HomeMy WebLinkAbout12-18-14 Regular Meeting of the Planning and Zoning Commission
City of La Porte Planning and Development Department
Established 1892 Tim Tietjens, Director
CityofLaPorte
PlanningandZoningCommissionAgenda
NoticeisherebygivenofaregularmeetingoftheLaPortePlanningandZoningCommissiontobeheldon
December18,2014at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway,LaPorte,Texas,
regardingtheitemsofbusinessaccordingtotheagendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:December4,2014.
4.OpenpublichearingtoreceiveinputonanapplicationforSpecialConditionalUsePermit#1491000004by
KobelcoCompressorsAmericaInc.,ownerofa1.176acretractofland,describedasReserve7,Spencer
HighwaySubdivsion,AdditionNo.3Reserve7,CityofLaPorte,HarrisCounty,Texas,toallowconstructionof
acompressorrepairandservicefacility.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
5.Closepublichearing.
6.ConsiderrecommendationtoCityCouncilonSpecialConditionalUsePermit#1491000004.
7.ConsiderapprovalofMajorDevelopmentSitePlan#1483000001;arequestbyLaPorteIndependent
th
SchoolDistricttoallowconstructionofanewschoolbuildingatthesiteoftheexistingBaker6Grade
Campuslocatedat9800SpencerHighway.
8.Administrativereports.
9.Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecificfactual
informationorexistingpolicy.
10.Adjourn.
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting;however,no
actionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbereceived24
hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CERTIFICATION
IcertifythatacopyoftheDecember18,2014,agendaofitemstobeconsideredbythePlanningandZoning
CommissionwaspostedontheCityHallbulletinboardonthe____dayof____________________,2014.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
www.laportetx.gov
PlanningandZoningCommission
MinutesofDecember4,2014
CommissionersPresent:RichardWarren,MarkFollis,HelenLaCour,LouAnnMartin,andHal
Lawler
CommissionersAbsent:TreyKendrick,NickBarrera,WyattSmith,andLesBird
CityStaffPresent:PlanningDirectorTimTietjens,CityPlannerEricEnsey,AssistantCity
AttorneyClarkAskins,andOfficeCoordinatorPeggyLee
Calltoorder.
1.
ChairmanHalLawlercalledthemeetingtoorderat6:11p.m.
RollCallofMembers.
2.
CommissionersWarren,LaCour,Follis,Martin,andLawlerwerepresentforrollcall.
Considerapprovalofmeetingminutes:November17,2014.
3.
MotionbyCommissionerWarrentoapprovetheNovember17,2014,meetingminutes.
SecondbyCommissionerFollis.Motioncarried.
Ayes:CommissionersWarren,Follis,LaCour,Martin,andLawler
Nays:None
ConsiderratificationoftheHighFrequencyTruckUseMapaspreviouslysubmitted.
4.
CityPlannerEricEnseypresentedthestaffreport.TheHighFrequencyTruckRoadMapdesignates
highfrequencytruckroads,whichareintendedtoaccommodateheavytruckuses.Themapwas
previouslypresentedtotheCommissiononseveraloccasionsandwasconceptuallyapprovedwith
adoptionoftherecentZoningOrdinanceamendments.Ratificationofthemapwillserveasthe
/ƚƒƒźƭƭźƚƓƭformalaction.
Mr.EnseyreportedthePlanningDirectorhasdevelopedapolicytoestablishareviewprocedurefor
anymodificationstotheHighFrequencyTruckRoadMap.Anypersonrequestingtoaddorremove
adesignatedroadmaysubmitaformalrequesttothePlanningandDevelopmentDepartment,
whichwillbeforwardedtotheP&Zforconsideration.Additionally,theCityCouncilmaymodifythe
mapatitsdiscretion.
MotionbyCommissionerWarrentoratifytheHighFrequencyTruckUseMapaspreviously
submitted.
SecondbyCommissionerFollis.Motioncarried.
Ayes:CommissionersWarren,Follis,LaCour,Martin,andLawler
Nays:None
PlanningandZoningCommission
MinutesofDecember4,2014
Page2of2
Administrativereports.
5.
Therewerenoadministrativereports.
Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecific
6.
factualinformationorexistingpolicy.
CommissionerFollisstatedinhisopiniontheHighFrequencyTruckUseMapisasitshouldbeand
shouldnotrequireanyamendments.TherewerenootherCommissioncommentsonmatters
appearingontheagenda.
Adjourn
7.
MotionbyCommissionerWarrentoadjourn.
SecondbyCommissionerLaCour.Motioncarried.
Ayes:CommissionersWarren,Follis,LaCour,Martin,andLawler
Nays:None
ChairmanLawleradjournedthemeetingat6.24p.m.
Respectfullysubmitted,
PeggyLee
Secretary,PlanningandZoningCommission
PassedandApprovedon________________________,2014.
HalLawler
Chairman,PlanningandZoningCommission
CityofLaPorte,Texas
PlanningandZoningCommission
December18,2014
AGENDAITEM4
ConsiderrecommendationofapprovalofaSpecialConditionalUsePermit(#1491000004)
toallowforconstructionofacompressorrepairandserviceshoponthepropertyknownas
Reserve7,SpencerHighwaySubdivision,AdditionNo.3Reserve7,LaPorte,HarrisCounty,Texas
Applicant:KobelcoCompressorsAmericaInc.
EricJ.Ensey,CityPlanner
PlanningandDevelopmentDepartment
CityofLaPorte,Texas
PlanningandZoningCommissionRegularMeeting
December18,2014
SCUP,KobelcoCompressorsAmericaInc.
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldthePlanningandZoningCommissionrecommendapprovaltotheCityCouncilof
arequestbytheapplicantKobelcoCompressorsAmericaInc.foraSpecialConditional
UsePermit(SCUP)toallowconstructionofacompressorrepairandservicefacilityat
thepropertyknownasReserve7,SpencerHighwaySubdivision,AdditionNo.3Reserve7,
LaPorte,HarrisCounty,Texasasdescribedintheattachedordinance(seeExhibitA)?
RECOMMENDATION
ShouldtheCommissiondesiretoconsiderarecommendationforapprovalofthis
request,staffrecommendsconsideringvariousconditions,asdescribedlaterinthisstaff
report.
DISCUSSION
Applicant:
KobelcoCompressorsAmerica,Inc.
:
!ƦƦƌźĭğƓƷƭRequest
Theapplicantdesirestoconstructanewfacilityonthesitethatwouldfunctionasa
repairandserviceshopforindustrialcompressors.TheattachedExhibitBincludesthe
SCUPApplication,projectdescriptionletterandsiteplansubmittedbytheapplicant.
BackgroundInformation:
Thesubjectsiteisapproximately1.176acresandislocatedatthesoutheastcornerof
theintersectionofSpencerHighwayandFleetwoodDrive.TheFairmontParkEast
Subdivisionislocatedadjacenttothissitetothesouth.
ThelegaldescriptionofthepropertyisReserve7,SpencerHighwaySubdivision,Addition
No.3Reserve7,LaPorte,HarrisCounty,Texas.
ThesubjectsiteiszonedGC,GeneralCommercial,andisvacant.TheCityofLatƚƩƷĻƭ
LandUseMapidentifiesthisparcelasͻĭƚƒƒĻƩĭźğƌ͵ͼTheattachedExhibitsCandDare
AreaMapsthatshowthelocationofthepropertyaswellassurroundingzoningand
landuse.Thefollowingtablesummarizesthesurroundingzoningandlanduses:
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PlanningandZoningCommissionRegularMeeting
December18,2014
SCUP,KobelcoCompressorsAmericaInc.
ZoningLandUse
North PUD,PlannedUnitDevelopmentLaPorteMunicipalAirport
South R1,LowDensityResidentialFairmontParkEastSubdivision
West GC,GeneralCommercialChevronGasStation
East GC,GeneralCommercialAnimalHospitalandVeterinarianOffice
NotificationRequirements:
StafffindsthatthepublichearingnotificationrequirementsoutlinedinSection106171
wereperformedinaccordancewithallapplicablecodeprovisions,includingthe
following:noticeinanewspaperofgeneralcirculationatleast15dayspriortothe
hearing;writtennoticemailedtoownersofrealpropertywithin200feetofthesite
within10daysofthehearing;signpostedonthesitewithin15daysofthehearing.
