
well as site design standards regarding landscape surface,
Source: Kendig Keast Collaborative.
parking location and arrangement, bufferyards, and site
2.14
Chapter 2
amenities.
4)Consider eEstablishing an average, rather than
minimum, lot size in the residential districts whereby lot
sizes are required to vary in width, with a certain
percentage being narrower and the remaining being
wider than the average. For example, the average lot
Average lot size provisions allow for design
size may allow a variability of 10 percent (see inset on
flexibility for up to a quarter of the lots to be 25
next page).
percent smaller than the average while being
5)In appropriate locations where increased open space is
balanced by 25 percent of the lots that are
desired or needed to preserve resource features (e.g.,
larger. This approach allows a variety of housing
wetlands, tree stands, drainage channels) or to protect
styles and also works well with constrained
compatibility between adjacent developments, consider
sites.
allowing flexible site design and low impact
development options that permit alternative treatment
Source: Kendig Keast Collaborative.
Graphic to be removed
of utilities and infrastructure. There can be significant
cost savings to development from flexible site design and
Single Family (no OSR) Single Family (no OSR) Cluster (30% OSR) Cluster (30% OSR)
cluster development techniques, which translate into reduced
lot and house prices (e.g., reduced linear feet of street, pipe,
sidewalk; fewer street lights, fire hydrants; reduced
stormwater management needs; etc.).
))
Conservation Cluster (50% OSR)Conservation Cluster (50% OSR)Preservation Cluster (80% OSRPreservation Cluster (80% OSR
T
The above graphic illustrates the different
6)Maintain an Large Lot Estate residential district (i.e., the
development forms that may be accommodated
while maintaining the same gross density and
Lomax Area) so that those seeking larger-lot living
character of development. While the form of
arrangements with a more open feel, be accommodated
development changes, the off-site impacts
within City limits.
remain the same while the on-site impacts are
improved relative to the preservation of open
7)Considering pProvidinge a density bonus to offset smaller
space and proteciton of resources.
units or attached housing in order to avoid
significantly affecting the feasibility of the
residential development. Density bonuses are a type
of housing production program where projects are
granted additional residential density over and
above the maximum limit allowed by existing
zoning, with the condition that the additional
housing is restricted to occupancy by a certain
target group and that the units remain affordable
over time.
8)Continue sponsoring the Bay Area Habitat for
Humanity program as one method of increasing
housing affordability within the City.
Continue sponsoring Bay Area Habitat for
Humanity (BAHFH) houses to ensure an adequate
͵ availability of affordable housing within the City. By
2011, BAHFH has completed 22 houses in La Porte
Character
including the one pictured above.
The appearance of La Porte is the single most evident
Photo source: Bay Area Habitat for Humanity website.
glimpse of its economic vitality, government
proactiveness, and civic pride. The initial impression is
2.15
LAND USE & DEVELOPMENT
2.ŗś Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
formed by the quality of development, property upkeep, condition of public
facilities, amount and quality of public spaces, and the design of roadways
and other public buildings and infrastructure. Visual appeal reinforces the
quality of life for those who reside in La Porte, as well as those making
investment decisions.
The City has a window of opportunity to enact policies and standards that
influence the quality of its natural and built environments. Without a plan
and development standards to accentuate the design of corridors, districts
(like Downtown), neighborhoods, and open spaces, there may be a sense of
le to distinguish it from the
image) was among the concerns expressed throughout the public process.
Indeed, the character of new development and redevelopment will
and may
attract and maintain new investment.
Finally, aesthetic enhancements such as the design of buildings, landscaping
and screening, sign control, and site amenities also contribute to enhanced
community character.
Key Planning Considerations
Key planning considerations for enhancing community character include:
1)Pursuing opportunities to create unique, signature areas in the
community (particular destinations, corridors, public facilities, parks and
open space areas).
2)
the aesthetic treatments at community entries.
3)Coordinating gateway improvements so that a consistent, high-quality
appearance exists at all entry points to the City.
4)Enhancing wayfinding, not only to help residents and visitors navigate
the community and find its key destinations, but also as a unifying design
element across the City.
5)
enhanced image of the City is created.
Based on these planning considerations, the following goals, actions, and
initiatives address specific issues and needs identified during the public
participation process (and outlined in Chapter 1, Plan Context).
GOAL 6: Enhance the overall appearance of the built environment in
the City.
proactive efforts shouldmust be undertaken to improve the appearance of
the built environment within the City. Unfortunately, the needs often
2.16
Chapter 2
outweigh the financial or administrative resources available to achieve the
desired outcomes. Therefore, it is recognized that there are areas of La Porte
that are more visible and, thus, may serve as a starting point to initiate
these enhancement efforts.
There are a large variety of components that contribute to the visual
apparent than others, although they all contribute to the overall character of
the community. Since the last plan update, the City has been proactive in
improving the appearance of the City, including the installation of gateway
signage, and investments in public amenities such as the revitalized Five
Points Town Plaza and the emerging Ccity-wide trail system. However,
according to the sentiments expressed during the public participation
process, the citizens feel that continued improvement is a priority.
Actions and Initiatives
1)Expand the efforts started with Ordinance 1501-II (which was intended,
partly, as a means to mitigate the visual impacts of container yards) to
require existing non-
to be brought into compliance over a reasonable period of time. Similar
provisions have been adopted elsewhere in Texas where nonconforming
site conditions (e.g., parking lot landscaping and screening outdoor
storage and display, fencing, buffering, signage, etc.) must be registered
with the City and steadily brought into compliance over a period of
years.
2)Outside of City limits, partner with the entities in which the City has
interlocal agreements to determine strategies to increase the level of
screening of container yards that exist along the C
and periphery.
3)Consider the development of corridor enhancement plans for the
primary and secondary enhancement corridors depicted in Map 2.2,
Beautification Plan. (Additional guidance can be found in Chapter 4,
Community Mobility.
4)Enhance the appearance of properties adjacent to street corridors by
evaluating and improving codes and standards for better building
placement (build-to, maximum vs. minimum setbacks), design (building
shape, wall articulation, entry identification, transparency, 300 360
degree architecture), and materials; improved parking lot, streetscape
and foundation landscaping; higher quality screening of outdoor storage;
management of outdoor display; improved lighting and sign controls;
and improved buffering of adjacent properties.
2.17
LAND USE & DEVELOPMENT
2.ŗŝ Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
5)Expand on previous efforts to consider embellished
gateway treatments with more significant
monuments, landscaping, and lighting at the locations of
greatest visibility. Ensure high quality maintenance of these
areas, as depicted on Map 2.2, Beautification Plan.
