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HomeMy WebLinkAbout01-16-14 Regular Meeting of the Planning and Zoning Commission CityofLaPortePlanningandZoningCommissionAgenda RegularMeeting NoticeisherebygivenofaoftheLaPortePlanningandZoning January16,20146:00p.m. Commissiontobeheld,atintheCouncilChambersofCityHall, 604WestFairmontParkway,LaPorte,Texas,accordingtotheitemsofbusinesslisted below: Calltoorder. 1. Rollcallofmembers. 2. ConsiderapprovalofOctober17,2013,meetingminutes. 3. ConsiderapprovalofNovember21,2013,meetingminutes. 4. OpenpublichearingtoreceiveinputonSpecialConditionalUsePermitRequest#13- 5. 9100003,fora6.00acretractoutof24.32acresdescribedas“ReserveJ”Block3,Port Crossing,WilliamP.HarrisSurvey,Abstract30,&JohnsonHunterSurvey,Abstract35, LaPorte,HarrisCounty,Texas.PTCAATexasLP,dbaPilotTravelCenters,onbehalf ofPortCrossingLandLP,propertyowner,seekstodevelopatrucktravelfacilitywith appurtenantrestaurantfacilitieswithinaPlannedUnitDevelopmentzoneatthe northwestcornerofSH146andWhartonWeems. A.StaffPresentation B.ApplicantPresentation C.PublicComments(for,against,orquestions) D.QuestionandAnswer Closepublichearing. 6. ConsiderrecommendationtoCityCouncilonSpecialConditionalUsePermitRequest 7. #13-91000003. DiscusssubcommitteereviewofZoningOrdinance(Chapter106oftheCodeof 8. Ordinances). Discussassignmentofdefinitionforfilldirtmaterial. 9. AdministrativeReports 10. CommissionCommentsonmattersappearingonagendaorinquiryofstaffregarding 11. specificfactualinformationorexistingpolicy Adjourn 12. AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting; however,noactionwillbetakenbyCouncil. IncompliancewiththeAmericanswithDisabilitiesAct,theCityofLaPortewillprovideforreasonable accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshould bereceived24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at 281.470.5019. CERTIFICATION IcertifythatacopyoftheJanuary16,2014,agendaofitemstobeconsideredbythePlanningand ZoningCommissionwaspostedontheCityHallbulletinboardonthe____dayof__________,2014. ____________________________________________Title:______________________________ Minutes PlanningandZoningCommission MinutesofOctober17,2013 CommissionersPresent:RichardWarren,PhillipHoot,DorettaFinch,MarkFollis,andHalLawler CommissionersAbsent:LesBird,DannyEarp,HelenLaCour,andLouAnnMartin CityStaffPresent:PlanningDirectorTimTietjens,CityPlannerMasoodMalik,Assistant CityAttorneyClarkAskins,andOfficeCoordinatorPeggyLee Calltoorder. 1. MeetingcalledtoorderbyChairmanHalLawlerat6:02p.m. RollCallofMembers. 2. CommissionersWarren,Hoot,Finch,Follis,andLawlerwerepresentforrollcall. ConsiderapprovalofSeptember19,2013,meetingminutes. 