AdditionalnoticeofthepublichearingwaspostedatCityHallandonthe/źƷǤƭwebsite.
Atthetimethisstaffreportwasdrafted,thecityreceived2responsesfromthemailed
notice,bothinoppositiontotherequestedSCUP.TheattachedExhibitEisacopyof
thoseresponses.
:
Analysis
ThecityreceivedanapplicationforasiteplanforconstructionofthisfacilityonJuly28,
2014.TheapplicantidentifiedtheuseofthesiteasStandardIndustrialClassification
(SIC)#7699.TheattachedExhibitFisSIC#7699,whichisforͻwĻƦğźƩShopsandRelated
Services,NotElsewhere/ƌğƭƭźŅźĻķ͵ͼThisSIC#isactuallyapermitteduseintheGCzone
district.Asaresult,thecitybeganprocessingtheapplicationbasedupontheğƦƦƌźĭğƓƷƭ
claimofuse.
ThecitythenreceivedapplicationfortheZoningPermitforthesiteonOctober10,
2014.Thisapplicationincludedadditionalinformationabouttheproposeduseofthe
facility.Uponreviewofthisinformation,staffmadeadeterminationthattheproposed
usecouldnotbeclassifiedasSIC#7699astheproposeduseofthesiteismore
industrialthancommercialinnatureandservicesindustrialclientele.Furthermore,the
sizeoftheproposedbuildingandneedforanoverheadcranestructurethatisaffixedto
theinsideofthebuildingandotherheavydutyequipmentalsosignifyausemore
alignedwithindustrial.TheattachedExhibitGistheĭźƷǤƭletterconcerningthedenialof
theZoningPermit,includingthereasonforsuchdenial.Stafffindsthattheuses
proposedforthissitearenotlistedandarenotsimilartoamajorityofthedescription
andexampleusesoutlinedintheSICmanualforcategory#7699.
Section106496oftheCodeofOrdinancesoutlinestheͻtǒƩƦƚƭĻͼoftheGC,General
Commercial,district:ͻ ThepurposeoftheGCgeneralcommercialdistrictistoprovidefor
lowintensity,retailorserviceoutletswhichdealdirectlywiththecustomerforwhomthe
foodsorservicesarefurnished.Theusesallowedinthisdistrictaretoprovidegoodsand
2
PlanningandZoningCommissionRegularMeeting
December18,2014
SCUP,KobelcoCompressorsAmericaInc.
servicesonacommunitymarketscaleandlocatedinareaswhicharewellservedby
collectororarterialstreetfacilities͵ͼStaffhassomeconcernthattheproposeduseisnot
consistentwiththeintendedpurposeofthedistrict.Staffhasidentifiedanumberof
conditions,shouldtheCommissiondesiretorecommendapprovaloftheapplication,
thatwouldattempttominimizepotentialimpactsonsurroundingproperties.
TheĭźƷǤƭcommercialusetable(Section106441)providesanoptionforanapplicantto
submitapplicationforconsiderationofaSpecialConditionalUsePermitonunlisteduses
inthetable.
ofdifferentconsiderationsstaffevaluatedduringthereviewofthis
Thereareanumber
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseitems:
SitePlan.
Theapplicanthassubmittedasiteplanforreview.Thecityhassuspendeditsreviewof
thesiteplanpendingresolutionofthisSCUPapplication.ShouldtheSCUPbeapproved,
theapplicantwillneedtoreceiveformalapprovalofthesitedevelopmentplanin
accordancewithallapplicablecoderequirementsaswellasanyconditionsimposedby
theSCUP.
DrivewayAccess.
Thesiteplansubmittedbytheapplicantidentifiestwodifferentdrivewayaccesspoints
tothesite:oneonSpencerandoneonFleetwood.Someofthecompressorsservicedat
thisfacilityareratherlargeinsizeandwouldrequirelargetruck/trailerdeliverytothe
site.StaffhasconcernswiththeimpactthatsuchtrafficwouldhaveonFleetwoodDrive.
Fleetwoodwasnotdesignedtoaccommodatelargetrucktraffic,asitisaneighborhood
collectorstreet.Shouldthisapplicationbeapproved,staffrecommendsthatno
drivewayaccessshallbepermittedonFleetwood.
PerformanceStandards.
TheͻCƚƚƷƓƚƷĻƭͼinSection106521(c)outlinevariousminimumperformancestandards
applicabletoallcommercialandindustrialdevelopment.Theproposedfacilitywillbe
toallrequirementsoutlinedinthissection,includingbutnotlimitedtonoise,
subject
glare,odors,etc.TheattachedExhibitHidentifiesthoseperformancestandards.Staffis
recommending,shouldthisapplicationbeapproved,thatthehoursofoperationbe
limitedtoonlybetween7:00a.m.and8:00p.m.Thiswillminimizeanypotentialimpacts
ofthesiteontheadjacentresidentialuses.
ProximitytoResidential:
TheproposedfacilityislocatedimmediatelyadjacenttoR1,LowDensityResidential,
zonedproperty.TheĭźƷǤƭCodeofOrdinancesrequiresthatdevelopmentof
commerciallyzonedpropertiesadjacenttoresidentialmustprovideascreeningbuffer.
Theproposedsiteplanincludesan8foothighmasonryscreenwallaroundthepaved
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PlanningandZoningCommissionRegularMeeting
December18,2014
SCUP,KobelcoCompressorsAmericaInc.
areasouthofthefacility.Thisfenceisactuallylocatedover50feetfromthesouth
propertylinethatseparatesthesubjectpropertyfromtheresidentialproperties.Asa
result,thisareaprovidesabufferbetweenthefacilityandtheadjacentresidential.The
applicantisalsoproposingahedgerowofoleanderalongthesouthpropertylineto
offeradditionalbuffering.Section106444(a)(1)outlinestheĭźƷǤƭscreening
requirements.ShouldthisSCUPbeapproved,theproposedlandscapebuffershallalso
include,inadditiontotheshrubs,treeplantingsatЋЉoncenterthatwillprovidea
canopybuffer.
BuildingFaçade.
ofthisƭźƷĻƭproximityandvisibilitytoSpencerHighway,staffrecommendsthat
Because
theproposedbuildingbedesignedinamannertoincorporateallͻźĻƩЊͼdesign
guidelinesasoutlinedinArticleIXoftheCodeofOrdinances.
PublicUtilities.
Publicutilityfacilitiesandservicesaresufficienttohandletheproposeddevelopment.
Drainage.
Drainageisavailableandwillbeaccommodatedonsiteinaccordancewithallapplicable
standards.
Conclusion:
Basedontheanalysisabove,stafffindsthatifthePlanningandZoningCommission
desirestorecommendapprovaloftheproposedSpecialConditionalUsePermit,thena
numberofconditionsshouldbeconsideredintheapproval.
Section106217oftheCodeofOrdinancesoutlinesspecificconditionsforapprovalof
SCUPapplications.Therearethreedifferentconditionsthatmustbemetinorderto
approveaSCUP.ThefollowingtableidentifieseachofthethreeconditionsandƭƷğŅŅƭ
findingoneach:
Condition:StaffAnalysis:
(1)ThatthespecificusewillbeStaffisconcernedwiththeproposeduse.Althoughtheapplicant
compatiblewithandnotindicatesthattheproposeduseisarepairandservicefacility,staff
injurioustotheuseandfindsthattheuseismoreindustrialinnatureandservicesindustrial
enjoymentofotherproperty,clientele.ThistypeofuseismoreinlinewithusesallowedintheĭźƷǤƭ
norsignificantlydiminishorindustrialzonedarea.
impairpropertyvalueswithin
theimmediatevicinity.ShouldthePlanningandZoningCommissiondesiretorecommend
approvaloftheproposedSCUP,staffhasincludedanumberof
conditionstotheSCUPthatcouldbeconsideredandwhichmay
minimizetheimpactoftheproposeduseontheadjacentresidential
propertytothesouth.