1)Consider mModifying existing codes to adopt
appropriate design standards in conformance with the San
Jacinto Corridor Design Standards.
2)Continue to work with the Economic Alliance Houston
Port Region and consider code modifications and other program
support to implement the San Jacinto Historic District design
standards, including the Project Stars Initiative, which uses
industrial infrastructure and landscaping to highlight and
3
3)Consider implementing a program to publicly recognize
residential and business property owners for their role toward
enhancing the visual appearance of the City. This could include
Expand upon existing gateway
improvements to create a consitent
theme and ensure a high quality of
communication media.
appearance of the monument, lighting,
4)Partner with the Texas Department of Transportation
and surrounding landscaping.
(TxDOT) to enhance the visual appearance of the
and future overpasses, as depicted on Map 2.2, Beautification
Source: Kendig Keast Collaborative.
Plan.(see inset next page)
5)4)Continue seeking public/public and/or public/private
partnerships to master plan and implement site specific
enhancements throughout the City. By way of example,
continue working with the La Porte Independent School District
(ISD) and adjacent retail center owners to implement the
enhancements depicted in the Texas Avenue Beautification
Project Master Plan, among others.
6)5)Partner with TxDOT to enhance the visual appearance of
the Miller Cut Off Road, Sens Road, and SR 146 interchange
areas. These enhancements could be similar in type and quality
Consider code modifications and other
to the improvements already completed at the State Highway
program support to implement
225/Independence Parkway interchange located just outside
beautification projects in accordance
City limits, as depicted on Map 2.2, Beautification Plan.
with the San Jacinto Design Standards,
e.g., conceptual plan to beautify the N.
th
9 Street / State Loop 410 intersection.
Source: Aerial Image (City of La Porte GIS);
Conceptual Plan (San Jacinto Design Standards,
pg. 29)
3
Economic Alliance Houston Port Region. San Jacinto Texas, Historic District Corridor
Standards at http://www.ci.la-
porte.tx.us/civica/filebank/blobdload.asp?BlobID=8725. May 2010.
2.18
Chapter 2
7)6)Create a comprehensive wayfinding program to project a
consistent image for the entire City and to provide directional
eet and
Sylvan Beach. Partner with TxDOT to develop and obtain
approval for a Wayfinding Sign Guide System Plan.
8)7)Evaluate program criteria and make necessary improvements
to achieve certification through the Scenic City Certification
Program. Sponsored by Scenic Texas, this certification
recognizes Texas municipalities that implement high-quality
scenic standards for public roadways and public spaces, with
the long-term goal of improving the image of all cities.
9)8)Evaluate program criteria and make necessary improvements
to gain recognition in the Tree City USA Program. Sponsored
by the Arbor Day Foundation, this program helps
communities become better stewards of their tree resources.
Ͷǡ ǡ
Parks and recreation facilities are an essential part of a healthy,
Partner with TxDOT to improve the
quality, and vibrant community environment. They provide the
necessary components for events outside the home and after
overpasses. The top photo depicts an
work and after school activities. Whether for passive or active
th
overpass in La Porte along S. 9 Street
use, parks and recreation facilities are an important factor of
and Spencer Highway. The photo on
everyday living, active living serving health benefits for children,
the bottom is an enhanced bridge and
seniors, and people of all ages. The park system also enhances the
landscape treatment in Sugar Land,
Texas.
development efforts to recruit and retain a skilled workforce;
Source: Kendig Keast Collaborative.
build a strong tax base to finance system expansion, facility
enhancements, and maintenance; and attract retirees.
It is clear that La Porte places high value on its park and
recreation system. Subsequent to the last comprehensive
planning process, in 1998, the City prepared and adopted a
separate Parks and Open Space Master Plan (2002; amended
2008) and Bicycle and Pedestrian Trail Implementation Plan
(2003); both of which the City has been actively implementing in
the over the past several years. This section of the
Comprehensive Plan is not intended to supplant those separate
specific master plans; rather it is intended to review those plans
in terms of how they currently fit within the overall framework of
Develop a comprehensive wayfinding
a 20-year planning horizonmeaning, will the full
program for Main Street and Sylvan
implementation of those plans achieve the goals of creating a Beach areas.
park, recreation, and open space system that is high quality (safe
Photo Source: City of La Porte Economic
and well maintained), convenient and accessible (to its users),
Development Strategic Plan. Chapter 3. May
diversified (in its activities), and interconnected (to the
2009.
2.19
LAND USE & DEVELOPMENT
2.ŗş Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
natural assets. Note that while trails are an integral part of a
park and recreation system, they are an equally important part
Table 2.1, Existing Parks
-vehicular mobility system, and as such, will be
Neighborhood Parks
discussed in Chapter 4, Community Mobility.
Parks Acres
th
14 Street Park 2.40 The City Parks and Recreation Department is responsible for the
operation and maintenance of all parks and recreational
Bay Oaks Park 1.20
Brookglen Park 2.0
superior parks and recreational facilities, innovative programs,
Central Park 4.60
and services that will provide our customers with pleasure and
Creekmont Park 3.50
Glen Meadows 8.13
Ohio Street 0.93
Existing Park Inventory
The foundation for establishing an adequate park and recreation
Pete Gilliam 1.20
system is the availability and condition of the existing parks and
Pfeiffer 1.20
recreation areas. To assess the projected future need for
Pine Bluff 0.11
additional land, facilities, and improvements, it is essential to
Seabreeze 3.13
first determine the level of service provided by the existing parks
Spencer Landing 3.99
and recreation system. Subsequently, the level of sufficiency or
deficiency of the existing system can be determined to assess
Spenwick 0.50
the current need prior to projecting the future parks and
Tom Brown 0.57
recreation system needs.
Woodfalls 8.30
Neighborhood Park
37.7741.76
Currently, the Department is responsible for 210 neighborhood
Subtotal
and community parks (comprising over 150 acresalmost 200
Community Parks
acres), two special use parks (i.e., Five Points Town Plaza and the
Bayforest Golf Course), and eleven miles of trails (see Table 2.1,
Parks Acres
Existing Parks and Map 2.3, Park Inventory). Overall, the City
Fairmont Park 17.70
has a total of 22 23 parks and recreation facilities comprised of
Little Cedar Bayou 34.70
playgrounds and playscapes; picnic amenities; baseball, softball,
Lomax 10.00
soccer, football fields; basketball and other sports courts;
Northside Park 2.70
bicycle/pedestrian/exercise/nature trails; a senior center; a
Northwest 25.00
Special Populations Center; two bayside parks; two fishing piers;
a rodeo/open riding arena; three neighborhood pools and one
Pecan Park 33.00
sprayground/playground; and other amenities. Over the past 21
Community Park
123.10
years, the City has spent close to $18 million on its parks and
Subtotal
recreation system.
