HomeMy WebLinkAbout01-29-15 Special Called Meeting of the Planning and Zoning CommissionCity of La Porte Planning and Development Department
City of La Porte
Planning and Zoning Commission Agenda
Notice is hereby given of a special called meeting of the La Porte Planning and Zoning Commission to be held on
January 29, 2015 at 6:00 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 meeting minutes: December 18, 2014.
4. Open public hearing to receive input on an application for Special Conditional Use Permit #14-91000003 by
Medders Construction Inc., to allow for construction of an off -site parking lot on a 6,250 square foot lot
further described as Lots 1 & 2, Block 789, Town of La Porte, City of La Porte, Harris County, Texas.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (for, against, or questions)
d. Question and Answer
5. Close public hearing.
6. Consider recommendation to City Council on Special Conditional Use Permit #14-91000003.
7. Consider approval of Major Development Site Plan #14-83000003; a request by La Porte Independent
School District for construction of an addition to and other site improvements for La Porte High School
located at 301 E. Fairmont Parkway.
8. Administrative reports.
9. Commission comments on matters appearing on the agenda or inquiry of staff regarding specific factual
information or existing policy.
10. Adjourn.
A quorum of City Council members may be present and participate in discussions during this meeting; however, no
action will be taken by the 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 January 29, 2015, agenda of items to be considered by the Planning and Zoning
Commission was posted on the City Hall bulletin board on the day of 2015.
Title:
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
Commissioners Present:
Commissioners Absent:
Councilmembers Present:
City Staff Present:
1. Call to order.
Planning and Zoning Commission
Minutes of December 18, 2014
Richard Warren, Mark Follis, Wyatt Smith, Lou Ann Martin, Trey
Kendrick, Nick Barrera, and Hal Lawler
Helen LaCour and Les Bird
Councilmen Mike Clausen and John Zemanek
City Planner Eric Ensey, Assistant City Attorney Clark Askins, and Office
Coordinator Peggy Lee
Chairman Hal Lawler called the meeting to order at 6:01 p.m.
2. Roll Call of Members.
Commissioners Warren, LaCour, Follis, Martin, and Lawler were present for roll call.
3. Consider approval of meeting minutes: December 4, 2014.
Motion by Commissioner Kendrick to approve the December 4, 2014, meeting minutes.
Second by Commissioner Martin. Motion carried.
Ayes: Commissioners Warren, Follis, Smith, Martin, Kendrick, Barrera, and Lawler
Nays: None
4. Open public hearing to receive input on an application for Special Conditional Use Permit #14-
91000004 by Kobelco Compressors America, Inc., owner of a 1.176 acre tract of land, described as
Reserve 7, Spencer Highway Subdivision, Addition No. 3 Reserve 7, City of La Porte, Harris
County, Texas, to allow construction of a compressor repair and service facility.
Chairman Lawler opened the public hearing at 6:04 p.m.
a. Staff Presentation
City Planner Eric Ensey presented the staff report on Special Conditional Use Permit request
#14-91000004 to allow construction of a compressor repair and service facility at the
southeast corner of Spencer Highway and Fleetwood Drive, requested by Kobelco
Compressors America, Inc.
b. Applicant Presentation
General Manager of Operations for Kobelco Compressors, America, Inc., Stan Kawahara,
thanked the Commissioners for the opportunity to explain their case. Mr. Kawahara
provided background information and an overview of the company. He introduced the
following representatives of the project:
Planning and Zoning Commission
Minutes of December 18, 2014
Page 2 of 5
Reid Wilson, local counsel with Wilson, Cribbs, and Goren provided Commissioners with a
hand-out and gave a brief presentation. Mr. Wilson spoke about the SIC codes in question
and addressed the City's requirements for approving a special conditional use permit.
Glenn Guise, Kobelco Repair Facility Supervisor, described his role as supervisor and the
process that will be used to service the compressors.
Mark Benoit, Re/Max I" Source Realtor, believes the location that was selected is a good fit
for the neighborhood. Mr. Benoit does not feel the development would adversely affect
property values.
Sam Thomas, Duplantis Design Group, provided the geotechnical and due diligence study
and recommended the site.
Aaron Wolfe, Architect and Engineer, described the plans for the building and the site.
Access from Fleetwood Dr. will be removed from the plans.
Todd Warnecke, Construction Project Manager with Drive Construction, spoke about how
the impacts associated with construction would be kept at a minimum.
c. Public Comments (for, against, or questions)
Kevin D. Johnson, 10836 Sycamore Dr. N., formerly a process technician for Lyondell
Chemical, who is now practicing law, opposes the request because the property is zoned for
commercial not industrial. Mr. Johnson stated his concerns with allowing this development
to locate at this entrance to his subdivision.
Robert Jackson, 10900 Sycamore Dr. N., opposes the request due to the type of business.
Mr. Jackson believes it is an industrial use that should not be allowed to locate near a
residential neighborhood.
Joel Bales, 10838 Sycamore Dr. N., opposes the request. Mr. Bales does not like the idea of
compressors that may be contaminated with chemicals coming into a residential area. Mr.
Bales spoke about information he found on the company's website.
John Kling, 11025 Pinewood Ct., opposes the request. Mr. Kling was concerned with the
development process that allowed the request to get this far, suggesting it should be looked
into.
Gary Wilkerson, 10915 Sycamore Dr. S., was concerned because he was not informed of the
proposed development even though he lives only 250 feet from the site. Mr. Wilkerson
questioned the size and set-up of the proposed facility because it is not an operation that
belongs at that location.
Planning and Zoning Commission
Minutes of December 18, 2014
Page 3 of 5
Michael Prasek, 10925 Dogwood Dr., Secretary of the Fairmont Park East Homeowners
Association, stated the Association neither endorses nor opposes the request. As a
homeowner, Mr. Prasek asked the Commission to do the right thing.
Sara Ragen, 10841 Sycamore Dr. N., opposes the request because it is not a good location
for the development and it will reduce property values.
Robbie McClaren, Sycamore Dr. N., opposes the request because the location is not
appropriate.
Mark Lindsey, 10991 Spruce Dr. S., opposes the request. Mr. Lindsey is concerned about
how the wastewater from the facility is going to be treated.
d. Question and Answer
Commissioner Follis asked the following questions of Mr. Kawahara:
What will be the hook height and crane capacity?