(2)ThattheconditionsplacedonAsaconditionofapprovaloftheproposedSCUP,theapplicantis
4
PlanningandZoningCommissionRegularMeeting
December18,2014
SCUP,KobelcoCompressorsAmericaInc.
suchuseasspecifiedineachrequiredtosubmitasitedevelopmentplaninaccordancewiththe
districthavebeenmetbytherequirementsoftheĭźƷǤƭDevelopmentOrdinance.Additionally,the
applicant.sitedevelopmentplanwillneedtocomplywithallotherprovisionsof
theĭźƷǤƭZoningOrdinanceandwillbereviewedduringthesite
developmentreview.AnyconditionsimposedaspartofaSCUP
approvalwillneedtobeincorporatedinthesitedevelopmentplan.
(3)ThattheapplicanthasagreedTheapplicantwillneedtoconfirmontherecordatthepublichearing
tomeetanyadditionalthattheyareagreeabletotheconditionsimposedontheSCUP.Staff
conditionsimposed,basedonhasprovidedalistofconditionsaspartofthisreport.However,the
specificsiteconstraints,andCommissionandCityCouncilmayimposeadditionalconditions,
necessarytoprotectthepublicshouldtheyapprovetheproposedSCUP.
interestandwelfareofthe
community.
ShouldthePlanningandZoningCommissionrecommendapprovaloftherequested
SCUPapplication,staffrecommendsthefollowingconditionsbeconsidered:
1.Asitedevelopmentplanshallbesubmittedinaccordancewithapplicable
requirementsoftheCityofLatƚƩƷĻƭDevelopmentOrdinance.
2.TheplanshallcomplywithallotherprovisionsofChapter106,ͻƚƓźƓŭͼofthe
/źƷǤƭCodeofOrdinancesandallotherdepartmentreviewsandapplicablelawsand
ordinancesoftheCityofLaPorteandtheStateofTexas.
3.Allnecessarydocumentationforbuildingpermitreviewmustbesubmittedin
conjunctionwiththeĭźƷǤƭbuildingpermitapplicationprocess.
4.Atwotierlandscapebuffershallbeprovidedalongthesouthpropertylinein
accordancewiththeprovisionsofSection106444(a)(1)oftheCityofLaPorteCodeof
Ordinances.ThislandscapingshallbeinadditiontotheБhighmasonryscreenwall
indicatedonthesiteplan.
5.Aminimum50footbufferareashallbeprovidedbetweenthefacilitybuilding
andtheadjacentresidentialpropertylinetothesouth.Thisbufferareashallbe
maintainedbythepropertyownerandmayincludetherequireddetentionfacilityas
wellaslandscaping.
6.Nooutsidestorageispermittedonsite.
7.ThereshallbenoaccesspermittedonFleetwoodDrive.Allaccesstothesite
musttakeplacefromtheaccessdriveonSpencerHighway.
8.Thesiteshallbesubjecttotheperformancestandardsoutlinedinthe
ͻŅƚƚƷƓƚƷĻƭͼofSection106521(c)oftheCityofLaPorteCodeofOrdinances.
5
PlanningandZoningCommissionRegularMeeting
December18,2014
SCUP,KobelcoCompressorsAmericaInc.
9.Thefacilityshallonlyoperateduringthehoursof7:00a.m.to8:00p.m.
10.Theproposedbuildingshallbesubjecttothefollowingrequirementsata
minimum:
(a)Thebuildingshallbedesignedandconstructedintripartitearchitecture
withadistinctbase,middleandtop.
(b)Primaryfacadesclearlyvisiblefromapublicstreetoralonganactive
storefrontshallmeetthefollowingminimumstandardsforarticulation:
(1)HorizontalArticulation.Nobuildingwallshallextendforadistance
equalto3timestheǞğƌƌƭheightwithouthavinganoffsetequalto25%ofthe
andthatnewplaneshallextendforadistanceequaltoatleast25%
Ǟğƌƌƭheight,
ofthemaximumlengthofthefirstplane.
(2)VerticalArticulation.Nohorizontalwallshallextendforadistance
greaterthan3timestheheightofthewallwithoutchangingheightbya
minimumof25%oftheǞğƌƌƭheight.
(c)Whereclearlyvisiblefromapublicstreet,anyhip,gableormansardroofs
mayonlyutilizethefollowingmaterials:metalstandingseam,slate,clayor
concretetile(barrelorRomanshape).Minimum3on12roofpitchrequired.
(d)Thefollowingisalistofacceptablearchitecturaldesignelementsthat
mustbeincludedintothedesignofbuildingsasrequiredinthissection.A
minimumoffourofthefollowingdesignelementsmustbeincorporatedintothe
buildingdesign:
(1)Canopies,awnings,porticoswithcolonnade,orarcades
(2)Raisedpilastercornices(endcolumnsatcorner),orquoincorners
(3)Verticalelements(tower,cupola,lighthouse,turret,arches,etc)
(4)Windowsanddoorsframedwithsmoothcobble,caststone,
limestone,orotherdecorativemasonryheadersandsills;ordormer
windows
(5)Outdoorpatiosand/orcourtyards(landscapedandfurnished)
(6)Decorativeornamentationintegratedintothebuildingfaçade,
medallions(nonsignage),functioningclocks,niches,
suchascorbels,
wroughtiron,balconettes,gargoyles,orhorizontalandrhythmpatterned
brickwork;orotherarchitecturalfeaturesapprovedbytheDirectorof
PlanningandDevelopmentordesignee
(7)AnyotherarchitecturaldesignelementapprovedbytheDirector
ofPlanningandDevelopmentordesignee
Allowedexteriormaterialsarecategorizedintothefollowingthree
(e)
groups:
GroupA:Brickandstone
(1)
GroupB:Stucco,architecturalconcreteblockwithintegrated
(2)
color(splitfaceCMU),factoryprimedcementitiousfiberboardinthe
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PlanningandZoningCommissionRegularMeeting
December18,2014
SCUP,KobelcoCompressorsAmericaInc.
formoflapsidingorboardandbatten,EIFS(above14feetfromgrade
only),andpainted,coloredorstampedtiltwall
(3)GroupC:Metal,tile,wood
PrimaryFacades,excludingwindows,doors,andotheropenings,shallbe
constructedofatleast80%GroupAmaterialsandupto20%GroupBmaterials.
However,accentmaterialsfromGroupCmaybeallowedinlimitedapplication
forarchitecturalfeaturesasapprovedbytheDirectorofPlanningand
Developmentordesignee.
(f)Prohibitedexteriormaterialsincludecinderblock,vinyl,plastic,aggregate
peagravelfinishedsurfaces,andpreengineeredmetalbuildingsiding.
(g)Thedominantcolorofallbuildingsshallbemutedshadesofcolor.Black
andstarkwhiteshallnotbeusedexceptasanaccentcolor.Thereareno
thebuildingface,
restrictionsonaccentcolorswhichcompriselessthan1.0%of
exceptthatflorescentcolorsareprohibited.
11.TxDOTandHarrisCountydrivewaypermitsshallbepresentedpriortopermit
issuancefortherequesteddriveway.Maximumdrivewaywidthshallbeprovidedin
compliancewithcitycoderequirements.
12.Thepavementshallremainingood,operable,dustfreeconditionovertime,and
thatrepairsshallbemadeasnecessary,oruponwrittennotificationbythecity.
13.Nohazardousmaterialsareallowedonsiteatanytime.
14.MinoramendmentstotheplansshallbesubjecttoapprovalbytheDirectorof
PlanningandDevelopment.Asignificantchangeintheapprovedconceptshallbe
subjecttothePlanningandZoning/ƚƒƒźƭƭźƚƓƭreview.