3. MotionbyCommissionerHoottoapprovetheSeptember19,2013,meetingminutes.Second byCommissionerWarren.Motioncarried. Ayes:CommissionersWarren,Hoot,Finch,Follis,andLawler Nays:None ConsiderapprovalofaMajorDevelopmentSitePlanforproposed“MariposaatPecanPark” 4. seniorapartmenthomestobelocatedat3535CanadaRoad. CityPlannerMasoodMalikpresentedthestaffreport.Theapplicanthassubmittedamajor developmentsiteplanfora12.989acredevelopmentlocatedalongCanadaRoad,knownas MariposaatPecanPark,aproposedapartmentcomplexdesignedexclusivelyforactiveadults 55yearsandolder. Staffrecommendedapprovalofthemajordevelopmentsiteplanwiththeconditionslistedin staff’sreport. CaseyBump,representativeforMariposaatPecanPark,respondedtoquestionsfromthe Commission. MotionbyCommissionerHoottoapprovetheMajorDevelopmentSitePlanforproposed “MariposaatPecanPark”seniorapartmenthomestobelocatedat3535CanadaRoad,withthe followingconditions: 1.FurnishtheCityacopyofapprovedExpressReviewSheetbyHarrisCounty. 2.ProvidetheCityacopyofdrivewaypermitsbyHarrisCountypriortotheissuanceofany buildingpermit. 3.ProvidetheCityacopyofaletterfromthepipelinecompanyauthorizingpavement crossings. 4.Addanotethatallutilityeasementsandfacilitieswithintheboundariesofmajor developmentsiteplanare“private.” 5.AsubdivisionplatneedstobesubmittedandapprovedbytheCitypriortoaCertificate ofOccupancy. PlanningandZoningCommission MinutesofOctober17,2013 Page2of3 SecondbyCommissionerWarren.Motioncarried. Ayes:CommissionersWarren,Hoot,Finch,Follis,andLawler Nays:None ReviewproposedamendmenttotheFutureLandUsePlanoftheLaPorteComprehensive 5. Plan,andconsiderrecommendationtoLaPorteCityCouncil. CityPlannerMasoodMalikpresentedthestaffreport.OnSeptember19,2013,theCommission tookactiontoforwardarecommendationtoCityCouncilforapprovalofarezonerequestby KenSchickfor17.4705acresneartheintersectionofSensRoadandSpencerHighway.During discussionsitwasnotedthattheunderlyinglanduseswereinconsistentwiththeproposeduse, therefore,theCommissionrequestedstaffdraftanamendmenttotheLandUsePlanconsistent withtheproposeduse. MotionbyCommissionerWarrentorecommendtoCityCouncil,achangetothefutureLand UsePlanoftheComprehensivePlan,fromcommercialtolowdensityresidential,forproperty neartheintersectionofSendsRoadandSpencerHighway.SecondbyCommissionerHoot. Ayes:CommissionersWarren,Hoot,Finch,Follis,andLawler Nays:None DiscussZoningOrdinance(Chapter106)Review–Conversionofcommercial/industrialuse 6. tablesfromSICtoNAICS. ZoningOrdinancereviewsubcommitteemembersprovidedastatusupdateonconversionof thecommercial/industrialusetablesfromSICtoNAICS,whichalsoincludeschangestothe footnotes.Throughoutthereviewprocess,thesubcommitteeintendstopresentsectionsofthe ZoningOrdinancewiththeirrecommendedchangestotheCommission. AdministrativeReports 7. Therewerenoadministrativereports. CommissionCommentsonmattersappearingonagendaorinquiryofstaffregardingspecific 8. factualinformationorexistingpolicy. CommissionerWarrenwilltrytoattendfuturesubcommitteemeetings. CommissionerHootinquiredaboutclericalassistancewiththeZoningOrdinanceamendmentsand wasassuredthatstaffwouldhandlefinalpreparationofthechanges. ChairmanLawlerthankedsubcommitteemembersfortheirhardwork. Adjourn 9. MotionbyCommissionerWarrentoadjourn.SecondbyCommissionerHoot.Motioncarried. PlanningandZoningCommission MinutesofOctober17,2013 Page3of3 Ayes:CommissionersWarren,Hoot,Finch,Follis,andLawler Nays:None ChairmanLawleradjournedthemeetingat7:05p.m. Respectfullysubmitted, PeggyLee Secretary,PlanningandZoningCommission PassedandApprovedon________________________,2014. HalLawler Chairman,PlanningandZoningCommission