Total 160.87164.86
Source: City of La Porte.
In addition to the parks and recreation areas owned and
managed by the City, there are five school playgrounds located
at the elementary schools that provide additional recreation and open space
that is available to residents and visitors of the La Porte area. The school
playgrounds are displayed in Table 2.2, School Playgrounds, and tThe City
and the La Porte Independent School District (LPISD) have a cooperative
agreement that allows joint use of City and School recreations facilities. As
displayed in Table 2.23, Private Parks, there are also five park facilities and
2.20
Chapter 2
one neighborhood pool that are owned and maintained by the
Table 2.23, Private Parks
.
Private Parks
Parks and Recreation Standards
Parks Acres
Standards provide a measure for determining the amount of
Bayside Terrace Park 0.49
parks, recreation and open space needed to meet the current
Fairmont East 2.00
Parks and recreation standards are typically expressed in terms Fairmont West 1.18
of acres of land dedicated for parks, recreation and open space
Shady Lane 2.59
per unit of population, such as 0.5 acres per 1,000 persons.
Shady River 2.35
While general standards are useful, it is important to establish
standards that are based upon unique local considerations, such
Source: City of La Porte.
as participation trends and projections, user characteristics,
Table 2.2, School Playgrounds
demographics, climate, natural environment, and other
considerations. Values related to leisure and recreation are
School Playgrounds
unique to each municipality; therefore, the standards should
Parks Acres
represent the interests and desires of local parks users.
Lomax Elementary 2.25
The suggested standards from the National Recreation and
Jennie Reid Elementary 0.35
Parks Association
Rizzuto Elementary 1.06
conditions, are illustrated in Table, 2.34, NRPA Development
La Porte Elementary 7.06
Standards. (on next page)
Bayshore Elementary 2.62
Source: Google Earth
2.21
LAND USE & DEVELOPMENT
2.Řŗ Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
Table 2.34, NRPA Development Standards
Use: Serves a concentrated population within an immediate proximity. Examples are a tot lot in an apartment
complex or a vacant lot developed as a passive park.
Pocket Park
Service Area: Immediate development
Desirable Size: 0.25 to 1 acre
Density: 0.25 acre per 1,000 persons
Site Characteristics: Close proximity to high-density developments.
Use: Serves neighborhood residents within walking distance. Facilities are for active use (e.g. sports activities,
playgrounds) and passive use (e.g. walking, picnicking).
Service Area: Primarily serves neighborhood residents within a one-half mile radius.
Neighborhood/
Linear Park
Desirable Size: Minimum 3 to 8 acres
Density: 1.0 acres per 1,000 persons
Site Characteristics: Evenly distributed across the City with convenient and safe access for nearby residents. Joint
school/park facilities are highly desirable.
Use: Serves the broader community. Includes facilities for active and passive recreation and leisure, including
athletic fields, swimming pools, picnic areas, walking/jogging paths, open play areas, exercise stations, and
restrooms, among other improvements
Community
Park
Service Area: Primarily for neighborhood residents within a one-mile radius, but available throughout the City.
Desirable Size: Minimum 10 to 30 acres
Density: 3.0 acres per 1,000 persons
Site Characteristics: Located to provide full access to the city.
Use: Serves the broader community or region by providing key linkages between residential areas and important
community facilities (e.g., parks, libraries, schools, etc.) while providing adequate areas for hiking, biking, jogging,
horseback riding and similar off-street activities.
Linear
Service Area: Available to all persons.
Desirable Size: No minimum standard.
Density: No minimum standard.
Site Characteristics: Located to provide full access to the city.
Use: Serves the broader community or region for specialized, multi-purpose recreation activities (e.g. performance
center).
Service Area: Available to all persons.
Special
Use Facility
Desirable Size: No minimum standard.
Density: No minimum standard.
ȱ
Site Characteristics: Intended for City-wide or regional use.
Source: National Recreation and Park Association; Modified for La Porte, TX.
Needs Assessment
To assess the adequacy of the existing parks and recreation supply, it is
necessary to look at existing population, the supply of parks provided by
2.22
Chapter 2
existing facilities including planned improvements or expansions, and relate
them to planning standards for desirable levels of service. In addition, it is
necessary to consider forecasts in future population to determine future
needs and to identify deficiencies to address the needs of the system. As
such, the park and recreation system would have to be expanded to
4
accommodate a 2030 projected population of 49,927 persons. Based upon
these parameters and displayed in Table 2.45, Parks and Recreation Needs,
the City would have to add approximately 12.16 acres of new neighborhood
parks and 26.68 acres of new community parks to meet the needs of the
projected future population.
Table 2.45, Parks and Recreation Needs
4
2010 (Population 33,800) 2030 (Population 49,927)
% of % of
Park Classification
Needed Needed
Recommended Actual Need Recommended Actual Need
Acres Acres
Met Met
Neighborhood Parks
(1.0 ac./ 1,000 33.80 37.77 -3.97 105% 49.93 37.77 12.16 75.6%
persons)
Community Parks
(3.0 ac./1,000 101.40 123.10 -21.7 121% 149.78 123.10 26.68 82.1%
persons)
Total 135.20 160.87 -25.67 -- 399.42 160.87 38.84 --
Source: Kendig Keast Collaborative.
TEMPORARY NOTE:
Both the original 2001 Comprehensive Plan and the 2003 Parks and Open Space Master Plan both utilized the mid-point of the NRPA
recommended acreage range (i.e., 1 .5 acres/1,000 person for neighborhood parks and 6.5 acres/1,000 persons for community parks) to
determine the existing acreage deficiencies and future acreage needs to satisfy future population growth. We are recommending that
the acreage per population standards be reduced to 1.0 acre /1,000 persons for neighborhood parks and 3.0 acres/1,000 persons for
community parks for the following reasons:
1)The City is not planning on expanding its City limits and thus the remaining acreage to accommodate future population growth
is also finite.