ATTACHMENTS
ExhibitA:DraftOrdinance
ExhibitB:SCUPApplicationandSupplementalInformationfromtheApplicant
ExhibitC:AreaMapandZoning
ExhibitD:AreaMapandLandUse
ExhibitE:PublicMailingResponseLetters
SIC#7699
ExhibitF:
ExhibitG:ZoningPermitDenialLetter
ExhibitH:Section106521(c)ΑPerformanceStandards
7
EXHIBIT A
ORDINANCE NO. _____________
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF THE CITY OF LA
PORTE, CHAPTER 106, MORE COMMONLY REFERRED TO AS THE ZONING
ORDINANCE OF THE CITY OF LA PORTE, BY GRANTING SPECIAL
CONDITIONAL USE PERMIT NO. 14-91000004 FOR THAT CERTAIN PARCEL OF
LAND HEREIN DESCRIBED, FOR THE PURPOSE OF DEVELOPING A SERVICE
AND REPAIR SHOP FOR KOBELCO COMPRESSORS AMERICA INC. AT THE
SOUTHEAST CORNER OF SPENCER HIGHWAY AND FLEETWOOD DRIVE;
MAKING CERTAIN FINDINGS OF FACT RELATED TO THE SUBJECT;
CONTAINING A SEVERABILITY CLAUSE; FINDING COMPLIANCE WITH THE
OPEN MEETINGS LAW; AND PROVIDING AN EFFECTIVE DATE HEREOF;
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF LA PORTE, TEXAS:
Section 1.
Chapter 106 “Zoning” of the Code of Ordinances is hereby amended by granting
Special Conditional Use Permit #14-91000004, attached hereto as Exhibit A and incorporated by
reference for all purposes, to allow for the development of a service and repair shop for Kobelco
Compressors America Inc. at the following described property, to wit: 1.176 acre tract further
described as “Reserve 7” Spencer Highway Subdivision, Addition No. 3 Reserve 7, City of La
Porte, Harris County, Texas, within a General Commercial (GC) zoning district.
Section 2.
All ordinances or parts of ordinances inconsistent with the terms of this ordinance are
hereby repealed; provided, however, that such repeal shall be only to the extent of such
inconsistency and in all other respects this ordinance shall be cumulative of other ordinances
regulating and governing the subject matter covered by this ordinance.
Section 3
. Should any section or part of this ordinance be held unconstitutional, illegal, or
invalid, or the application to any person or circumstance for any reasons thereof ineffective or
inapplicable, such unconstitutionality, illegality, invalidity, or ineffectiveness of such section or
part shall in no way affect, impair or invalidate the remaining portions thereof; but as to such
remaining portion or portions, the same shall be and remain in full force and effect and to this
end the provisions of this ordinance are declared to be severable.
Section 4.
The City Council officially finds, determines, recites and declares that a sufficient
written notice of the date, hour, place and subject of this meeting of the City Council is posted at
a place convenient to the public at the City Hall of the city for the time required by law
preceding this meeting, as required by Chapter 551, Tx. Gov’t Code; and that this meeting has
been open to the public as required by law at all times during which this ordinance and the
subject matter thereof has been discussed, considered and formally acted upon. The City Council
further ratifies, approves and confirms such written notice and the contents and posting thereof.
Section 5.
The City Council of the City of La Porte hereby finds that public notice was properly
mailed to all owners of all properties located within two hundred feet (200’) of the properties
under consideration.
EXHIBIT A
Section 6.
The City Council of the City of La Porte hereby finds, determines, and declares that
all prerequisites of law have been satisfied and hereby determines and declares that the
amendments to the City of La Porte Zoning Classification contained in this Ordinance as
amendments thereto are desirable and in furtherance of the goals and objectives stated in the City
of La Porte’s Comprehensive Plan.
Section 7.
This ordinance shall be effective after its passage and approval.
PASSED AND APPROVED this the______ day of _________________, 2015.
CITY OF LA PORTE
By:
Louis R. Rigby, Mayor
ATTEST:
Patrice Fogarty, City Secretary
APPROVED:
Clark Askins, Assistant City Attorney
2
EXHIBIT A
City of La Porte
Special Conditional Use Permit #14-9100004
This permit is issued to: Kobelco Compressors America Inc.
Owner or Agent
1415 Rincon Street, Corona, California 92880
Address
For Development of: Repair and Service Shop for Kobelco Compressors Inc.
Development Name
Southeast Corner of Spencer Highway and Fleetwood Drive
La Porte, TX 77571
Address
Legal Description: Reserve 7, Spencer Highway Subdivision, Addition No. 3 Reserve 7,
City of La Porte, Harris County, Texas.
Zoning: General Commercial (GC)
Use: Compressor Repair and Service Shop
Permit Conditions:
This Special Conditional Use Permit is applicable for the subject property and subsequent plan received
November 21, 2014, but not yet approved, a copy of which shall be maintained in the files of the City’s
Planning and Development Department upon approval. Project development shall be consistent with such
approved plan, except as otherwise specified in these conditions of approval:
1.A site development plan shall be submitted in accordance with applicable requirements of
the City of La Porte’s Development Ordinance.
2.The plan shall comply with all other provisions of Chapter 106, “Zoning” of the City’s
Code of Ordinances and all other department reviews and applicable laws and ordinances of the
City of La Porte and the State of Texas.
3.All necessary documentation for building permit review must be submitted in
conjunction with the city’s building permit application process.
4.A two-tier landscape buffer shall be provided along the south property line in accordance
with the provisions of Section 106-444(a)(1) of the City of La Porte Code of Ordinances. This
landscaping shall be in addition to the 8’ high masonry screen wall indicated on the site plan.
5.A minimum 50-foot buffer area shall be provided between the facility building and the
adjacent residential property line to the south. This buffer area shall be maintained by the property
owner and may include the required detention facility as well as landscaping.
6.No outside storage is permitted on site.
3
EXHIBIT A
7.There shall be no access permitted on Fleetwood Drive. All access to the site must take
place from the access drive on Spencer Highway.
8.The site shall be subject to the performance standards outlined in the “footnotes” of -
Section 106-521(c) of the City of La Porte Code of Ordinances.
9.The facility shall only operate during the hours of 7:00 a.m. to 8:00 p.m.
10.The proposed building shall be subject to the following requirements at a minimum:
(a)The building shall be designed and constructed in tripartite architecturewith a
distinct base, middle and top.
(b)Primary facades clearly visible from a public street or along an active storefront
shall meet the following minimum standards for articulation:
(1)Horizontal Articulation.No building wall shall extend for a distance
equal to 3 times the wall’s height without having an off set equal to 25% of the
wall’s height, and that new plane shall extend for a distance equal to at least 25%
of the maximum length of the first plane.
(2)Vertical Articulation.No horizontal wall shall extend for a distance
greater than 3 times the height of the wall without changing height by a minimum
of 25% of the wall’s height.
(c)Where clearly visible from a public street, any hip, gable or mansard roofs may
only utilize the following materials: metal standing seam, slate, clay or concrete tile
(barrel or Roman shape). Minimum 3 on 12 roof pitch required.
(d)The following is a list of acceptable architectural design elements that must be
included into the design of buildings as required in this section. A minimum of four of the
following design elements must be incorporated into the building design:
(1)Canopies, awnings, porticos with colonnade, or arcades
(2)Raised pilaster cornices (end columns at corner), or quoin corners
(3)Vertical elements (tower, cupola, lighthouse, turret, arches, etc)
(4)Windows and doors framed with smooth cobble, cast stone, limestone, or
other decorative masonry headers and sills; or dormer windows
(5)Outdoor patios and/or courtyards (landscaped and furnished)
(6)Decorative ornamentation integrated into the building façade, such as
corbels, medallions (nonsignage), functioning clocks, niches, wrought iron,
balconettes, gargoyles, or horizontal and rhythm patterned brickwork; or other
architectural features approved by the Director of Planning and Development or
designee
(7)Any other architectural design element approved by the Director of
Planning and Development or designee
Allowed exterior materials are categorized into the following three groups:
(e)
Group A: Brick and stone
(1)
Group B: Stucco, architectural concrete block with integrated color (split
(2)
face CMU), factory primed cementitious fiberboard in the form of lap siding or
board and batten, EIFS (above 14 feet from grade only), and painted, colored or
stamped tilt-wall
(3)Group C: Metal, tile, wood
shall be constructed of at
Primary Facades, excluding windows, doors, and other openings,
least 80% Group A materials and up to 20% Group B materials. However, accent
materials from Group C may be allowed in limited application for architectural features as
approved by the Director of Planning and Development or designee.