Will there be machines in the facility?
Will there be 18-wheeler traffic?
Is the facility in Carona, California in a zoned area?
What is the closest residential subdivision to the facility in Carona, California?
What will be the building's eave height?
Was a zoning permit obtained from the City of La Porte?
Does the Carona plant have a classification number of 3563?
Mr. Kawahara responded to Mr. Follis's questions:
The hook height will be 28' from the hook to the floor.
There will be a mill and lathe.
In some cases, 18-wheeler traffic will be necessary.
The Carona, California location is a manufacturing plant.
The closest houses to the Carona, California facility are approximately 600'.
The building's eave height will be 42'.
A zoning permit from the City of La Porte was not requested.
The Carona plant does not have a classification number of 3563, but it is in the 3500 series.
Commissioners inquired as to whether the City was contacted and the development plan
discussed prior to the land being purchased. Mr. Kawahara stated that there were meetings
with the City. City Planner Eric Ensey responded that at the time the early meetings
occurred, the SIC classification code that was being discussed was 7699. It wasn't until after
staff received additional information from the applicant as to what they were proposing to
do at the site that staff determined SIC #7699 was not the correct classification code.
Commissioner Barrera expressed concern that an apparent industrial use would try to
develop in a commercial area. Mr. Barrera was also concerned about the risk of chemical
exposure with the compressors and how that would be handled. He inquired about the
weight capacity of the cranes because of the roadway damage that could occur with
transporting the compressors.
Planning and Zoning Commission
Minutes of December 18, 2014
Page 4 of 5
In response to Mr. Barrera's concerns, Glenn Guise explained the process that would be
used to handle the compressors with regard to chemical exposure. Mr. Kawahara stated the
largest compressor that would be in the facility would be approximately 32,000 lbs. and the
maximum number of compressors that would be in the building at any time would be three.
Commissioners Smith and Martin agreed they would be in favor of having the business
locate to La Porte, but not at the requested location.
Mr. Kawahara stated the land was purchased as a result of the due diligence study.
Chairman Lawler spoke about how the City tries to accommodate incoming developments
as much as possible and then concluded discussion on the matter.
5. Close public hearing.
Chairman Lawler closed the public hearing at 8:14 p.m.
6. Consider recommendation to City Council on Special Conditional Use Permit #14-91000004.
Motion by Commissioner Warren to recommend denial to City Council of Special Conditional Use
Permit #14-91000004.
Second by Commissioner Barrera. Motion carried.
Ayes: Commissioners Warren, Follis, Smith, Martin, Kendrick, Barrera, and Lawler
Nays: None
Chairman Lawler called for a break at 8:18 p.m. The meeting reconvened at 8:26 p.m.
7. Consider approval of a Major Development Site Plan #14-83000001; a request by La Porte
Independent School District to allow construction of a new school building at the site of the
existing Baker 61" Grade Campus located at 9800 Spencer Highway.
Eric Ensey presented the staff report on a Major Development Site Plan for LPISD's new Baker 61n
Grade campus located at the southeast corner of Spencer Highway and Underwood Road.
Commissioner Follis stated he would be in favor of approving the plan when the plan is considered
administratively complete, which would include the following changes to the plan:
• Signature block should read "Planning and Development Director" instead of "Community
Development Director."
• Show existing, proposed, and required parking spaces.
• Show adjacent property owners.
• Show NAICS Number.
Planning and Zoning Commission
Minutes of December 18, 2014
Page 5 of 5
Commissioner Kendrick recommended the following additional change:
• Correct school name and acreage.
Motion by Commissioner Follis to approve Major Development Site Plan #14-83000001 to allow
construction of a new school building at the site of the existing LPISD Baker 6`" Grade campus
located at 9800 Spencer Highway.
Second by Commissioner Kendrick. Motion carried.
Ayes: Commissioners Warren, Follis, Smith, Martin, Kendrick, Barrera, and Lawler
Nays: None
8. Administrative reports.
There were no administrative reports.
9. Commission comments on matters appearing on the agenda or inquiry of staff regarding specific
factual information or existing policy.
Commissioner Martin reported the northeast corner of Sens and Spencer is under contract and in
the 60-day feasibility period.
10. Adjourn
Motion by Commissioner Warren to adjourn.
Second by Commissioner Martin.
Chairman Lawler adjourned the meeting.
Respectfully submitted,
Peggy Lee
Secretary, Planning and Zoning Commission
Passed and Approved on
Hal Lawler
Chairman, Planning and Zoning Commission
2015.
City of La Porte, Texas
Planning and Zoning Commission
January 29, 2015
AGENDA ITEM 4
Consider recommendation of approval of a Special Conditional Use Permit (#14-91000003)
to allow for construction of an off -site parking lot with covered parking on the property known as
Lots 1 & 2, Block 789, Town of La Porte, La Porte, Harris County, Texas
Applicant: Medders Construction.
Eric J. Ensey, City Planner
Planning and Development Department
City of La Porte, Texas
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Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission recommend approval to the City Council of
a request by Medders Construction for a Special Conditional Use Permit (SCUP) to allow
construction of an off -site parking lot with covered parking on the property located at
the southeast corner of S. 161" Street and W. C Street also described as Lots 1 & 2, Block
789, Town of La Porte as described in the attached ordinance (see Exhibit A)?
RECOMMENDATION
Should the Commission desire to consider a recommendation for approval of this
request, staff recommends considering various conditions, as described later in this staff
report.
DISCUSSION
Applicant:
Medders Construction
Applicant's Request:
The applicant desires to construct an off -site parking lot with covered parking on the
subject site. The attached Exhibit B includes the SCUP Application, project description
letter and site plan submitted by the applicant.
Site:
Vacant parcel of land located at the southeast corner of S. 161" Street and W. C Street
also described as Lots 1 & 2, Block 789, Town of La Porte. The applicant owns and
operates a general contractor construction company immediately across W. C Street at
311 S. 161" Street. The attached Exhibit C is an area vicinity map showing the location of
the proposed off -site parking lot as well as the main building for Medders Construction.