PlanningandZoningCommission MinutesofNovember21,2013 CommissionersPresent:DorettaFinch,RichardWarren,HelenLaCour,PhillipHoot,LouAnn Martin,MarkFollis,LesBird,andDannyEarp CommissionersAbsent:HalLawler CityStaffPresent:CityPlannerMasoodMalikandAssistantCityAttorneyClarkAskins Calltoorder 1. MeetingcalledtoorderbyVice-ChairmanDannyEarpat6:02p.m. Rollcallofmembers 2. CommissionersFinch,Warren,LaCour,Hoot,Martin,Follis,Bird,andEarpwerepresentforroll call. DiscussZoningOrdinance(LaPorteCodeofOrdinancesChapter106)Review–Conversionof 3. commercial/industrialusetablefromSICtoNAICSandrelatedchanges. CityPlannerMasoodMalikrequestedtheCommissionprovidestaffwithdirectiononmoving forwardwiththepublichearingsfortheZoningOrdinanceamendments. SubcommitteechairmanMarkFollisandsubcommitteememberPhillipHootprovidedan overviewofthechangesbeingproposedtotheZoningOrdinance.Thesubcommitteewillbring theirrecommendationsbacktotheCommissionforreviewpriortoschedulingapublichearing. Mr.MalikagreedtovisitwiththeCity’sMarketing/PRSpecialisttodiscussutilizingFacebookto informthepublicofthehearings. AdministrativeReports 4. Mr.MalikreportedPilotTravelCenterisproposingadevelopmentnorthwestofWharton WheemsandSH146onatractzonedPlannedUnitDevelopment. CommissionCommentsonmattersappearingonagendaorinquiryofstaffregardingspecific 5. factualinformationorexistingpolicy CommissionersthankedthesubcommitteefortheirhardworkontheZoningOrdinanceand wishedeveryoneahappyThanksgiving.CommissionerFollisconfirmedthesubcommitteewould meetNovember22,2013,from2:00-4:00p.m. PlanningandZoningCommission MinutesofNovember21,2013 Page2of2 Adjourn 6. CommissionerBirdmovedtoadjourn.Vice-ChairmanEarpadjournedthemeetingat7:05p.m. Respectfullysubmitted, PeggyLee Secretary,PlanningandZoningCommission PassedandApprovedon________________________,2014. HalLawler Chairman,PlanningandZoningCommission SpecialConditionalUsePermit Request#13-91000003 1.StaffReport 2.Ordinance 3.AreaMap 4.ZoningMap 5.PreliminarySitePlan StaffReport,2014 January16 SpecialConditionalUsePermit #13-91000003 PilotTruckTravelCenter Requestedby :PTCAATexasLP,dbaPilotTravelCentersonbehalfofPort CrossingLandLP,PropertyOwner Requestedfor :Constructionofatrucktravelcenterfacilitywithappurtenant restaurantfacilitiesona6.00acretractoutof24.32acresdescribed as“ReserveJ”Block3,PortCrossingWilliamP.HarrisSurvey, Abstract30,&JohnsonHunterSurvey,Abstract35,LaPorte,Harris County,Texas. Location :NorthwestcornerofS.H.146andWhartonWeems. PresentZoning: PlannedUnitDevelopment(PUD) RequestedUse: TruckTravelCenter Background :ThesubjectpropertyispartoftheGeneralPlanfortheformerTexas Import/ExportPark(TIEP);342.262±acresoflandoutoftheGeorge B.McKinstryLeague,A-47,WilliamP.HarrisSurvey,A-30,and JohnsonHunterSurvey,A-35,CityofLaPorte,HarrisCounty, Texas.ItwaslaterrenamedPortCrossingBusinessPark,consisting th ofapproximately286acresoflandalongSouth16Streetwestof StateHighway146South. Theproposedprojectconsistsofatrucktravelcenterof approximately11,000squarefeetcontainingtwointernalrestaurant facilitiesandshowersfortruckpatrons.Itincludesfivegaspump