(f)Prohibited exterior materials include cinder block, vinyl, plastic, aggregate
4
EXHIBIT A
peagravel finished surfaces, and pre-engineered metal building siding.
(g)The dominant color of all buildings shall be muted shades of color. Black and
stark white shall not be used except as an accent color. There are no restrictions on accent
colors which comprise less than 1.0% of the building face, except that florescent colors
are prohibited.
11.TxDOT and Harris County driveway permits shall be presented prior to permit issuance
for the requested driveway. Maximum driveway width shall be provided in compliance with city
code requirements.
12.The pavement shall remain in good, operable, dust free condition over time, and that
repairs shall be made as necessary, or upon written notification by the city.
13.No hazardous materials are allowed on-site at any time.
14.Minor amendments to the plans shall be subject to approval by the Director of Planning
and Development. A significant change in the approved concept shall be subject to the Planning
and Zoning Commission’s review.
Failure to occupy the building within 12 months after issuance or as scheduled under the terms of a
special conditional use permit shall void the permit as approved, except upon an extension of time granted
after application to the Planning and Zoning Commission.
If contract or agreement is terminated after completion of any stage and there is ample evidence that
further development is not contemplated, the ordinance establishing such special conditional use
permit may be rescinded by the City Council, upon its own motion or upon the recommendation of
the Planning and Zoning Commission of the City of La Porte, and the previous zoning of the entire
tract shall be in full effect on the portion which is undeveloped.
Validation Date:
Director of Planning and Development City Secretary
5
EXHIBIT B
EXHIBIT B
KOBELCOGroupSummary
KobelcoCompressorsAmericawhichhasitsheadquartersinCorona,CA,isawhollyownedsubsidiaryoftheKobeSteel
Group,whichwasestablishedin1905inJapan.TheKobelcoGroup,Kobe{ƷĻĻƌƭglobalbrandname,isanorganization
withbusinessesinvariousindustriesindifferentindustriesaroundtheWorld,suchasSteel&Iron,Aluminum&Copper,
MachineryandEnvironmentalservices.Theentiregroupenjoysannualrevenuesofapproximately$20billiondollars
peryearandemploysabout36,000peopleworldwide.
\[Sidenote\]KobelcoConstructionMachinery,oneofourSisterCompanieshasrecentlyenteredintoanagreementwitha
localdeveloperonabuildtosuitsitefora101,000ft²facility,overa7acrelotinKaty,TX,whichisontheothersideof
Houston,tohouseitsUSheadquarters.
UndertheMachineryDivisionofKobeSteel,wehaveaunitthatdesignsandmanufacturestheactualcompressorsin
Japanwhichwasestablishedin1915.KobelcoCompressorsareoneofthefewmanufacturersthatoffersallthreeofthe
majortypesofcompressors;Reciprocating,CentrifugalandScrewtypesandisWğƦğƓƭfirstcompanytosuccessfully
manufacturecompressorsthere.
KOBELCOCompressorsAmericaOperationSummary
KobelcoCompressorsAmericawasestablishedintheUSin2006inCorona,CA,whichisacityinSouthernCalifornia.At
ourCoronaheadquarters,throughoutour150,000ft²factoriesandoffices,wedesign,engineerandassembleprecision
compressor systems thatareusedinvariousapplicationssuchasrefrigeration,airconditioning,petrochemical,power
generation,oilrefineries,andoffshoreoilrigsandCt{hƭtonameafew.Wedonotmanufacturecompressors in
CoronasinceKCA buys 100%oftheactualscrewcompressorsitself,a.k.a.bareshaftcompressorfromourfactoryin
Japan.Thebareshaftcompressors,rangeinsizefromonethatwillfitonasmalldeskorinyourgarage,tothelarger
onesbeingaboutthesizeofacompactcar.Inadditiontothebareshaftcompressors,wealsobuythemotorsand
othermechanicalorprocessequipmentfromvariousothersuppliersandweassemblethepiping,equipmentandother
componentsand package these systems inourCorona,CAfactory.OurCoronafacilityisknownintheindustryasa
packager.InHouston,wehaveaSalesOfficeofabout20employeesinacorporateofficebuildingindowntown
Houston.KobelcoCompressorAmericaemploysapproximately300employeessuchasEngineers,PipeFitters,Welders,
Electricians,FieldServicerepresentatives,Salesengineers,technicalcustomersupport,andadministrativepersonnel.
ProductandApplicationSummary
YƚĬĻƌĭƚƭbareshaftscrewcompressorsareconsideredsomeoftheworldmosttrusted,advancedandreliable
compressorsintheworldbasedonthetechnologyindesignandprecisemanufacturingtolerancesandarecherishedby
ourcustomersbecausetheykeepgoingandgoingwithlittleornocareanddowntimeandbecausetheyarebuilttolast.
Examplesofclientswhichrelyuponourequipment:
Ameatpackingfacilitythatreliesonourcompressorasapartoftheirrefrigerationsystemintheirrefrigerated
warehouse
Localpowerplantsthatusesourcompressorstoboosttheflowofnaturalgastopowerthecleanairgas
turbines
Oilrefineriesthatuseourcompressorstocapturetheflareoffgasthatusedtobeburned.
Theseareexamplesofmissioncriticaluseofourcompressors.
EXHIBIT B
Kobelcocompressorsareknowntorunforaverylongtimeandweareawarethatsomeofourcompressorsystemsthat
webuiltover30yearsagocontinueinoperation.Oursloganis,ͻ!ƭƉYƚĬĻƌĭƚͧͼandweareknownasaonestopshop
forallcompressionneeds.
TheNeedforaServiceandRepairShop
Existingusersofourcompressorpackageshavelongaskedforaserviceandrepairshopforitsbareshaftcompressors.
Alloftheseusersneedareliablecompressoroperationalbetweenscheduled,routinemaintenanceinspections,short
turnaroundandtheyturntousbyremovingthecompressorfromthepackageandshippingittoour4,000ft²machine
shopinCorona.Thiscostsourcustomersanadditional23weekstogetthecompressorbackandforthfromTexasto
Corona,CA.Whileourcustomersloveourcompressors,theyhavevoicedtheirconcernsthatourrepairandservice
shopistoofarfromtheiroperationsandourturnaroundistoolong.
Kobelcoiswellknownbyallofitscustomersthatitstandsbehinditsproduct.Inourcommitmenttoourcustomersand
ourqualityproduct,inJuly2013,wefinallydecided,withfirmandstrongdetermination,tobuildaRepairandOverhaul
Shopbytheendof2014tomeetcustomerdemands.Throughanextensivestudy,duediligenceandapprovalprocess,
YƚĬĻƌĭƚƭboardandplanningcommitteeapprovedourinvestmentfor$2.5milliondollarstobuildthiscompressor
serviceandrepairshop.
KCAhaslongconsideredthatitneededtoestablishalocalrepairshopintheUStoserviceitscompressorsespeciallyin
usethroughouttheSouthernStates.PleaseletmerepeatwhatIjustsaid,ͻ!RepairShoptoServiceits/ƚƒƦƩĻƭƭƚƩƭͼ͵
Sinceourusersareincreasingsteadilyeachyear,thedemandfromour54Texasbasedusersmakessensethatwe
shouldhaveourRepairShopinthisGreatStateofTexas.
KobelcofiledforitsZoningPermitwiththeCityofLaPorteonOct10,2014.TheZoningPermitwasdeniedbytheCity
StaffbecausetheStaffdidnotfeelthatYƚĬĻƌĭƚƭdescriptionoftheworktobeperformedtherewasconsistentwith
theirinterpretationfortheSICcodesectionsforthesite,specificallySIC7699.TheyinterpretedSIC7699tobeintended
forrepairshopsthatcatertoindividual,personalconsumersandnotacorporate,businessconsumer.