2)
accommodate H-
3)
As we proceed through this Comprehensive Plan process and decisions are made as to the predicted locations of each Future Land Use
area, we will be better able to forecast what the true 2030 population might look like and at that time, the above recommended
4
Population projections are based off of the Houston-Galveston Area Council (H-
GAC) 2035 Forecast Data. See Demographic Snapshot in Chapter 1, Plan Context for
more information.
2.23
LAND USE & DEVELOPMENT
2.Řř Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
Service Areas
Evaluating service areas is an effective means of identifying geographic areas
that have sufficient park areas available, but more importantly to identify
those in need of additional parks and recreation areas and facilities.
Neighborhood parks have a service area of one-quarter (¼) mile, while
community parks have a service area of one mile; which means that the
majority of the persons who utilize these facilities live within those
respective distances. The se
Map 2.4, Park Service Areas. Since school playgrounds and private parks also
provide neighborhood-scale park and recreation benefits to City residents,
their service areas have been included in this analysis. While school parks
have not been included in this analysis, they too could be included if the City
and La Porte ISD formalize joint use agreements and these playground and
other amenities are open to the public outside of school operating hours.
Park System Plan
The La Porte Park System Plan is designed to meet the requirements of the
Texas Parks and Wildlife Department (TPWD) in order to become eligible for
grant reimbursement of up to 50 percent (with a maximum of $500,000 per
application cycle) for qualified projects. With the City being proactive in
adopting separate Parks and Open Space and Trails master plan, these
requirements have been met as long as an update is performed every five
years. Map 2.5, Park System Plan, is intended to be an intermediary analysis
that will facilitate future discussion when those separate master plans are
updated.
As the City moves forward in expanding park acreage to meet the needs of
the future projected population, the Park System Plan delineates the areas
of deficiencies within the City and should be one of the primary
considerations used to identify where future neighborhood and community
parks are located.
Key Planning Considerations
Key planning considerations for ensuring adequate parks, recreation, and
open space include:
1)All people should have equal access to recreational areas, activities,
services, and facilities regardless of personal interest, age, gender,
income, cultural background, housing environment, or handicap.
2)Public recreation should be highly coordinated among public institutions
and private entities to avoid duplication and encourage cooperation.
3)Public recreation should incorporate public services such as education,
health and fitness, transportation, and leisure.
4)Facilities should be well-planned and coordinated to ensure adequate
adaptability to future needs and requirements.
2.24
Chapter 2
5)The availability of financial resources should be considered in all phases
of planning, acquisition, development, operation, and maintenance of
spaces and facilities.
6)Public participation is critical to the eventual success of the parks and
recreation system and should, therefore, be included in all stages of the
process.
7)There should be established procedures for acquiring land for future
parks and recreation areas and facilities prior to development.
8)The design of spaces and facilities should encourage the most efficient
utilization of land, accommodate other compatible City services (e.g.,
libraries, museums, etc.), be constructed in the most sustainable, highest
quality possible, and consider the needs and desires of the intended
users.
Based on these planning considerations, the following goals, actions, and
initiatives address the specific issues and needs identified during the public
participation process and the above analysis.
GOAL 87: Ensure all existing and future parks and recreational
facilities are maintained to an equivalent standard of quality and
excellence.
One of the topics that were discussed during the public
participation process was related to inequalities in the quality
and condition of existing parks within the City. New parks (e.g.,
Pecan Park) and improvements (e.g., the new
sprayground/playground at Brookglen Park) created a higher
standard than now exists at some other existing parks.
Actions and Initiatives
1)Establish a formalized parks-to-standards program to ensure
all parks are brought up to, and maintained in, an equivalent
quality standard. This program should include a general
maintenance and repair schedule. The priority maintenance
tasks include:
a)Resurfacing, restriping, or re-grading unpaved surfaces or
parking areas.
b)Improving drainage.
c)Increasing park accessibility.
The two photos above highlight
d)Increasing the amount of signage and/or repair of
differences in the level of quality
existing signage.
between parks in the City. Newer parks
2)Conduct regular risk management inspections to identify and
such as Pecan Park (top photo) has an
schedule repairs, address safety issues, and conduct routine
overall higher level of quality than
maintenance and cleaning, and other necessary
other parks, such as Pete Gilliam Park
improvements to playground and park equipment that is
(bottom photo).
funded by an adequate operating and maintenance budget.
Source: Kendig Keast Collaborative.
3)Use the National Program and Playground Safety guidelines
2.25
LAND USE & DEVELOPMENT
2.Řś Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
and/or the United States Consumer Products Safety Commission
standards in the design and replacement of playground equipment, all
surface areas, and other recreational facilities and improvements.
4)Enhance landscape plantings and lawn maintenance in all parks.
a)Develop a program to improve the turf quality in all parks through
turf restoration and over seeding, re-grading (to address erosion and
drainage issues), and improved irrigation.
b)Continue to partner with Trees for Houston to add shade trees and
shrubs in each park to improve aesthetics, create much needed
shade, and improve the overall future beauty of the park system.
5)Conduct an annual condition assessment of park conditions. The
assessment should be considered during the budget preparation process
for the following fiscal year.
GOAL 98: Continue to increase the quality and diversity of amenities
in the existing and future parks to attract and accommodate people
of all ages (and non-traditional park users) for both active
and passive activities.
Actions and Initiatives
1)Focus on park and recreation improvements as a means for
elevating neighborhood viability. Highlight the importance of clean,
safe, well-maintained, and vibrant neighborhood parks as an anchor
for strong, established neighborhoods where residents and kids use
public spaces and interact on evenings and weekends.
2)Establish a policy of master planning new/revitalized parks
to develop a unique design theme for each park to broaden the
types of facilities and activities that are available across the
community and to better tie their identity to adjacent
neighborhoods.
a)Conduct neighborhood design charrettes to gather resident
input to determine unique features, types of amenities, and overall
theme. Ideas may include parks for special events, arts and culture,
heritage, eco-tourism, sustainability, etc.
3)Prepare revitalization plans for each of the existing, well
established parks. Plans should include equipment replacement and
Each amenity in the park (e.g.,
repair, building/structure rehabilitation, new features/activities,
playscapes, parking lots, bathrooms,
and other refurbishments.
pavilions, etc.) should be connected
4)Evaluate opportunities to add new types of amenities that
by a handicap accessible walking
appeal to intergenerational and non-traditional users in existing
path/trail that is designed to
and future parks, including community gardens, dog parks, climbing
accommodate persons with
disabilities, the elderly, parents with
walls, bike trails, Frisbee golf, spraygrounds, running/walking trails,
strollers, etc.
checkerboard tables, art walks, sandboxes, among others.