islandsforautomobilessouthoftheproposedbuildingandninegas pumpislandsfortrucksnorthoftheproposedbuilding.Thesiteplan shows51stripedtruckparkingspacesand78stripedstandard automobilespaces.Itdoesnotappearthattheexistinggateway landscapingatthecornerofSH146andWhartonWeemshasbeen accommodatedinthissiteplandesign. ThesubjectpropertyiszonedPlannedUnitDevelopment(PUD). DevelopmentinaPUDzoningdistrictrequiresasiteplanora generalplantobefiledandprocessedsimultaneouslyalongwith anapplicationforaSpecialConditionalUsePermit. SCU#13-91000003 PilotTravelCenter Page2of4 Analysis :Section106-659oftheCodeofOrdinancesestablishesthefollowing criteriaforreviewofthedevelopmentprojectswithinaPUDzone. LandUse –TheCity’sFutureLandUsePlan2012showsthisarea developingwithamixofbusinessindustrialusesandresidentialuses withStateHighway146dividingsuchdevelopment.Thetractin questionisattheeasternedgeofthePortCrossingBusinessParkand isinanareaundevelopedatthistime.Therearebusinessindustrial andwarehousingusesinthewesternportionofPortCrossing. th Furtherwestof16Streetthepropertyusesbecomeslightandheavy industrialsincetheyhavedirectaccesstorail.Thepropertyeastof thistractissinglefamilyresidentialconsistentwiththe2012Future LandUsePlan.Severalhomesareunderconstructionatthistime. SincethesubjecttractishighlyvisibleandeasilyaccessiblefromSH 146withitshightrafficcount,italsohaspotentialtodevelopwith retailusesthatthriveinsuchcircumstances,especiallyingreenfield locationsatkeyintersections. Theproposeduseforthisfacilityisatruckstopwhichisapprovable inBusinessIndustrialzones,howeverLaPorteordinancesdisallow suchuseoutsideofpropertiesfrontingStateHighways225and146 orBarboursCutBlvd.corridors. Transportation –TheprojectislocatedalongStateHighway146at thenorthwestcorneroftheWhartonWeemsintersection.SH146isa primaryarterialandtruckroutewhileWhartonWeemsisalocal th arterialthatterminatesat16StreetgoingwestandBroadwaygoing east. Sincethereisagreatpotentialfortrucktraffictoimpactthe intersection,atrafficstudyandappropriatemitigationwouldbe necessary.ThereshouldbeaminimalimpactonsouthboundSH146 trucktrafficflowwhichisabletoexittothefrontageroadsystem abuttingthebusinesspark,butimpactsfromnorthboundtrucktraffic havethepotentialtoconflictwiththeresidentialtrafficusingthe intersection.WhartonWeemsistheonlygradeseparatedintersection southofFairmontwithinLaPorte,andistheprimarymeansof accessingSH146fromLaPorte’ssouthernneighborhoods. Thesiteplanfortheproposeddevelopmentshowstwodriveways alongtheSH146frontageroadandtwodrivewaysalongWharton Weems.Thosedrivewaysnearesttotheintersectionareone-way facilities. 2 SCU#13-91000003 PilotTravelCenter Page3of4 Topography –Thisareaisrelativelyflatandstableandisnotan obstacletothistypeofdevelopment. UtilitiesandDrainage –Publicutilityfacilitiesandservicesare sufficienttohandletheproposeddevelopment.Potablewateris availableviaa12”linewithinthesouthrightofwayofWharton Weems.Sanitarysewerisavailableviaa12”linetothewestofthe subjectproperty.Drainageisavailableviaaditchimmediatelywest ofthesubjectpropertywhichaccommodatesthedetentionneedsfor theentirePortCrossingBusinessPark.Thisstormwater/detention