SIC7699definition:
ͻ RepairShopsandRelatedServices,NotElsewhereClassified Establishmentsprimarilyengagedinspecialized
repairservices,notelsewhereclassified,suchasbicyclerepair;leathergoodsrepair;lockandgunrepair,
includingthemakingoflockpartsorgunpartstoindividualorder;musicalinstrumentrepair;septictank
cleaning;farmmachineryrepair;furnacecleaning;motorcyclerepair;tanktruckcleaning;taxidermists;tractor
repair;andtypewriterrepair.(Source:USDeptofLaborWebsite)
SICCode7699isabroadclassificationbutitspecificallyreads,ͻͶƭƦĻĭźğƌźǩĻķRepairServicesnotelsewhereĭƌğƭƭźŅźĻķͶ͵ͼ
andthisclassificationisEXACTLYwhatKobelcointendstodowiththissite.Therearenootherclassificationcodesthat
applytoYƚĬĻƌĭƚƭintendeduseoftheproperty.
WelearnedonNov11,2014,thatonNov10,2014,theCityofLaPorteCityCouncilhadvotedtoadoptthenewerNAICS
CodeinreplacementfortheolderSICCode.Further,KobelcolearnedthatthenewZoningOrdinancewouldnotallow
NAICSCode811310CommercialandIndustrialMachineryandEquipment(exceptAutomotiveandElectronic)Repair
andMaintenanceataclarificationmeetingonNov11,2014.ThatNAICSCodeisthepropercodeforKobelco.
However,werequesttheCitytoapproveKobelcotooperateunderSIC7699/NAICS811310underaSpecialConditional
UsePermit,sinceouruseisconsistentwithotherusesinthedistrictandwillhavenoadverseimpactontheCity,our
neighborsorthepublic.
EXHIBIT B
SiteSelectionandDueDiligencebyKOBELCO
ThroughlocalbrokersinPasadenawhowerefamiliarwithourbusinessrequirements,webeganlookingforprospective
buildingsandlandsitesinthegreaterHoustonAreafromearlyNovemberof2013specificallydesignedforͻƚǝĻƩŷğǒƌƭ
andrepairsofourĭƚƒƦƩĻƭƭƚƩƭͼ(SeeattachedemailsenttoBrokeron11/18/2013).Afteranextensivesearchand
followingmanyvisitstonumerousproperties,wefinallysettledon2candidatesites;oneinPasadena,TXandanother,a
1.176Acreplotontheproposedsitenowknownas10902SpencerHwy)intheCityofLaPorte,TX.
Aspartofourcarefulselectionprocessofthesefinal2candidatesites,wefirsthiredalocalHoustonbasedcompany,
DuplantisDesignGroup,(SamThomas,whoisherewithustoday)toperformadetailedduediligencestudyonour
behalf.OnFeb21,2014,DuplantisDesignGroupprovidedusadetailed98PageSiteInvestigationSurveyandan
additional36pageGeotechnicalSoilReport.WealsoperformedanEnvironmentalStudy(ESAPhase1)aspartofour
duediligenceontheLaPorteSitebecauseitwasacrossthestreetfromamunicipalairportandalso,becausewewanted
tomakesureweweredoingitright.
OnPage3ofthe8Pagesu
mmaryofthisparticularsite,DuplantisindependentlyfoundasnotedinSectionIII,ͻ\[ğƓķUse
/Zoning/ƚƓƭźķĻƩğƷźƚƓƭͼundersubsectionA,ͻ/ƌğƭƭźŅźĭğƷźƚƓͼͲthefollowing:
Further,underͻ/ƚƒƒĻƓƷƭͼͲthelandwasdeemedappropriatetosuitYƚĬĻƌĭƚsintendeduseofthelandandthe
subsequentbuildingthatwewereplanningtobuild.ͻ\[ğƓķuseassumedtoconformtoSIC#7699(IndustrialEquipment
wĻƦğźƩΉ/ƌĻğƓźƓŭΜͼ͵Wereliedonthisinvestigationanddetermination.
EXHIBIT B
LandPurchaseΑFinalDecision
FromtheendofFebruaryΑJuly2014,Kobelcobeganitsnegotiationwiththelandowner,theutilitycompanythathad
someeasementrightsonthelandandproceededtohaveourArchitecturalfirm,Viewtechdesignedthebuildingand
performitsduediligencetoensurethatthisbuildingmetallcitycodesandordinancesincludingasecondarycheckof
thezoningrequirementsagainsttheproposeduse.ViewtechcoordinatedwiththeCityBuildingdepartment,Planning
andDevelopmentofficesanddeemedthattheproposedusewouldbeallowableunderSICCode7699.
Wereliedonthisinvestigationanddetermination.
PurchaseoftheSite
AftermuchconsiderationbyKobelco,weenteredescrowtopurchasethelandonJuly8,2014.Escrowwasclosedand
recordedattheHarrisCounty/ƌĻƩƉƭOfficeonJuly15,2014.
BuildingDesignandIntendedUse
ThisisanğƩƷźƭƷƭrenderingofwhatweexpectthebuildingtolooklikewhenitiscompleted.Itwillhaveamasonryfinish
andwillhaveabeautifulappearanceandbesurroundedbyanБmasonryscreenwall.
Thisistheplannedsitelayout.(SeeAttached)LƷƭa6,400ft²serviceareathatincludes3workstationwithan8foot
tableeach,toolstationsandpits,alockerroom/changing,shower,storageroomforspareparts.Mostofour
compressorsweighlessthan9,000lbs,butthebuildingwasdesignedtobeabletoserviceanyofourcompressorsoutin
serviceinthefieldtoday.Wehadtobuildthehighceilingtoaccommodatethefewandrare,butpossiblestacked
compressorsthathavelongrotorsandshaftstoclearthecasingtoremovetherotorsafely.Maximumhooktofloor
requirementswouldbe28feet,butbecausethecranerequirestheoverheadbridgeforsupportsandthedrivemotors,
the{ŷƚƦƭceilingwillbeЌБhighatitstallestpoint.TheSitePlanshowsthatthebuildingwillbebuiltwiththerequired
ЊЌЎsetbackfromtheSouthpropertylineandthus,notaffectingtheviewfromitssoutherlyneighbors.Thebuilding
willbeairconditionedthroughoutsothebaydoorswillremainclosedduringbusinesshours.
EXHIBIT B
Therearenoconcernsofsmoke,noise,vibration,odor,fumes,harmfulchemicalsordustasthisfacilityismerelya
repairshopthatwillnotrunitscompressors.
TruckTraffic
Compressorsthatneedtobeinspectedandrepairedwillbetransportedonflatbedtrucks.Thefrequencyofsuchtruck
trafficisexpectedtobeextremelyminimal.Basedonoursalesforecast,from20152018,weplantohavelessthan2
compressorstobeoverhauledeachmonth.From20192024,ourforecastisexpectedtobe3compressoroverhauls
eachmonth.Therefore,webelieveourfacilitywillnotgeneratemoretrafficthantheusespermittedinthisdistrict.
Actualrepairworkinvolved:
SeeVideobyKSL(Takasago)orEHSeriesServiceManual
Kobelcohasbeenwelcomed:
Kobelco,initspursuittobeanactivepartoftheLaPortebusinesscommunity,joinedtheLaPorteBayshoreChamberof
Commerce.OnAugust14,proudlyhelditsgroundbreakingceremonyat11:00a.m.thankstothe/ŷğƒĬĻƩƭkind
coordinationandwarmhospitality.EsteemedCityrepresentativeswerepresentatthisceremonyandweweretreated
toaverywarmwelcomefromtheCityofLaPorte.CityleadershiphasbeenawareofourinterestincomingtoLaPort
andourproposeuse,andhasbeenconsistentlysupportive.Seeourpressreleasebelow.
Summary
Wehopetoplayanactiveroleinparticipatinginandsupportingthecommunityandhopefullyparticipatingand
sponsoringcityeventsinthefuture.
Kobelcoisaresponsible,clean,safeandenvironmentallyconsciouscompanythatisheretostay.Wearededicatedin
openlycommunicatingandworkingwiththeCity,itsbusinesscommunityanditsresidents.KobelcoCompressors
AmericaisISO9001certifiedandplantobeISO14001Certifiedby2016.