5)Continue to add shade structures to all existing and future
Source: Kendig Keast Collaborative.
2.26
Chapter 2
parks. Shading should consist of a combination of playscape shade
structures, individual picnic shelters, and larger pavilions (which provide
more shade and more opportunities for socialization, among other
things).
6)Improve on-site and off-site accessibility to each park by developing a
sidewalk improvement program to repair, replace, or install new
sidewalks, crosswalks, and curb cuts, in high pedestrian use
neighborhoods immediately surrounding the parks, schools, and other
community facilities.
7)Incorporate on-site handicap accessible walking trails that create a loop
around the edge of each park and connect the important amenities
within the park, so that users can utilize these trails for walking, running,
biking, roller blading, pushing strollers, among other things.
8)Continue to provide adequate funding in the annual capital and
operating budgets to enhance, improve, and maintain the existing public
parks, recreation, trails, and open space.
GOAL 109: Continue to add new park, recreation, and open space
residents and visitors.
Action and Initiatives
1)Consider establishing an excise tax applied to nonresidential uses on a
square foot basis, which will serve to generate additional revenue for the
2)1)Concurrent with population growth, acquire an additional 12.16 acres of
neighborhood parkland and an additional 26.68 acres of community
parkland in the areas of deficiency by the year 2030. Additional acreage
could be used to:
a)Establishing a recreation fitness center on the west side of the City.
b)Constructing a natatorium built and financed through a joint City La
Porte and/or Clear Creek ISD partnership (or other interested
stakeholders).
c)Facilitating greater linear linkages between the existing trail system
and all parks, schools, neighborhoods, open spaces, and other
important community amenities.
3)2)Continue to provide adequate funding in the annual capital budget to
acquire and develop new park, recreation, trail, and open space areas
and improvements.
GOAL 1110: Continue to offer and expand recreational and/or
cultural programs that meet the interests and needs of persons of all
2.27
LAND USE & DEVELOPMENT
2.Řŝ Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
ages and abilities by providing programs independently and in
cooperation with partners.
Action and Initiatives
1)Provide opportunities for individuals and groups (including low-income,
minority, disabled, elderly, and the youth at risk populations) to
participate in cultural, recreational, and educational activities that foster
better health and wellness and strengthen both body and mind.
2)Formalize through reciprocal agreements the coordination of
programming and joint use of facilities by and between the City and the
La Porte Independent School District (LPISD), homeowner associations,
among others.
3)Continue to offer and/or enhance the Fun Times Parks and Recreation
Magazine.
4)Consider providing on-line registration for any camps, lessons,
workshops, or classes available through the City or its program partners.
5)Join with the program partners to make application for outside funding
recreational
programming. Seek special funding for underprivileged residents
(particularly children) who may not have access to pools for programs
that would address need for swimming lessons in the bay.
6)Continue to expand sponsorships and investigate opportunities to
affiliate with other agencies (i.e., public/public or public/private
partnerships), special interest groups, service clubs, and the private
sector in organizing and operating special events, programs, and leagues.
7)Continue to work with youth sport associations to further develop
facilities for recreational activities including baseball, softball, basketball,
soccer, football, rugby, swimming, among others.
8)Continue to work with public and private sector groups (i.e., civic
associations, etc.) to promote the annual community activities such as
sports tournaments, festivals, outdoor concerts, fairs, and other special
events.
9)
community organizations to discuss opportunities for the improved
coordination and provision of services.
The essence of comprehensive planning is a recognition that La Porte does
not have to wait to react to development proposals. Rather, it can determine
where development and redevelopment will occur and what character type
of land use the the new built environment will reflect. Through active
community support, this plan will ensure that development meets certain
2.28
Chapter 2
standards and, thus, contributes to achieving the desired community
charactervision. As a guide for land development and public improvements,
Map 2.72.6, Future Land Use Plan, represents how and where the City will
focus new development and redevelopment over the next two decades
and beyond. The Future Land Use Plan is an integral part of this
Comprehensive Plan and represents the most desirable land use based upon
the goals and objectives stated in the Comprehensive Plan in consideration
of existing uses and development and physical characteristics of the
community. The land use designations form the basis for zoning, and
thereby, the location of housing, commercial, and industrial areas. The
Future Land Use Plan and Thoroughfare Plan (in Chapter 4, Mobility) are the
two most important planning tools available to the City.
In the determination of whether a specific zoning classification conforms to
the land use designation on the map, flexibility should be used to interpret
land use designations boundaries which are applied on a broad scale. Street
rights-a-way, lot lines, topography, and other features should be utilized in
the location of appropriate zoning district boundary lines. Generally, zoning
district boundaries should follow rear lot lines or alleys to preserve the
cohesiveness of the streetscape and compatibility of adjacent uses.
Zoning, when applied, breaks these areas into more specific classifications
with legally binding land use regulations that according to state law must be
5
land use designations found in the Future Land Use Plan.
During the comprehensive planning process, an existing land use study was
undertaken to determine if there were any major nonconformities existing in
the City(or may not) need
to be reflected in the updated Future Land Use Plan. This abbreviated study
was conducted in April 2012 and focused primarily on commercial and
industrial zoning nonconformities.
The Future Land Use Plan for the City of La Porte is a general physical plan
for future development based on land use. It shows the generalized pattern
of planned future land use, taking into account the City
objectives identified throughout the Comprehensive Plan. The purpose of
the land use plan is to minimize conflicts between adjacent uses, maximize
efficiency of the transportation network, achieve fiscally sound decisions
pertaining to private development and public infrastructure investments,
and generally to aspire to create a livable environment for the citizens of the
community.
5
Texas Local Government Code, Sec. 211.004, Conformance with the
Comprehensive Plan.
2.29
LAND USE & DEVELOPMENT
2.Řş Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
The future land use classifications used on the plan to depict the type and
density of development are as follows:
Large Lot Residential The Large Lot Residential classification was added
during the 2012 plan update and is intended to further protect the
existing large lot residential areas in Lomax. This classification has a
minimum of one-acre lot size and allows permitted uses that are in
conformance with the Large Lot District (LL).
Low-Density Residential The Low-Density Residential classification
includes single family residential uses with minimum lot area ranging
from 4,500 to 43,560 square feet. Other permitted uses are those in
conformance with the Low Density Residential District (R-1).