facilityhasbeendesignedinaccordancewiththeCityandHCFCD specifications. SocialImpacts –Trucktravelcentersprovideaservicetotransient transportation-induceduserswhomaynotreadilyknowwheretogo forsuchservicesotherwise.Theextendedservicehoursthatare inherentwithatravelcentercanalsohaveatendencytoinvite activitythatmaynotbeappropriateinamixed-useneighborhood.If suchinappropriateactivityweretooccur,itwouldhavenegative effectsonbothlandvaluesaswellasthepotentialforadditional high-qualitydevelopment. Conclusion/ Recommendation Whilestafffeelstheproposedtravelcenterwouldprovideavaluableservicetothose userstravelingthroughLaPorte,staffrecognizestheimpactsofsuchafacilitydesigned toserviceatransientpopulationduringbothdayandnightimehoursandfeelsthe propertywouldnotperformtoitshighestandbestusepotentialinthelongterm,given theneedfornewretailinLaPorte.Basedontheaboveanalysis,staffdoesnotrecommend approvaloftheSpecialConditionalUsePermit,butoffersthefollowingconditionsbe assignedtothedevelopmentshouldtheCommissiondecidetoapprovetheproject: 1.ThisSpecialConditionalUsePermitisapplicableforthesubject propertyandsubsequentplanreceivedDecember16,2013,butnot yetapproved,acopyofwhichshallbemaintainedinthefilesof theCity’sPlanningDepartmentuponapproval.Project developmentshallbeconsistentwithsuchapprovedplan,exceptas otherwisespecifiedintheseconditionsofapproval. 2.Asiteplanand/orseparateplansshallbesubmittedinconjunction withthebuildingpermitapplication.Existinglandscapingatthe intersectionofWhartonWeemsandSH146plantedasa“gateway” tothePortCrossingBusinessParkshallbemaintainedand incorporatedintothelandscapeplanandirrigationsystemrequired 3 SCU#13-91000003 PilotTravelCenter Page4of4 otherwiseforthedevelopmentwhichshallalsobemaintainedin compliancewiththeCity’sCodeofOrdinances. 3.Atrafficstudyshallberequiredensuringthatnoadverseimpact willbepresentattheSH146-WhartonWeemsintersectionaswell astheSH146frontageroadeastoftheproposedfacility. 4.Vehiclesmayparkwithindesignatedparkingspacesonly,except whenfueling. 5.TxDOTandHarrisCountydrivewaypermitsshallbepresented priortopermitissuanceforalldrivewaysrequested. 6.Thepavementshallremainingood,operable,dustfreecondition overtime,andthatrepairsshallbemadeasnecessaryuponwritten notificationbythecity. 7.Notruckstransporting“HazardousCargo”areallowedon-siteat anytime. 8.“Noloitering”signsshallbeconspicuouslypostedoutsidethe facility. 9.TheplanshallcomplywithallotherprovisionsofChapter106, “Zoning”oftheCity’sCodeofOrdinancesandallother departmentreviewsandapplicablelawsandordinancesoftheCity ofLaPorteandtheStateofTexas. 10.Minoramendmentstotheplansshallbesubjecttoapprovalbythe DirectorofPlanning.Asignificantchangeintheapprovedconcept shallbesubjecttothePlanningandZoningCommission’sreview. InaccordancewithSection106-217,aSCUPshallonlybeissuedifthefollowing conditionshavebeenfound: Thatthespecificusewillbecompatiblewithandnotinjuriousto theuseandenjoymentofotherproperty,norsignificantly diminishorimpairpropertyvalueswithintheimmediatevicinity, Thattheconditionsplacedonsuchuseasspecifiedineach districthavebeenmetbytheapplicant, Thattheapplicanthasagreedtomeetanyadditionalconditions imposed,basedonspecificsiteconstraints,andnecessaryto protectthepublicinterestandwelfareofthecommunity. 