Throughourcarefulduediligence,weselectedthiscityandhopethatthissitewillbethepermanenthomeforour
specializedserviceandrepairshopinLaPorte.Wefirmlybelievethelocationwillcreatenoproblemswhatsoeverwith
theCityanditssurroundingcommunity.
WerespectfullyrequestaspecialconditionalusepermittooperateunderSICCode7699/NAICS811310.
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
µ
EXHIBIT C
AREA MAP + ZONING
(CLP #14-91000004)
PUD
LOCATION OF
PROPERTY
SPENCER HWY
GC
GC
FAIRWOOD DR
N SYCAMORE DR
S SYCAMORE DR
OAKWOOD DR
R-1
SPRUCE DR
DR
S SPRUCE
DR
THORNWOOD
1 inch = 300 feet
LINW
OOD CT
OD CT
YWO
GRA
EXHIBIT D
µ
AREA MAP + LAND USE
(CLP #14-91000004)
PI
LOCATION OF
PROPERTY
SPENCER HWY
COM
FAIRWOOD DR
N
SYCAMORE DR
PO
S SYCAMORE DR
OAKWOOD DR
LDR
SPRUCE DR
LEGEND
LOW-DENSITY RESIDENTIAL
COMMERCIAL
DR
S SPRUCE
PARKS AND OPEN SPACE
1 inch = 300 feet
PUBLIC / INSTITUTIONAL
EXHIBIT E
EXHIBIT E
EXHIBIT F
EXHIBIT G
City of La Porte Planning and Development Department
Established 1892 Tim Tietjens, Director
October 29, 2014
Stanley S. Kawahara
General Manager of Operations
Kobelco Compressors America, Inc.
1450 W. Rincon Street
Corona, CA 92880
RE: Zoning Permit Application for the Proposed Kobelco Site (10902 Spencer Highway)
Dear Mr. Kawahara:
The Planning and Development Department received your application for a zoning permit for the
proposed Kobelco Site located at 10902 Spencer Highway. Staff has had an opportunity to
review additional information provided by you with regard to the proposed use of the site in La
Porte. Your email to me dated October 14, 2014 indicates that the proposed facility will be used
to “inspect, repair and overhaul compressors.” Additionally, you provided two numbers: SIC
#7699 (Repair Shops and Related Services, Not Elsewhere Classified) and NAICS #811310
(Commercial and Industrial Machinery and Equipment (except Automotive and Electronic)
Repair and Maintenance) for the appropriate codes for the site.
As you are aware, the city’s land uses are based on SIC classifications. You assert SIC #7699 for
the proposed use of the site here in La Porte. However, staff has reviewed the information
submitted in the zoning permit as well as the additional information provided and are unable to
classify the proposed use in SIC #7699. Based on this additional information, the uses proposed
for this site are not listed and are not similar to the description and example uses outlined in the
SIC manual for category #7699. The vast majority of uses listed for SIC #7699 in the manual
relate to commercial repair. The uses described as part of what Kobelco intends to do on this site,
repair and overhauling of compressors, are industrial in nature and service industrial clientele.
Furthermore, the size of the proposed building and need for cranes and other heavy duty
equipment also signify a use more aligned with industrial. As a result, staff cannot
administratively approve the proposed use for this site as currently described.
Section 106-441 of the city’s Zoning Ordinance allows the opportunity to seek approval of a
Special Conditional Use Permit on unlisted uses that are similar to those listed in the table. The
SCUP process requires a public hearing and review by the Planning and Zoning Commission and
City Council. The requirements for a SCUP are outlined in Sections 106-216 through 106-218 of
the city’s Zoning Ordinance.
Please contact me if you have any questions at 281-470-5063 or via email at
enseye@laportetx.gov.
City of La Porte 604 W. Fairmont Parkway Phone: (281) 471-5020
Planning and Development La Porte, TX 77571-6215 Fax: (281) 470-5005
www.laportetx.gov
EXHIBIT G
Mr. Stanley S. Kawahara
October 28, 2014
Page 2
Sincerely,
Eric J. Ensey
City Planner
cc: Corby Alexander, City Manager
Tim Tietjens, Director of Planning and Development
Mark Huber, Chief Building Official
City of La Porte 604 W. Fairmont Parkway Phone: (281) 471-5020
Planning and Development La Porte, TX 77571-6215 Fax: (281) 470-5005
www.laportetx.gov
EXHIBIT H
Sec. 106-521. - Table A, industrial uses.
(c)Footnotes. All permitted uses in industrial zones must meet the following minimum
performance standards. If requested by the enforcement officer, all applications for building
permits must include a certification from a registered engineer that verifies compliance with
these performance standards. Where applicable, all permitted uses in industrial zones must meet
and be in compliance with the appropriate federal, state, or local regulations.
A.Lighting and glare. Any lighting used shall be arranged so as to deflect light away
from any adjoining residential zone or from public streets. Direct or sky-reflected glare,
where from floodlights or from high temperature processes such as combustion or
welding shall not be directed onto any adjoining property. The source of lights shall be
hooded or controlled in some manner so as not to light adjacent property. Bare
incandescent light bulbs shall not be permitted in view of adjacent property or public
right-of-way. Any light or combination of lights which cast light on a public street shall
not exceed one footcandle (meter reading) as measured from the centerline of such street.
Any light or combination of lights which casts light on residential property shall not
exceed 0.4 footcandles (meter reading) as measured from such property.
B.Radiation and electrical emissions. No activities shall be permitted that emit
dangerous radioactivity beyond enclosed areas. There shall be no electrical disturbance
adversely affecting the operation at any point of any equipment other than that of the
creator of such disturbance.
C.Smoke. The emission of smoke by any use shall be in compliance with and regulated
by the appropriate federal, state or local agency.
D.Dust or other particulate matter. The emission of dust, fly ash or other particulate
matter by any use shall be in compliance with and regulated by the appropriate federal,
state or local agency.
E.Odors. The emission of odor by any use shall be in compliance with and regulated by
the appropriate federal, state or local agency.
F.Explosives. No activities involving the storage, utilization, or manufacture of materials
or products such as TNT or dynamite which could decompose by detonation shall be
permitted except such as are specifically licensed by the city council.
G.Noise. All noise shall be muffled so as not to be objectionable due to intermittence,
beat frequency or shrillness and as measured at any property line, shall not exceed the
following intensity in relation to sound frequency:
EXHIBIT H
20 to 75 7863
75 to 150 7459
150 to 300 6855
300 to 600 6151
600 to 1,200 5545
1,200 to 2,400 4938
2,400 to 4,800 4331
Above 4,800 4125
Impact noise 8055
Octave Band Frequency Maximum Sound Levels — Decibels
Cycles per Lot Line H
SecondResidential
District Boundary
Between the hours of 10:00 p.m. and 6:00 a.m. the permissible sound levels beyond
residential district boundaries (both Column II and Impact) shall be six decibels less than
shown above.
In distances where it is determined that a proposed land use may generate a level of noise
that will impact on surrounding land uses, the planning and zoning commission and city
council may require that efforts to reduce the potential noise impact be undertaken. These
efforts may include screening and landscaping techniques.
H.Hours of operation. Hours of operation are limited for truck stops adjacent to
residential areas only. The facility shall only operate during the hour of 6:00 a.m. to 9:00
p.m. and no overnight facilities are allowed on the premises.
I.Truck stops. The facility shall be permitted in the business industrial (BI) districts on
truck routes along Barbour's Cut Boulevard and State Highway 146. No construction of
any kind shall be permitted within the stipulated setbacks for business industrial zoning
districts.
J.Trucking terminals. Trucking terminals shall be allowed only in light industrial (LI)
and heavy industrial (HI) zoning districts and shall be further restricted to locations
directly adjacent to authorized truck routes (as same are designated in section 70-231 of
this Code) located in said LI and HI zoning districts. Any truck terminal operating in
EXHIBIT H
whole or in part as a container yard or converting to a container yard shall be restricted to
heavy industrial (HI) zone only. See section 106-746 of this chapter for additional
requirements.