Background Information:
The subject site is a vacant parcel of land with 6,250 square feet (.143 acres) in area
zoned GC, General Commercial. The City of La Porte's Land Use Map identifies this
parcel as "commercial." The attached Exhibit D are Area Maps that show the location of
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the property as well as surrounding zoning and land use. The following table
summarizes the surrounding zoning and land uses:
Zoning
Land Use
North
GC, General Commercial
Medders Construction main building at 311 S. 16t"
Street
South
GC, General Commercial
Existing commercial use (405 S. 16t" Street)
West
LI, Light Industrial
Existing light industrial use (402 S. 16t" Street)
East
R-2, Medium Density Residential
Existing house (402 S. 15t" Street)
Notification Requirements:
Staff finds that the public hearing notification requirements outlined in Section 106-171
were performed in accordance with all applicable code provisions, including the
following: notice in a newspaper of general circulation at least 15 days prior to the
hearing; written notice mailed to owners of real property within 200 feet of the site
within 10 days of the hearing; sign posted on the site within 15 days of the hearing.
Additional notice of the public hearing was posted at City Hall and on the City's website
as required by state law.
At the time this staff report was drafted, the city received no responses from the mailed
notice.
Analysis:
The city's commercial use table (Section 106-441) allows for off -site parking through
consideration of a Special Conditional Use Permit. The following are a number of
considerations staff analyzed as part of this application:
Use.
The use of the site is intended to provide additional parking of vehicles and flat-bed
trailers (wheeled stock) for Medders Construction, which owns the building across the
street at 311 S. 161" Street. In order to prevent future use of this site as a storage yard,
staff is recommending a condition prohibiting the use of the site for outdoor storage of
materials. Additionally, staff is recommending that this SCUP be used only by Medders
Construction or subsequent owners and lessees of 311 S. 161" Street.
Site Development Plan.
Should the SCUP be approved, the applicant will need to submit application for a site
development plan to be reviewed administratively. All proposed improvements will
need to comply with the various code requirements outlined in the city's Zoning
Ordinance (Chapter 106), including but not limited to landscaping, setbacks, and
screening, along with any conditions imposed by the SCUP.
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Driveway Access.
Driveway access will be reviewed at the time of site plan submittal. The conceptual plan
is not of sufficient detail at this point for staff to review. However, staff recommends
that consideration be given to limiting access of this lot only to 16t" Street to prevent
cut -through traffic in the residential neighborhood to the east. The applicant will need
to comply with all driveway design criteria outlined in Section 106-835.
Proximity to Residential:
The proposed site is located in close proximity to R-2, Medium Density Residential,
zoned property. Although not adjacent, the site is located across a 16-foot alley from an
existing single family house at 402 S. 15t" Street. The city's Code of Ordinances requires
that development of commercially zoned properties adjacent to residential must
provide a screening buffer. Section 106-444(a)(1) outlines the city's screening
requirements. Should this SCUP be approved, staff recommends that consideration be
given to a condition that would require screening in accordance with the provisions of
the city's screening requirements, which includes a solid wood, masonry or vinyl fence
with tree plantings at 20' on center.
Covered Parking Awning.
The proposed covered awning will need to be located on the property so as to comply
with all applicable setbacks and height limitations as outlined in Section 106-741(b). The
code allows for a maximum height of 15 feet for accessory structures. Additionally all
accessory structures are required to be at least 3 feet from any property line.
Parking Lot Surface.
The city code requires that parking surfaces be of a dust -free material. Staff has included
a condition to the SCUP requiring the surface to be either asphalt or concrete. Further,
the surface must be maintained in good condition and repaired as necessary in the
future.
Drainage.
Drainage will be accommodated on site in accordance with all applicable standards and
reviewed at the time of submittal of the site development plan.
Conclusion:
Section 106-217 of the Code of Ordinances outlines specific conditions for approval of
SCUP applications. There are three different conditions that must be met in order to
approve a SCUP. The following table identifies each of the three conditions and staff's
finding on each:
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Condition:
Staff Analysis:
(1) That the specific use will be
The proposed use of the site as an off -site parking lot to provide the
compatible with and not
applicant additional parking for their main building at 311 S. 16t"
injurious to the use and
Street is allowed in the code subject to approval of a special
enjoyment of other property,
conditional use permit. The conditions outlined in the SCUP are
nor significantly diminish or
recommended to assure that the proposed development is
impair property values within
compatible with surrounding properties.
the immediate vicinity.
(2) That the conditions placed on
As a condition of approval of the proposed SCUP, the applicant is
such use as specified in each
required to submit a site development plan in accordance with the
district have been met by the
requirements of the city's Development Ordinance. Additionally, the
applicant.
site development plan will need to comply with all other provisions of
the city's Zoning Ordinance and will be reviewed during the site
development review. Any conditions imposed as part of a SCUP
approval will need to be incorporated in the site development plan.
(3) That the applicant has agreed
The applicant will need to provide confirmation that they are
to meet any additional
agreeable to the conditions imposed on the SCUP. Staff has provided a
conditions imposed, based on
list of conditions as part of this report. However, the Commission and
specific site constraints, and
City Council may impose additional conditions, should they approve
necessary to protect the public
the proposed SCUP.
interest and welfare of the
community.
Based on the analysis above, staff finds that if the Planning and Zoning Commission
desires to recommend approval of the proposed Special Conditional Use Permit, then a
number of conditions should be considered in the 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.
All necessary documentation for building permit review must be submitted in
conjunction with the city's building permit application process.
4. The applicant shall provide screening in accordance with the provision of Section 106-
444(a) on the east property line to mitigate impacts of the proposed parking lot on the
residential properties to the east.
Driveway access shall only be permitted on S. 16t" Street; not on W. C Street.
6. No outside storage of materials is permitted on site.
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7. Parking shall be only for Medders Construction or subsequent owner of the property at
311 S. 16t" Street.
8. The paved surface shall be either asphalt or concrete.
9. 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.
10. No hazardous materials are allowed on -site at any time.
11. 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.