4 ORDINANCENO._____________ ANORDINANCEAMENDINGTHECODEOFORDINANCESOFTHECITYOFLA PORTE,CHAPTER106,MORECOMMONLYREFERREDTOASTHEZONING ORDINANCEOFTHECITYOFLAPORTE,BYGRANTINGSPECIAL CONDITIONALUSEPERMITNO.13-91000003FORTHATCERTAINPARCELOF LANDHEREINDESCRIBED,FORTHEPURPOSEOFDEVELOPINGATRUCK TRAVELCENTERATTHENORTHWESTCORNEROFSTATEHIGHWAY146 SOUTHANDWHARTONWEEMSBLVD.,INAPLANNEDUNITDEVELOPMENT (PUD)ZONE;MAKINGCERTAINFINDINGSOFFACTRELATEDTOTHE SUBJECT;CONTAININGASEVERABILITYCLAUSE;FINDINGCOMPLIANCE WITHTHEOPENMEETINGSLAW;ANDPROVIDINGANEFFECTIVEDATE HEREOF; BEITORDAINEDBYTHECITYCOUNCILOFTHECITYOFLAPORTE,TEXAS: Section1 :Chapter106“Zoning”oftheCodeofOrdinancesisherebyamendedbygranting SpecialConditionalUsePermit#13-91000003,attachedheretoasExhibitAandincorporatedby referenceforallpurposes,toallowforthedevelopmentoftrucktravelcenteratthefollowing describedproperty,towit:6.00acretractoutof24.32acresdescribedas“ReserveJ”Block3,Port CrossingWilliamP.HarrisSurvey,Abstract30,&JohnsonHunterSurvey,Abstract35,LaPorte, HarrisCounty,Texas,withinaPlannedUnitDevelopment(PUD)zoningdistrict. Section2: Allordinancesorpartsofordinancesinconsistentwiththetermsofthisordinanceare herebyrepealed;provided,however,thatsuchrepealshallbeonlytotheextentofsuch inconsistencyandinallotherrespectsthisordinanceshallbecumulativeofotherordinances regulatingandgoverningthesubjectmattercoveredbythisordinance. Section3 .Shouldanysectionorpartofthisordinancebeheldunconstitutional,illegal,or invalid,ortheapplicationtoanypersonorcircumstanceforanyreasonsthereofineffectiveor inapplicable,suchunconstitutionality,illegality,invalidity,orineffectivenessofsuchsectionor partshallinnowayaffect,impairorinvalidatetheremainingportionsthereof;butastosuch remainingportionorportions,thesameshallbeandremaininfullforceandeffectandtothis endtheprovisionsofthisordinancearedeclaredtobeseverable. Section4. TheCityCouncilofficiallyfinds,determines,recitesanddeclaresthatasufficient writtennoticeofthedate,hour,placeandsubjectofthismeetingoftheCityCouncilispostedat aplaceconvenienttothepublicattheCityHallofthecityforthetimerequiredbylaw precedingthismeeting,asrequiredbyChapter551,Tx.Gov’tCode;andthatthismeetinghas beenopentothepublicasrequiredbylawatalltimesduringwhichthisordinanceandthe subjectmatterthereofhasbeendiscussed,consideredandformallyactedupon.TheCityCouncil furtherratifies,approvesandconfirmssuchwrittennoticeandthecontentsandpostingthereof. Section5. TheCityCounciloftheCityofLaPorteherebyfindsthatpublicnoticewasproperly mailedtoallownersofallpropertieslocatedwithintwohundredfeet(200’)oftheproperties underconsideration. Section6 .TheCityCounciloftheCityofLaPorteherebyfinds,determines,anddeclaresthat allprerequisitesoflawhavebeensatisfiedandherebydeterminesanddeclaresthatthe amendmentstotheCityofLaPorteZoningClassificationcontainedinthisOrdinanceas amendmentstheretoaredesirableandinfurtheranceofthegoalsandobjectivesstatedintheCity ofLaPorte’sComprehensivePlan. Section7. ThisOrdinanceshallbeeffectiveafteritspassageandapproval. PASSEDANDAPPROVEDthisthe______dayof_________________,2014. CITYOFLAPORTE