Moderate- to High-Density Residential The Moderate- to High-Density
Residential classification includes single-family attached or detached
dwellings, multiple family dwellings, patio homes, garden apartments,
condominiums, and townhouses. The minimum lot area for these uses
ranges from 2,000 to 20,000 square feet with maximum lot coverage
ranging from 50 to 60 percent. Moderate and High Density Residential
uses generally include those specified in the Mid-Density Residential
District (R-2) and High-Density Residential District (R-3).
Mixed Use The Mixed Use classification was added during the 2012
plan update and is intended to provide development options in certain
areas near Sylvan Beach. New or improved zoning and/or development
provisions should be considered to ensure future development fulfills the
intent of these particular areas.
Neighborhood Commercial The Neighborhood Commercial
classification was added during the 2012 plan update and is intended for
uses that are in conformance with the Neighborhood Commercial (NC)
District.
Commercial The Commercial classification includes uses that are in
conformance with the uses permitted in the Neighborhood Commercial
District (NC), and General Commercial (GC) District.
Main Street The Main Street classification was added during the 2012
plan update and is intended for those uses allowed in the Main Street
(MS) and Main Street Overlay (MSO) Districts. New or improved
provisions should be considered, particularly for the Main Street District
(MS), to ensure future development reflects an urban character (e.g.,
build to lines, on-street parking, among other considerations.
Commercial Industrial The Commercial Industrial classification
provides for the establishment of industrial development that is
compatible with surrounding or abutting residential districts. Uses are
limited to administrative, wholesaling, manufacturing, and related
compatible uses as defined by the Business Industrial Park (BI) District.
2.30
Chapter 2
Industrial The Industrial classification provides for the establishment of
light and heavy industrial development. Uses are in conformance with
the Light Industrial District (LI) and Heavy Industrial District (HI).
Parks and Open Space - The Parks and Open Space classification was
added during the 2012 plan update and is intended for existing public
parks and recreation areas, open spaces, natural habitat areas, and areas
within the floodplain.
Public and Institutional The Public and Institutional classification
includes such uses as schools, library, utilities, and government buildings.
The land use plan is intended to generally guide future land use decisions,
which are typically made simultaneous to other decisions regarding the
provision of adequate public facilities and services and infrastructure
improvements. Consideration should be given to the following issues prior
to making land use decisions:
Character of the surrounding and adjacent neighborhoods;
Existing use of nearby properties, and the extent to which a land use
classification would be in harmony with such existing uses or the
anticipated use of the properties;
Suitability of the property for the uses to which would be permissible,
considering density, access and circulation, adequacy of public facilities
and services, and other considerations;
Extent to which the designated use of the property would harm the
value of adjacent land uses;
Extent to which the proposed use designation would adversely affect the
capacity or safety of that portion of the road network influenced by the
use;
Extent to which the proposed use designation would permit excessive
air, water or noise pollution, or other environmental harm on adjacent
land use designations; and,
The gain, if any, to the public health, safety, and welfare due to the
existence of the land use designation.
Individual land development proposals should be considered for approval at
the scale of neighborhood, sub-area, and development project planning,
which are to be considered in subsequent zoning and rezoning actions by the
City. These decisions should be based upon consideration of the established
policies and conformance with the Future Land Use Plan.
The Future Land Use Plan is not a zoning map, nor should it be used as such.
The detailed pattern and location of land uses on a parcel-specific basis
cannot be accurately predicted for 20 years into the future. Small area land
use decisions should appropriately be made at the scale of neighborhood,
2.31
LAND USE & DEVELOPMENT
2.řŗ Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
sub-area, and development project
planning, which are to be considered in
Why should is Community Character be Important
subsequent zoning and rezoning actions by
toConsidered in La Porte?
the City. These decisions should be based
upon consideration of the Future Land Use
The community character approach offers many benefits
Plan and should be consistent with the
including:
generalized land uses shown in the plan.
the ability to determine and realize the intended
character of future development;
an increased assurance as to quality development
outcomes;
improved compatibility within and between districts;
Character-
attraction of highly-skilled workers and high-tech
One of the ways to improve community
businesses;
appearance -
potential premium to the value of housing;
approach to zoning and land development,
increased design flexibility to protect natural resources
which offers many benefits (see inset on
and valued open space;
next page) when compared to a
fewer zoning map amendments and thus, streamlined
conventional
approval;
existing ordinance. As such, this
increased certainty in the development process;
Comprehensive Plan update recommends
ability to better plan for infrastructure needs;
the City consider in the future to transition
mixed use projects on a by-right basis; and
to a character-based approach to planning.
buffering that is commensurate with the level of impact
The remainder of this chapter provides
on adjacent and abutting properties.
guidance for if and when that transition
might be undertaken.
Source: Kendig Keast Collaborative.
Community character goes beyond typical categorization of the functional
use of land such as residential, commercial, and industrial to account, as
well, for the physical traits o
A character-based approach focuses on the development intensity, which
encompasses the density and layout of residential development; the scale
and form of non-residential development; and the amount of building and
pavement coverage (i.e., impervious coverage) relative to the extent of open
space and natural vegetation or landscaping. This applies both on individual
development sites and across entire areas. It is this combination of basic land
use and the characteristics of such use that more accurately determines the
real compatibility and quality of development, as opposed to land use alone.
For instance, both Main Street and Fairmont Parkway have restaurants (i.e.,
the same use); however, when patronizing a restaurant along Main Street,
one encounters a more pedestrian-friendly environment with sidewalks,
gridded streets, buildings brought mostly to the street, and on-street
parking. In contrast, when patronizing a restaurant along Fairmont Parkway,
one encounters a more auto-oriented environment where there are no
sidewalks (or they are sporadic) and buildings are set back behind off-street
2.32
Chapter 2
parking (see inset on next page
Same Use; Different Character
for an example of the same
residential use exhibiting three
different characters).
Key Planning Considerations
1)Amending the zoning
ordinance to repurpose
and recalibrate its districts
and standards to reflect
their intended community
character outcomes.
GOAL 711: Implementing a
character-based approach
to planning by rRefocusing
the zoning ordinance to
emphasize the character
While the use is the same, the character of these individual developmetns is
and form of development in
much different by way of lot sizes, setback, street configurations, and the
appropriate zoning districts.
density and spacing of development. The character may again change
should the center property develop. The value of a character-based zoning
originally adopted in the 1980s
system is a preservation of character and hence property values. This
and is based on a conventional
segment along N. P Street features three adjacent areas developed for
(Euclidean) approach to zoning
single-family residential use, but each exhibiting a much different
one that focuses on land use
characterAuto-Urban on the left, Rural in the middle, and Suburban on
and minimum area standards.
the right. These character types are elaborated later in this chapter.