ATTACHMENTS
Exhibit A: Draft Ordinance
Exhibit B: SCUP Application and Supplemental Information from the Applicant
Exhibit C: Area Map
Exhibit D: Zoning and Land Use Map
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. 14-91000003 FOR THAT CERTAIN PARCEL OF
LAND HEREIN DESCRIBED, FOR THE PURPOSE OF DEVELOPING AN OFF -SITE
PARKING LOT FOR MEDDERS CONSTRUCTION AT THE SOUTHEAST CORNER
OF S. 16TH STREET AND W. C STREET; 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 414-91000003, attached hereto as Exhibit A and incorporated by
reference for all purposes, to allow for the development of an off -site parking lot for Medders
Construction at the following described property, to wit:.143 acre tract further described as Lots 1
& 2, Block 789, Town of La Porte, 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.
ATTEST:
Patrice Fogarty, City Secretary
APPROVED:
Clark Askins, Assistant City Attorney
CITY OF LA PORTE
Louis R. Rigby, Mayor
2
EXHIBIT A
This permit is issued to
For Development of.
Legal Description:
Zoning:
Use:
City of La Porte
Special Conditional Use Permit #14-91000003
Medders Construction
Owner or Agent
311 S. 16t' Street, La Porte, Texas 77571
Address
Off -Site Parking Lot
Development Name
Vacant Parcel located at the Southeast Corner of S. 16t' St. and W. C St.
LaPorte, TX 77571
Address
Lot 1 & 2, Block 789, Town of LaPorte, City of LaPorte, Harris
County, Texas
General Commercial (GC)
Off -Site Parking for a Construction Company
Permit Conditions:
This Special Conditional Use Permit is applicable for the subject property and subsequent plan received
November 11, 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:
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.
All necessary documentation for building permit review must be submitted in conjunction with
the city's building permit application process.
4. The applicant shall provide screening in accordance with the provision of Section 106-444(a) on
the east property line to mitigate impacts of the proposed parking lot on the residential properties
to the east.
Driveway access shall only be permitted on S. 16"' Street; not on W. C Street.
6. No outside storage of materials is permitted on site.
7. Parking shall be only for Medders Construction or subsequent owner of the property at 311 S.
16t' Street.
The paved surface shall be either asphalt or concrete.
EXHIBIT A
9. 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.
10. No hazardous materials are allowed on -site at any time.
11. 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
4
City of La Porte
604 W. Fairmont Pkwy.
La Porte, TX 77571
Planning & Development Department
SPEC[ AL CONDITIONAL USE
PERMIT APPLICATION
Phone: 281.470.5073
Fax: 281.470.5005
vrww,Iaportetx.gov
1. PROPERTY OWNER CONTACT INFORMATION:
OWNER NAME: Terry Medders
PHONE 1: 281-930-1872
PHONE 2: 281-898-0429
FAX #: 281-478-5180
E-MAIL: twmedders@sbcglobal.net
MAILING ADDRESS: 311 S. 16th Laporte Tx 77571
2. BUSINESS INFORMATION:
BUSINESS NAME: N/A
BUSINESS TYPE: NIA
CONTACT NAME: Terry Medders PHONE#: 281-898-0429
E-MAIL: twmedders@sbcglobal.net
FAX #.281-478-5180
MAILING ADDRESS: 311 S 16th Laporte Tx
3- PROPERTY DESCRIPTION:
PARCEL NO(s) (13-digit HCAD Tex ID
PROPERTY ADDRESS (if existing): 401 S. 16th
PROPERTY LEGAL DESCRIPTION.
4. SUPPORTING DOCUMENTATION (Check Applicable):
XGENERAL PLAN SITE PLAN
PLAT
REASON FOR REQUEST?: Parking Area
OWNER or AUTHORIZED AGENT'S SIGNATURE:
PRINTED NAME: Terry Medders
DATE: 11-20-2014
S. APPLICATION CHECKLIST & SUPPORTING DOCUMENTATION:
COMPLETE ITEMS 1 THRU 4 OF APPLICATION
ATTACH APPLICABLE PLAN(S)
SUBMIT$300.00 NON-REFUNDAB LE APPLICATION FEE
(51AFF USE ONLY):
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DATERECOVED: ,1 RECEIVED BY:
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MEDDERS
CONSTRUCTION
ZONING
R
Zoning Legend
MED-DENSITY RESIDENTIAL
GENERAL COMMERCIAL
LIGHT INDUSTRIAL
LAND USE
City of La Porte, Texas
Planning and Zoning Commission
January 29, 2015
AGENDA ITEM 7
Consider approval of a Major Development Site Plan (#14-83000003)
to allow for construction of an addition and other site improvements
for La Porte High School
located at 301 E. Fairmont Parkway.
Applicant: La Porte Independent School District
Eric J. Ensey, City Planner
Planning and Development Department
City of La Porte, Texas
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Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission approve a request by the La Porte
Independent School District for a Major Development Site Plan to allow construction of
an addition to La Porte High School located at 301 E. Fairmont Parkway?
RECOMMENDATION
Staff recommends approval of the proposed Major Development Site Plan. However,
the approval should be subject to the condition that the applicant resolve a number of
minor issues outlined in this staff report prior to the city's issuance of a building permit.
DISCUSSION
Applicant/Property Owner:
La Porte Independent School District
Applicant's Request:
The applicant is seeking to construct an addition to the existing La Porte High School
building located at 301 E. Fairmont Parkway. Upon completion of the project, the high
school campus will consist of 571,464 square feet of total building area, which includes
the high school, sports facilities, and administration. The District plans to utilize the
current building while the addition is under construction. The scope of work will consist
of 2 phases: the first phase consisting of paving and sports facilities; and the second
phase being building demo and new structures/addition. The attached Exhibit A is the
proposed site development plan.
Background Information:
The subject site is approximately 53.35 acres and is located at the northeast corner of E.
Fairmont Parkway and Texas Street. The attached Exhibit B is an Area Map showing the
location of the subject property.
The legal description of the property is "a 53.3544 acre subdivision of out blocks 273-275,
295-299, 301-304, 319-322, Town of La Porte, Vol. 60 Pg. 113, HCDR, and block 51, Vol. 3
Pg. 72, HCMR, Sylvan Beach First Subdivision, of the J. Hunter Survey, A-35, City of La Porte,
State of Texas."