By: LouisR.Rigby,Mayor ATTEST: PatriceFogarty,CitySecretary APPROVED: ClarkAskins,AssistantCityAttorney 2 EXHIBITA CityofLaPorte SpecialConditionalUsePermit#13-91000003 Thispermitisissuedto:PTCAATexasLPonbehalfofPortCrossingLandLP OwnerorAgent 5508LonasRoad,Knoxville,Tn.37909 Address ForDevelopmentof:PilotTruckTravelCenter DevelopmentName 2302StateHighway146South,LaPorte,TX77571 Address LegalDescription:ReserveJ,Block3,PortCrossing,W.P.HarrisSurvey,Abstract30,and JohnsonHunterSurvey,Abstract35,LaPorte,HarrisCounty,Texas. Zoning:PlannedUnitDevelopment(PUD) Use:TruckTravelCenter PermitConditions: ThisSpecialConditionalUsePermitisapplicableforthesubjectpropertyandsubsequentplanreceived December16,2013,butnotyetapproved,acopyofwhichshallbemaintainedinthefilesoftheCity’sPlanning Departmentuponapproval.Projectdevelopmentshallbeconsistentwithsuchapprovedplan,exceptas otherwisespecifiedintheseconditionsofapproval. 1.Asiteplanand/orseparateplansshallbesubmittedinconjunctionwiththebuildingpermit application.ExistinglandscapingattheintersectionofWhartonWeemsandSH146plantedas a“gateway”tothePortCrossingBusinessParkshallbemaintainedandincorporatedintothe landscapeplanandirrigationsystemrequiredotherwiseforthedevelopmentwhichshallalsobe maintainedincompliancewiththeCity’sCodeofOrdinances. 2.AtrafficstudyshallberequiredensuringthatnoadverseimpactwillbepresentattheSH146- WhartonWeemsintersectionaswellastheSH146frontageroadeastoftheproposedfacility. 3.Vehiclesmayparkwithindesignatedparkingspacesonly,exceptwhenfueling. 4.TxDOTandHarrisCountydrivewaypermitsshallbepresentedpriortopermitissuanceforall drivewaysrequested. 5.Thepavementshallremainingood,operable,dustfreeconditionovertime,andthatrepairs shallbemadeasnecessaryuponwrittennotificationbythecity. 6.Notruckstransporting“HazardousCargo”areallowedon-siteatanytime. 7.“Noloitering”signsshallbeconspicuouslypostedoutsidethefacility. EXHIBITA 8.TheplanshallcomplywithallotherprovisionsofChapter106,“Zoning”oftheCity’sCodeof OrdinancesandallotherdepartmentreviewsandapplicablelawsandordinancesoftheCityof LaPorteandtheStateofTexas. 9.MinoramendmentstotheplansshallbesubjecttoapprovalbytheDirectorofPlanning.A significantchangeintheapprovedconceptshallbesubjecttothePlanningandZoning Commission’sreview. Failuretooccupythebuildingwithin12monthsafterissuanceorasscheduledunderthetermsofaspecial conditionalusepermitshallvoidthepermitasapproved,exceptuponanextensionoftimegrantedafter applicationtothePlanningandZoningCommission. Ifcontractoragreementisterminatedaftercompletionofanystageandthereisampleevidencethatfurther developmentisnotcontemplated,theordinanceestablishingsuchspecialconditionalusepermitmayberescinded bytheCityCouncil,uponitsownmotionorupontherecommendationofthePlanningandZoningCommissionof theCityofLaPorte,andthepreviouszoningoftheentiretractshallbeinfulleffectontheportionwhichis undeveloped. ValidationDate: DirectorofPlanningCitySecretary AREA MAP µ 1 " = 500 ' PROPERTY LOCATION GALVESTON BAY MAP GC µ R-3 R-2 LI 1 " = 1,000 ' PROPERTY LOCATION PUD GALVESTON BAY MH R-1 R-1