As part of the implementation
Source: Kendig Keast Collaborative.
of this comprehensive plan
update, it is advisable
recommended that the City consider at some time in the future to for the
zoning ordinance to be repurposed and recalibrated the zoning and
development ordinances to place emphasis on the character of development
(without placing as much emphasis on land use). While use should remain a
secondary consideration, the density/intensity and design of development is
of much greater importance if the City is to enhance its character.
Actions and Initiatives
1)Consider revising Revise the district purpose statements to define the
intended character of the district, rather than general use types. For
instance, the purpose of the R-
low-density, single-
may indicate the district is suburban in nature, characterized by a
balance between the landscape and buildings, which may be large lots or
smaller lots clustered around public open space. Open space and low
impervious surface ratios characterize the built environment.
2.33
LAND USE & DEVELOPMENT
2.řř Adopted July 20, 2009
REVISED DRAFT JUNE 14APRIL 9, 2012
2)Consider recalibrating Recalibrate the density and open space ratios of
each zoning district and revise the dimensional standards to reflect the
intended character. For instance, the setbacks and lot widths and
coverage should vary by character, with small setbacks and higher
coverage for neighborhoods of an urban character and larger setbacks
and lower coverage for suburban and rural neighborhoods.
3)Consider identifying Identify established neighborhoods with cohesive
character and community identity and create neighborhood
conservation districts to protect and promote the existing neighborhood
feel. In addition, allow for reasonable improvements in these existing
neighborhoods without cumbersome variance procedures. Include by-
right standards for making improvements to buildings to ensure that
they remain in character with the neighborhood and do not adversely
impact the use and enjoyment of neighboring properties.
4)Consider transitioning Transition the existing Planned Unit Development
(PUD) regulations to a Planned Development (PD) option available in
certain districts in order to mix different housing types. This by-right
option allows the density and open space standards to be clearly defined
to reflect the intended character. A housing palette should be utilized to
clearly specify the minimum lot areas and dimensions, setbacks, building
heights, and maximum building coverage for each dwelling unit type.
These new PD provisions would include explicit density
and open space standards together with provisions for
permitted and limited uses, housing diversity,
dimensional criteria, residential and nonresidential
development standards, open space and recreation
design, subdivision layout and design, street
configurations, and bufferyards and transitions thereby
allowing them as a by-right option rather than through a
discretionary approval process.
5)Consider reviewing and revising Review and
revise the lists of permitted and conditional uses in each
district. The current districts are cumulative meaning that
Flexible bufferyards ensure that the scale of
single family dwellings are permitted in both low and high
the bufferyard is commensurate with the
density districts. The permitted uses in the commercial
intensity and/or proximity (i.e., the character)
district are based on their use function rather than their
of adjacent uses. In addition, a flexible
scale or design character. By way of example, the
bufferyard approach would provide multiple
neighborhood commercial district allows drugstores,
options (i.e., landscaping only, landscaping
eating places, and grocery stores with limitations of scale
and berm, or landscaping and fence
or other design parameters to ensure a character that is
structure) to achieve the same level of
compatible with the adjacent neighborhood.
compliance, while providing the developer
6)Consider adopting Adopt a housing palette that
with flexiblity to implement the one that is
includes dimensional standards for each of several
most appropriate for their site and project.
housing types. The purpose of the palette is to ensure the
character (size, spacing, scale) of each housing type in a
Source: Kendig Keast Collaborative.
neighborhood or mixed housing development, such as a
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mixed use center or traditional neighborhood development (THD).
7)For the purposes of procedural streamlining and to better focus the
appropriate locations of uses, consider restricting the types and numbers
of allowable conditional uses. For those uses with performance
standards, make them a limited use whereby they are administratively
permitted subject to written standards.
8)Consider amending Amend the ordinance to include bufferyard
provisions for ensuring improved compatibility between adjacent areas
The Rationale of Character-Based Land Use Districts
A character--based system in that each of the above
developments may be permitted in the same land use (or zoning) district. A use-based land use and zoning
system would require each of these to be in separate districts even though their relative densities and thus,
impacts (e.g. traffic, utility demands, etc.) are the same. In this way, while the form of development or type of
house may be different the character remains the same. This is so as a character-based system uses density and
open space measures to control and ensure the intended character. The density and open space controls
may hold the density constant (density neutral) or may allow a bonus as means to provide incentive to preserve
open space and resources or to achieve other community objectives.
Source: Kendig Keast Collaborative.
of different character. The bufferyards must vary according to the
intensity of abutting development, with a range of options (including
combinations of buffer width, plant density, earthen berms, and fencing)
to meet a specified standard of opacity. This would provide adequate
buggering of adjacent uses as well as street corridors. The existing
provisions only specify a 25 foot buffer between multi-family and single
family residential developments without any specification as to the type
of density of landscaping.
9)Consider establishing Establish a minimum open space ratio (OSR) within
residential development and landscape surface ration (LSR) within
nonresidential development. The ratios will vary according to the
character of the district. These areas will provide visual buffering and
shade, accommodate recreational amenities, and provide needed space
for stormwater detention.
Below details potential future character districts that could be implemented
if the City transitions to a character-based approach to planning.
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Rural
Rural. This designation is for areas with large acreages (scattered
homesteads and pasture land) and very large lot developments. It may also
include clustered residential development that is offset by a high
percentage of open space on the overall tract. Rural character is usually
found in areas on the fringe of the City where infrastructure (i.e., curb and
gutter, sewer, etc.) may be less intensive than other areas of the City. Rural
character typically exhibits:
Wide open landscapes, with no sense of enclosure, and the views to the
horizon are unbroken by buildings.
Structures are in the background or invisible entirely as they blend into
the landscape.
Very high open space ratios and very low building coverage.
Greater building separation providing privacy and detachment from
neighboring dwellings.
Much greater reliance on natural drainage systems.
A more pleasant environment for walking and biking, especially for off-
street trail systems.
Suburban Residential
Suburban Residential. This designation is for areas that include detached
residential dwellings; planned developments (to provide other housing
types, e.g., attached residential, with increased open space), etc. Suburban
Residential character typically exhibits:
A high degree of open space maintained on the site.
Larger lot sizes to allow for larger front yards and building setbacks.
Greater side separation between homes.
Less noticeable accommodation of the automobile (especially where
driveways are on the side of homes rather than occupying a portion of
the front yard space, and where garages are situated to the side or rear
of the main dwelling).