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The site is currently zoned R-2, Medium Density Residential, and contains the existing La
Porte High School Campus, including administration buildings, sports facilities and the
high school. The school is a permitted use in the R-2 District. The City of La Porte's Land
Use Map identifies this parcel as "Public/Institutional." The following table summarizes
the surrounding zoning and land uses:
Zoning
Land Use
North
R-2, Medium Density Residential
Junior High/Elementary School Campus (across G
Street)
South
GC, General Commercial
Commercial, church and vacant (across Fairmont
Parkway)
West
GC, General Commercial
Commercial (across Texas Street)
East
R-3, High Density Residential
R-1, Low Density Residential
Existing residential development (across San Jacento
Avenue)
Analysis:
This site development plan was reviewed according to the provisions of Appendix E of
the city's Development Ordinance (No. 1444). Because the site is greater than 10 acres
in size, it requires approval by the Planning and Zoning Commission. The site plan is also
subject to all applicable requirements of the city's Zoning Ordinance (Chapter 106 of the
city's Code of Ordinances). Planning staff has reviewed the proposed site development
plan and concluded that the application complies with all applicable code requirements.
Staff is working to accommodate the timing of this application and the need to begin
construction in a timely manner. As a result, there may be a couple of items that need
to be addressed and will be recommended as conditions of approval. The following is a
description of staff's analysis of various considerations:
Site Improvements.
The applicant is proposing phasing of the project in a manner to have minimal impact on
the existing operations of the school. The first phase will be construction of all sports
facilities on the site, including fields, tennis courts, proposed scoreboard, etc. Then they
will proceed with the second phase being building demolition and construction.
Following completion of construction, the high school campus will include 571,464
square feet of total building square footage and 876 parking spaces.
The city sent out a review letter to the applicant on January 161" outlining a number or
items that still need to be addressed with the site plan (see the attached Exhibit Q.
Should the Commission recommend approval of the proposed site plan, the approval
should be contingent on the applicant resolving all these issues prior to executing the
approval certificates on the site plan.
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Landscaping.
The site development plan includes proposed landscaping in accordance with the
provisions of Section 106-800 of the Code of Ordinances. Landscaping is required in
locations adjacent to where site improvements have been proposed. The proposal
includes street trees planted in various locations along the perimeter of the property as
well as in locations where parking improvements are proposed.
Parking and circulation.
Section 106-838 of the Code of Ordinances outlines the city's parking requirements for
high school uses. Specifically the code requires: 1 space per 4 students and 1 space per
staff. Based on this ratio, the site is required a total of 838 parking spaces. The proposal
includes the addition of 73 parking spaces, for a total at project completion of 876
spaces.
Fire Hydrant Locations.
This is one item that has not been fully resolved at the time of review by the Planning
and Zoning Commission. Staff recommends that a condition of approval be included
with any approval of the site plan requiring the applicant to continue to work with the
Fire Marshal on the location of hydrants on the site and to add any fire hydrants
required.
Drainage and detention.
The attached Exhibit D is a copy of the Drainage Analysis Report prepared by the
applicant's engineer. The City Engineer has reviewed the report for compliance with the
city's Public Improvement Criteria Manual (PICM) and has accepted it.
The proposal also includes the closing of an open drainage channel and facilitating the
flow of that channel in an underground box culvert. This allows the applicant to utilize
more of the property above ground for other improvements and to facilitate easier
access across the site. The study identifies two alternatives and recommends the
alternative that does not withhold the drainage getting to Galveston Bay. Additionally,
the City Engineer concurs with the report's finding that the preferred alternative does
not increase the water surface elevation and uses the pond as severe event overflow. In
summary, the preferred alternative design will not impact the flow of water in the
channel and will not impact properties up or down stream.
Conclusion:
Based on the analysis above, staff finds that the proposed Major Development Site Plan
for the La Porte High School campus complies with the various applicable code
requirements and should be considered for approval subject to resolution of the
location of fire hydrants and the resolution of all items addressed in the city's review
letter dated January 16, 2015.
P|annin�andZonin�Commissionu|ar�Weetin�
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P|annin�andZonin�Commissionu|ar�Weetin�
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Deve|opmentSite P|an —La Pojrte Hi,h Schoo|
ATTACHMENTS
�
Exhibit A: Proposed Baker " 1h Grade Campus Site Plan
ExhibitB: Area Map
ExhibitC: Review Letter Dated January 16,2015
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f City of La Porte Planning and Development Depa"rtment
January 16, 2015
Adam Hutchinson
Arborleaf Engineering & Surveying
1002 Village Square Drive, Suite B
Tomball, Texas 77375
RE: Major Development Site Plan Application 414-83000003 (Review of Submittal #3)
La Porte High School — 10615 N. "L" Street
Dear Mr. Hutchinson,
The City of La Porte received your resubmittal and conducted our review of the documentation
submitted. This letter includes all comments and questions related to your plan submittal by the
various city agencies.
Planning:
(Eric Ensey, City Planner, 281-470-5063, ense)2e(-&,laportetx.gov)
1. The plan included a note regarding the location of dumpsters, but this note will also need
to include screening materials used for the dumpster.
2. The street trees need to be shade trees not ornamental trees.
Near the new entrance on San Jacinto, there is a reference to "8 Waxleaf Ligustrum" but
I do not see where those plants are located. Please identify on the site plan.
Building:
(Mark Huber, Chief Building Official, 281-470-5067, hubermnlaportetx.gov)
4. No additional comments.
Utilities:
(Curtis Herrod, Utilities Superintendent, 281-470-5107, herrodcnlaportetx.gov)
5. Call out size of the domestic water service and meter for the proposed baseball field
facility.
6. Indicate if the existing sanitary sewer running through proposed baseball field will be
abandoned or remain.
7. Shown and call out a U.E. for the existing 6" water line.
8. Call out proposed 4" water meter for proposed not labeled.
9. Possible conflict between existing fire line ( size not known ) and the proposed 2-4 x6
box culverts near the outfall to the detention pond.