CityofLaPorte,Texas
PlanningandZoningCommission
December18,2014
AGENDAITEM7
ConsiderapprovalofaMajorDevelopmentSitePlan(#1483000001)
toallowforconstructionofanewschoolbuilding
th
atthesiteoftheexistingBaker6GradeCampus
locatedat9800SpencerHighway.
Applicant:LaPorteIndependentSchoolDistrict
EricJ.Ensey,CityPlanner
PlanningandDevelopmentDepartment
CityofLaPorte,Texas
PlanningandZoningCommissionRegularMeeting
December18,2014
th
MajorDevelopmentSitePlanΑBaker6GradeCampus
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldthePlanningandZoningCommissionapprovearequestbytheLaPorte
IndependentSchoolDistrictforaMajorDevelopmentSitePlantoallowconstructionof
th
anewschoolbuildingforBaker6GradeCampuslocatedat9800SpencerHighway?
RECOMMENDATION
StaffrecommendsapprovaloftheproposedMajorDevelopmentSitePlanassubmitted.
Theapprovalshouldbesubjecttotheconditionthattheapplicantcontinuetoworkon
firehydrantlocationswiththeĭźƷǤƭFireMarshalandincludetheparkinginformation
beforetheCityApprovalCertificatecanbeexecuted.
DISCUSSION
Applicant/PropertyOwner:
LaPorteIndependentSchoolDistrict
:
!ƦƦƌźĭğƓƷƭRequest
TheapplicantisseekingtoconstructanewschoolbuildingtoreplacetheexistingBaker
th
GradeCampusbuildinglocatedat9800SpencerHighway.Theproposedschoolwill
6
be92,000squarefeetinfloorarea.TheDistricthaslocatedthebuildingonthesiteina
mannerthattheycanutilizethecurrentbuildingwhilethenewbuildingisunder
construction.TheattachedExhibitAistheproposedsitedevelopmentplan.
BackgroundInformation:
Thesubjectsiteisapproximately24.69acresandislocatedatthesouthwestcornerof
SpencerHighwayandMyrtleCreekDriveintheFairmontParkWestarea.Theattached
ExhibitBisanAreaMapshowingthelocationofthesubjectproperty.
Thelegaldescriptionofthepropertyisͻğ24.6914acressubdivisionoutofTracts10and
11,Block3,W.J.Payne,intheWilliamM.JonesSurvey,A482,CityofLaPorte,Harris
County,Ļǣğƭ͵ͼ
ThesiteiscurrentlyzonedR1,LowDensityResidential,andcontainstheexistingBaker
th
6GradeCampus.TheschoolisapermitteduseintheR1District.TheCityofLatƚƩƷĻƭ
1
PlanningandZoningCommissionRegularMeeting
December18,2014
th
MajorDevelopmentSitePlanΑBaker6GradeCampus
LandUseMapidentifiesthisparcelasͻtǒĬƌźĭΉLƓƭƷźƷǒƷźƚƓğƌ͵ͼThefollowingtable
summarizesthesurroundingzoningandlanduses:
ZoningLandUse
North GC,GeneralCommercialRetailCommercialDevelopment
South R1,LowDensityResidentialFairmontParkWestSubdivision
West R1,LowDensityResidentialSpenwickSubdivision
East R1,LowDensityResidentialFairmontParkWestSubdivision
Analysis:
ThissitedevelopmentplanwasreviewedaccordingtotheprovisionsofAppendixEof
theĭźƷǤƭDevelopmentOrdinance(No.1444).Becausethesiteisgreaterthan10acres
insize,itrequiresapprovalbythePlanningandZoningCommission.Thesiteplanisalso
subjecttoallapplicablerequirementsoftheĭźƷǤƭZoningOrdinance(Chapter106ofthe
ĭźƷǤƭCodeofOrdinances).Planningstaffhasreviewedtheproposedsitedevelopment
planandconcludedthattheapplicationcomplieswithallapplicablecoderequirements.
Staffisworkingtoaccommodatethetimingofthisapplicationandtheneedtobegin
timelymanner.Asaresult,theremaybeacoupleofitemsthatneed
constructionina
tobeaddressedandwillberecommendedasconditionsofapproval.Thefollowingisa
descriptionofƭƷğŅŅƭanalysisofvariousconsiderations:
SiteImprovements.
Theapplicanthassituatedtheproposedschoolonthesiteinamannerthatwillallow
fortheuseoftheexistingbuildingwhilethenewbuildingisunderconstruction.
Followingcompletionofconstruction,LPISDwilldemolishtheexistingbuilding.Thesite
willincludea92,000squarefootbuilding,newparkinglotswithatotalof876parking
spaces,newsitecirculation,landscapingimprovements,anddrainageanddetention
improvements.
Landscaping.
Thesitedevelopmentplanincludesproposedlandscapinginaccordancewiththe
provisionsofSection106800oftheCodeofOrdinances.Theproposalincludesstreet
treesplantedalongSpencerHighway,MyrtleCreekandCedarmont.Additionally,trees
andshrubsareproposedinplanterbedswithintheparkinglotareasinordertovisually
breakuptheparkinglotaswellasprovidefutureshaderelief.Thereisalsolandscape
bufferprovidedalongthesouthpropertylineadjacenttotheexistingresidentialhomes.
Theproposedlandscapingwillsubstantiallyenhancethesite.
Parkingandcirculation.
Section106838oftheCodeofOrdinancesoutlinestheĭźƷǤƭparkingrequirementsfor
juniorhighschooluses.Specificallythecoderequires:10minimum,plus1spaceper20
studentsand1spaceperstaff.Atthetimethisstaffreportwascompletedthesiteplan
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PlanningandZoningCommissionRegularMeeting
December18,2014
th
MajorDevelopmentSitePlanΑBaker6GradeCampus
didnotincludetherequiredparkingversustheproposedparking.Theapplicantwillbe
requiredtoprovidethisinformationonthesiteplananddemonstratecompliancewith
thecodepriortoexecutionoftheapprovalcertificates.
Thesiteplanproposesthereconfigurationofcirculationforthesite.Thedriveaisleon
thenorthernportionofthepropertyaccessedfromSpencerHighwayisintendedfor
vehicularpickupanddropoffforparents,whilethesoutherndriveaisleisforbuspick
upanddropoff.Stafffindsthattheconfigurationofthedriveaisleforthesitewill
includeimprovedcirculationpatternsforpickupanddropoff.
FireHydrantLocations.
ThisisoneitemthathasnotbeenfullyresolvedatthetimeofreviewbythePlanning
andZoningCommission.Staffrecommendsthataconditionofapprovalbeincluded
tocontinuetoworkwiththe
withanyapprovalofthesiteplanrequiringtheapplicant
FireMarshalonthelocationofhydrantsonthesiteandtoaddanyfirehydrants
required.TheFireMarshalhassomeconcernswithnohydrantslocatednearthemain
entrancetothebuildingonthewestside.Asaresult,hewouldliketocontinuetowork
withtheapplicantonthelocationofhydrantsonthesite.
Drainageanddetention.
Duetothelocationofthesite,detentionanddrainagerequirementsaresubjectto
approvalbyHarrisCounty.Beforethecitywillissueabuildingpermit,theapplicant
mustprovidewrittenapprovalbyHarrisCountyfordrainage/detention.Theattached
ExhibitCisacopyofthedetentioncalculations.
Conclusion:
Basedontheanalysisabove,stafffindsthattheproposedMajorDevelopmentSitePlan
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forBaker6GradeCampuscomplieswiththevariousapplicablecoderequirementsand
shouldbeconsideredforapprovalsubjecttoresolutionofthelocationoffirehydrants
andinclusionofparkingcalculations.
ATTACHMENTS
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ExhibitA:ProposedBaker6GradeCampusSitePlan
ExhibitB:AreaMap
ExhibitC:DetentionandDrainageCalculations
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EXHIBIT B
EXHIBIT B
EXHIBIT B
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EXHIBIT C
AREA MAP + ZONING
(CLP #14-83000001)
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1 inch = 400 feet