In some case, Suburban Residential can accommodate smaller lot sizes in
exchange for greater open space, with the additional open space
devoted to maintaining the Suburban character and buffering adjacent
properties.
Auto Urban Residential. This designation also includes detached residential
dwellings; attached housing types (subject to compatibility and open space
standards, e.g., duplexes, townhomes, patio homes); planned developments
(with a potential mix of housing types and varying densities, subject to
compatibility and open space standards), etc. Auto Urban Character typically
exhibits:
Less openness and separation between dwellings compared to Suburban
areas.
Auto-oriented character (e.g., driveways and front-loading garages
dominate the front yard and facades of homes).
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Uniform front setbacks where
Traditional Residential
Auto Urban Residential
minimal variation in individual house
design can create a monotonous
street environment.
Lack of variation (sometimes) or
excessive monotony which can be
architectural standards, landscaping,
and limitations on subdivision
layouts that are overly
characterized by straight streets and
uniform lot sizes and arrangement.
Traditional Residential. This designation
covers many of the core single-family
residential neighborhoods within East La
Porte. The prevailing lot size allows for
less openness and separation between
homes than in Suburban and Rural residential areas. Traditional Residential
character areas typically exhibit:
Mature tree canopies; which help to differentiate these areas from Auto-
Urban Residential areas.
Highly gridded streets, oftentimes with alleys.
Incremental increases in housing density and lot coverage; enough to
differentiate from corresponding Suburban Residential areas.
Suburban Village. This designation includes mixed use (on single sites and
Suburban Village
within individual structures), attached residential dwellings (possibly
live/work units), commercial retail, office, etc. Rather than linear strips,
these village centers will have much smaller building footprints and
typically cater towards neighborhood conveniences such as drug stores,
professional services, and retail users. Given the expected increases in
population constrained by the limited areas remaining for development, it
is recommended that La Porte consider facilitating the development of
some of the remaining areas as more self-contained, mixed use villages.
Suburban Village character areas typically exhibit:
High degree of landscape surface than found in Auto-Urban character
areas.
Pedestrian-oriented setting and more walkable environments.
Higher site coverage, where a minimum two-story structures are
encouraged.
Reliance on on-street parking, centralized public parking, and where
Photos not from La Porte
feasible, structured parking.
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Auto Urban Commercial. Development types include a wide range of
Auto Urban Commercial
commercial retail and service uses (at varying scales and intensities
depending on the site); office (both large and/or multi-story buildings and
small-scale office uses depending on the site); and public/institutional
areas. Auto-Urban character areas typically exhibit:
A largely horizontal development pattern.
A very open environment (but to accommodate extensive surface
parking versus the more prominent green spaces found in Suburban
areas)
Significant area devoted to vehicular access drives, circulation routes,
surface parking, and loading/delivery areas (making pavement the most
prominent visual feature versus green or open areas). Auto-oriented
character may be enhanced with better building and site design.
Urban Downtown. This character area is different from an Auto-Urban
commercial area in that the buildings are brought to the street and there
is no or very limited on-site parking. Buildings within this district occupy a
large percentage of the site, and front and side yard setbacks must be
built to the property line in order to maintain the characteristics of a
Urban Downtown
traditional downtown. Downtown character areas typically exhibit:
Most intensive development character in City.
Streets framed by buildings with zero/minimal front setbacks.
Greatest site coverage.
Minimum two-story structures encouraged.
Reliance on on-street parking, centralized public parking, and where
feasible, structured parking.
Public/institutional uses designed of an Urban character.
Business Park. This designation is typically Suburban in character and
primarily is for office, medical, and technology/research uses, but can also
include light industrial (including warehousing/distribution) when well
screened and in buildings with enhanced architectural design. Business
Parks are a good way to attract new companies to the area and could be
an attractive alternative the existing facilities available today. Business
Park character areas are typically grouped in campus style settings and
typically exhibit:
Business Park
Reduced site coverage and larger areas of common open space.
A minimum open space ratio of 20%-30%, which still allows for a sizable
cumulative building footprint since most such developments involve
large sites.
Extensive landscaping of business park perimeter, and special
streetscaping and design treatments at entries, key intersections, and
internal focal points.
Development outcomes that exceed City ordinances and development
Photo not from La Porte
standards (because they are often controlled by private covenants and
restrictions)
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Site operations that are conducted indoors with no outdoor storage or
display.
Auto-Urban Industrial.
Auto-Urban Industrial
industrial City, and as such, there are many industrial areas located in and
around the City which exhibit an Auto-Urban character. Although, these
areas can be enhanced through landscaping and buffering standards, master-
industrial buildings are a mix of older and new brick and metal buildings
scattered throughout the City. Auto-Urban Industrial character areas
typically exhibit:
Predominantly characterized by large parking and storage areas and
minimal greenspace; although some industrial park developments may
feature more open space and landscaping, regulated signage, screening,
etc.
Outdoor activity and storage, which should be screened where visible
from public ways and buffered from residential areas. It could also
include certain publicly owned uses (e.g., public works facilities, fleet
maintenance, treatment plants, etc.)
Parks and Open Space. This designation is for the park, recreation, and
open space areas and the trail system. Parks are formally developed
Parks and Open Space
recreation areas comprised of public parks, trails, and other improved
recreational (active and passive) or cultural amenities. Open spaces are less
developed natural areas typically characterized by sensitive or unique
environmental features that may or may not be developed. Typically, public
parkland will remain in the public realm in perpetuity with future parkland
acquired to fill the gaps and support new development. Park design,
intensity of development, and planned uses/activities should match the area
character (e.g., Five Points Town Plaza should look different than Pete
Gilliam Park). Parks and Open Space character areas typically exhibit:
Manicured lawns, parking lots and sidewalks, playgrounds, sports courts
and sports fields, etc.
Unimproved natural areas or improved to provide limited amenities, e.g.,
parking, trails, bird blinds, etc.
Public/Institutional. This designation includes the City-owned buildings and
facilities (including City Hall and the police and fire stations), as well as other
publicly or privately-owned schools and hospitals, churches and accessory
buildings, public parking lots and structures, and other non-governmental
civic functions (e.g., Chamber of Commerce). Since these facilities occur
throughout the City, they should be designed to be compatible with the
character of the surrounding area. Irrespective of which character area these
facilities are placed, they should still exhibit:
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High quality, highly durable materials.
Public / Institutional
Sufficient landscaping and full screening of outdoor storage.
Special streetscaping and design treatments may be warranted in certain
areas.
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