10. Label proposed Baseball field.
11. The utility easement is shown but not called out for proposed water line to be relocated
12. Show and call out existing water service and meter for existing Mechanical bldg.
City of La Porte 604 W. Fairmont Parkway Phone: (281) 471-5020
Planning and Development LaPorte, TX 77571-6215 Fax: (281) 470-5005
www.laportetx.gov
Mr. Adam Hutchinson
January 16, 2014
Page 2
13. Show and call out existing fire line and domestic water service for Administration Bldg.
14. Clarify and call out if sanitary sewer or manholes will be abandoned in place.
15. Contact Public Works for specifications regarding the proposed 3" and 4" domestic water
meters and other meter installation requirements.
Engineering:
(Bob Eng, City Engineer, 281-470-5058, en= b(a�laaortetx. ov)
16. No additional comments. I would suggest submitting application for your fill dirt permit
and stormwater quality permits at this time so they can be ready at the time the building
permit is ready to be issued.
Fire:
(ClifMeekins, Fire Marshal, 281-470-5175, naeekinscnlaportea.gov)
17. Contact Donald Ladd, Deputy Fire Chief, to discuss fire hydrant locations at 281-470-
5182.
After you have addressed the comments from the various city agencies as specified in this letter,
please provide me with a revised submittal. Your submittal may be submitted electronically or
via one copy of the revised site plan and any additional information requested. I have this case
scheduled for the January 29, 2015 meeting agenda for the Planning and Zoning Commission.
If you have any further questions, please don't hesitate to contact me directly at 281-470-5063 or
via email at ens eye glgportetx.gov.
Sincerely,
Eric J. Ensey
City Planner
City of La Porte 604 W. Fairmont Parkway Phone: (281) 471-5020
Planning and Development LaPorte, TX 77571-6215 Fax: (281) 470-5005
www.laportetx.gov
DRA INA GE A NA L YSIS
1:14i " MIA
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WE=�
UA Engineering, Inc. 44
Firm Registration NIo. F-1386
29129 Briarpark, Suite 600
Houston, Texas 77042-3703
Phone 713.953.5200
Fax 711953.5026
LJA Job Number 2265-1401
DRA INA GE A NA L YSI
La Poirtei High S�cih�ooil Drainage
Chan�nel
wa=-IIM
iiiiiiii iplill 1111111 11111111111111 111 iiiiiiiiiij I
WE=-IM
UALEngineering, Inc.
Firm Registration No. F-1 3,86
2929 Briarpark, Suite 600,
Houston, Texas 77042-3703
Phone 713.9,53,5200
Fax 713.953.5026
LJA Job Number 2265-1401
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1.1. Project Background
LJA Engineering, Engineering, Inc. (LJA) was contacted by ArborLeaf Engineering and Surveying (ArborLeaf)
to determine the size of a box storm drain system to enclose the, existing earthen open channel
for future development of the, site. The project area is shown on Exhibit 1. Exhibits 2 and 3
show the study drainage areas based on topographic survey provided to LJA and discussions
with ArborLeaf. The existing open channel and existing crossing culverts are shown on Exhibit
4.
For the study limits, the downstream end of the existing open channel outfalls into existing 48-
inch pipes just upstream of Park Street, The Park Street storm sewer system was not modeled
as part of the analysis.
The Base Flood Elevation (BFE) for the site is at Elevation 14 based on the preliminary Flood
Insurance Rate Map (FIRM) dated March 29, 2013. The BFE of 14 was used as it is higher
value than the current effective value. Both, FIRM panels are shown in Appendix A.
1.2. Purpose
The purpose of this study is to analyze the size of proposed box systeirn to enclose an existing
earthen open channel located on the high school campus. Drainage areas were determined
and flows calculated for use in hydraulic modeling of the box system. In addition, the south
ditch running east and west along G Street was sized for pipe to endlose that ditch system.
Flows were calculated for the G Street ditch and capacity checked but no detail hydraulic
modeling was completed for it.
1.3. Scope of Work
The scope of work consists of performing a hydrology and hydraulic (H&H) analysis and
providing supporting documentation for planning the, enclosing of the existing channel between
G Street and Park Street. The tasks outlined below were performed as part of the drainage
analysis:
Previously collected topographic survey information for the high school campus was
provided by ArborLeaf.
Existing condition hydrologic analysis to establish the base conditions. Drainage areas
were analyzed using topographic information, Peak runoff rates were calculated and
existing condition runoff hydirographs were computed.
• Hydraufic analysis of existing drainage structures was conducted. Water surface
elevations were determined using XP-Storm.
• Hydraulic analysis of proposed conveyance improvement alternatives was conducted.
Water surface elevations were determined using XP-Stoirm and compared to the
existing condition.
• The methods, assumptions, conclusions, and recommendations of the computations
performed are documented in this, drainage analysis report.
JA2265M401%DRN1La Pone Dra�nage Analysis-rev1214.docx 1 - 1
1.4. Additional Prolect information
The proposed project horizontal datum is Texas, Coordinate System South Central Zone
NAD83. The vertical datum is based on NAVID 88 (Harris County Reference Mark System) as
provided by ArborLcaf.
The FEMA FIRM panel for the La Porte High; Schodl campus is covered on panel 48201 C09154L
and is shown in Appendix A.
J:T265M401WRNM.a Porte Dramage Analysis-rev1214.docx I-
ellllrmw�.- 6
The existing topography in the project area is relatively flat. The general fall of the land
northwest to southeast.
SJIr r r w a
For this analysis,, no hydrologic modeling was created. As a way to develop flow values,
Malcolm's Small Hydrograph Method (or Small Watershed Method), was used to determine a
storage volume for the 100-year storm event. Malcolm's Small Watershed Method evaluates
single peak discharge values and creates hydrographs for comparison based on drainage area
characteristics. The, Small Watershed is technique for hydrogiraph development, which is useful
in hydrologic studies for relatively small watersheds (up to approximately 640 acres) and was
developed by H.R. Malcolm. The Small Watershed method is discussed in detail the Harris
County Flood Control Criteria Manual and can be used in conjunction with the drainage area -
discharge curves (site, runoff curves) or the Rational Method. The methodology utilizes a
pattern hydrograph to obtain a curvilinear hydrogiraph that peaks at the peak flow rate,
determined Iby use of site runoff curves or the Rational Method and which, contains a runoff
volume consistent with desired rainfall amount. Method for this analysis, the existing and
proposed flow values, were created and used as the hydrographs for comparison. For this
analysis, the, HCFC D site runoff curves were used for the 1 00-year event. Table 2.1 shows the
HCFCD Site Runoff Curve values.
Table 2.1 Site Runoff Curves
Impervious
10 Year Prob
100 Year
Cover
< 20 acres
>20 acres
< 20 acres
>210 acres
0%
1.2
2.1
2.0
3.4
101%
1.5
2.6
2.5
4.3
20%
1.8
3A
3.1
5.3
30%
2.3
3.9
3.8
6.4
40%
2.7
4.6
4.3
73
85%
3.5
5.9
5.1
6-.-7
The equation for the Site Runoff Curves is.
Where: Q = peak discharge (cfs)
A = drainage area (acres)
m = 1.0 for 1 to 20 acres and 0.823 for more than 20 acres up to 640 acres
J,122M1401TRN\La Porte Dainage Analysis-rev1214.docx 2-1
Table 2.2 shows the drainage areas and the corresponding area used in, the peak flow
calicOation from the site runoff curves.
Table 2.2 Drainag e.Areas
DA ID
Area i(ac)
DA-I
�DA-2
20.9
5.5
DA-3
8.6
DA-4
3.9
DA-5
2.8
17 DA-16
3.6
Appendix B contains the spreadsheets that show the determination of the hydrolgraphs from
the peak flow values calculated from each drainage areas. These hydrographs were entered in
the XP-Storm models.
JA2265\1401DRNLa Porte Drainage Anallps-rev1214,docx 2-2
3.0 Hydraulic Analysis
This section presents the hydraulic analysis performed for the enclosing of the existing open
channel on the La Porte High School Campus. The hydraulic analysis was performed using XP-
Storm, program.
XP-Storm is a dynamic rainfall -runoff -subsurface -runoff simulation model used for single -event
to continuous simulation of flow quantity and quality from primarily urban/suburban areas. While
the program Ihas both hydrology and hydraulic components, for the purposes of this analysis
only the hydraulic components were utilized. XP-Storm utilizes the EPA SWMM 5 engine for
calculations.
The hydraulic portion of XP-Storm routes water flow through user -defined storm water network
that can include components such as closed pipes, open channels, storages:, ponds, diversion
structures, pumps, orifices, weirs, outlets,, outfalls, and other regulators. XP-Storm tracks the
quantity of flow as it progresses through the system to the outlet. The program also tracks flow
rate and depth of water in each pipe and channel during the simulation time period.
To build the XP-Storm hydraulic imodel, the system is defined by establishing a network
representation of the physical components of the study area. The first step in building the XP-
Storm models for this analysis was to establish junction locations within the model. The
junctions physically represent the confluence of natural channels, manholes in a storm sewer
system, or pipe connections. The primary input parameters at the junctions were invert elevation
and external inflow data (hydrograplhs). Once, the Junction nodes were defined, the outfall
node(s) were established. In an XP-Storm model, outfalls are terminal nodes of a drainage
system used to define final downstream boundary conditions in dynamic flow routing. Outfalls
operate as a junction node in other types of flow routing. The primary input parameters at the
outfalls for this analysis are invert elevations and Iboundary condition type and stage description.
The next step in the model development was to connect junction nodes and outfalls with conduit
links such as pipes or channels to conveyance water through the system. The primary input
parameters used for conduits in this analysis were offset elevation above inverts, conduit length,
manning's roughness, cross -sectional geometry, and entrance/exit losses,
Once the network was linked, flow was routed through the network usinig Dynamic wave routing
which solves the complete one-dimensional Saint Veinant flow equations and therefore
produces the most theoretically accurate results. These equations consist of the continuity and
momentum equations for conduits and a volume continuity equation at nodes. Model runs were
conducted for the existing hydraulic condition using the I 00-year flows.
3.2. Hydraulic Analysis
3.2.1. Existing
The model for the existing conveyance system was run using the 1 010-year flows. The existing
system was modeled using cross sections cut from the existing topographic survey information
form the open ditch section. The two double 4-inch culvert crossing were modeled as, well in
the, existing conditions. Table 3.1 Ibelow shows the existing flows and maximum water surfaces
for existing conditions from the XP-Storm model, Appendix C contains the XP-Storm output for
the existing conditions.
J:N2265114DIiDRMLa Porte D4nage Analysis- rev 1214.do" 3-1
Table 3.1 Existina Conditions IResurlts
Link Name
Shape
�flax Flow
of
Maximum
Water
Elevation
( ft)
Link8
Natural
73.00
11.70
Link7
2-48-in
73.48
11.59
Link6
Natural
961.03
11.59
Links
2-48-in
96.14
11.37
Link4
Natural
103.06
11.37
Llnk3
Natural
109.30
11.21
Link2
Natural
1109,33
11.13
Unkl
Natural
117.57
11.06
Unko
2-48-in
117.54
10.83
3.2.2. Proposed with Restrictoirs
The first proposed scenario consists of enclosing the upstream end of the existing channel with
2-6'x4' RBC for approximately 1300 linear feet downstream of G Street, The downstream end
of the existing channel will be expanded for a proposed detention facility. Exhibit 5 shows this
configuration layout. The proposed school plan was provided by ArborLeaf and proposed flows
developed for the increased impervious areas. Link I was changed to a storage area based on
the proposed detention basin at the downstream end of the study area. This alternative does
have an increase in water surface elevation but no increase in flows for the 1 00-year event. For
control purposes at the detention basin, the existing 48 inch pipes are both restricted down to 36
inch pipes. This restrictor increases the water surface elevation but all increases are well below
the BFE value of elevation 14 and within the school property. The water surface elvations are
increased to 0.9 feet above the existing values in the model. The flows and water surface
elevations are based on the 1 010-year storm event. Table 3.2 below shows the proposed flows
and maximum water surfaces for proposed conditions from the XP-Storm model. Appendix C
contains the, XP-Storm output for the proposed system.
For enclosing 1300 linear feet of existing channel below the BFE with 2-6x4 RBC will require
providing approximately 0.7 acre-feet of floodpllain fifl mitigation and 0A acre-feet of lost storage
for filling in the south ditch along G Street. Based on a technical memorandum by ArborLeaf,
the proposed detention mitigation volume for the improvments to the school site will require 1.22
acre-feet of storage. As designed, the proposed storage area at the downstream end of the
system will provide 5 acre-feet of storage. This volume will provide the required volluirne for both
the impervious increase and the lost floodplain storage.
JA2265114131\DRN.La Pode Drainage Analysis-rev1214.dom -2
Table 3.2 ProDosed Results with Restrictors,
111aximurn
Water
ML-
Max Flow
Elevation
I
efs
3.2.3. Proposed without IRestrictors
The second proposed scenario consists of lenclosing the same existing channel with 2-6'x4'
RBC for approximately 1300 linear feet downstream of G Street. The downstream end of the
existing channel will be expanded for a proposed detention facility. Exhibit 5 shows this
configuration layout. The proposed school plan was provided by Arborl-eaf and proposed flows
developed for the increased impervious areas. Link 1 was changed to a storage area based on
the proposed detention (basin at the downstream end of the study area. This afternative does
not restrict the existing 48 finch pipes. This alternative does have a slight increase in water
surface but it is all within the downstream storage area for the models. Without restricting down
the existing 48 inch pipes at the outfall, there is, an 8 cfs increase in 1 00-year discharge from the
site. With the school site less than 1500 feet from Galveston Bay, this slight increase in the
100-year discharge from the project site is not an adverse impact to the receiving stream. All
modeled water surface elevations are well below the BF E for this area. The flows and water
surface elevations are based on the 100-year storm event. Table 3.3 below shows the
proposed flows and maximum water surfaces for proposed conditions from the P-Storm
model. Appendix C contains the XP-Storm output for the proposed system.
The same floodplain fill discussion is applicable to this proposed scenario.
D226511401VIRNU Pouts lDrainagie An alysis-irev I 214-cfoox 3-3
Fable 33 Proposed Results without Restrictors
Maximum
Water
Max Flow
El ation
cfs,
JV265X14011DRMLa Porte Drainage AnMysis,rev1214-docx 3-4
4.0 CONCLUSION
The drainage analysis modeled the existing earthen open channel using IFS-SWMM to
develop baseline conditions for flow and water surface elevations for the I 00-year storm
event. Using the provide proposed development plan foir the school site, proposed flow
values were developed for the increased impervious cover. The proposed 2-6'x4' box
culvert system was, modeled in XP-SWMM from G Street to approximately 1300 feet
downstream. At this location, a detention basin was modeled using a storage node.
Two proposed scenarios were modeled with the storage area. The first restricted the
existing double 48 inch pipes clown to double 36 inch to reduce the proposed flows down
to, or below existing 100-year flow values. This does increase the existing water
surfaces within the school site but well below the BFE for this area. The second
scenario modeled the same box culverts and storage area but did not restrict the
existing double 48 inch pipes. This only slightly increased the, water surface elevation
within the proposed storage node and no other areas on the school site. This non-
restricted scenario does allow an increase of 8 cfs over the existing 1 00-year flow value
at the downstream end. While this is, an impact to the, 1 00-year flow, it is not considered
an adverse impact as the receiving stream is Galveston Bay and is less than 1500 feet
from the site. Based on the better water surface elevations within the school site and
the close proximity to Galveston Bay, the non -restricted Iproposed scenario is the
recommended scenario. The recommended scenario will not have an adverse, impact
to, the, school site or to Galveston Bay for the 1 00-year storm event. Approximately 0.7
acre feet of storage is required below the BFE which is offset by the excavation of the
detention basin.
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Miscellaneous
A Meeting of the La Porte
Planning & Zoning Commission
(Type of Meeting) L'•
Scheduled for FEB 18 �014
February 19, 2015 sY�
(Date of Meeting)
to Consider
Zone Change Request #15-92000001
(Type of Request)
I have received notice of the above referenced public hearing.
I am in FAVOR of granting this request for the following reasons:
I am OPPOSED to granting this request for the following reasons:
Name (please print)
Signature
Address
f
City, te, Zip
t
��r,�3u
A Meeting of the La Porte RZ ARM,,
Planning & Zoning Commission b �i
(Type of Meeting) �EB
Scheduled for
�Y
February 19, 2015
(Date of Meeting)
to Consider
Zone Change Request #15-92000001
(Type of Request)
I have received notice of the above referenced public hearing.
I am in FAVOR of granting this request for the following reasons:
I am OPPOSED to granting this request for the following reasons:
Se C-- 741" c -h e c
Name (please print)
Signature
,J 6 0 .� v C,n.5 X z
Address
)-w 106 . -? -2 s✓ Z
City, State, p
9
I oppose the change to commercial for the following reasons:
1. Noise traffic -
Traffic in and out 24 hours a day. We have enough people coming and going all hours of the day
in our front yard.
2. Security problems -
This type of business usually attracts the possibility of being broken into.
3. Safety concerns -
The police have not been any help in controlling the theft problems with the Pecan Grove Trailer
Park.
4. Pollution -
Pollution and environmental problems from oil and gas create unknown fumes from vehicles
causing health problems.
5. Too many businesses -
There are too many businesses with all the noises 24 hours a day.
6. Traffic problems -
We can't get out of our own driveway right now due to high volumes of traffic.
I hope the zoning commission will not grant this change. We have lived and paid taxes for 66 years and
hope our input will be fairly considered.
&A—
CONSTRUCTIO
Quala 6.4 acre development and parking lot
expansion
Prepared for: City of Laporte, Planning and Zoning committee, Quala US , Laporte ,Tx 77571. Dan Langdon, Vice
President.
Legal Description: TRS 351 & 352 LaPorte Outlets
Prepared by: Tony Garcia, Jr, President SDC Construction
February 19, 2015
Proposal number: 2015-33015
SDC CONSTRUCTION 4221 Mckinney St. HOUSTON, TX 77023
832-724-0206
EXECUTIVE SUMMARY
Objective
Proposed South parking lot development and expansion in 2015: provide approximately 100+ parking spaces
on behalf of Quala. The proposed expansion located at 11110 Hwy 225 LaPorte, Tx consists of developing
6.4 acres to improve parking efficiency, circulation and safety.
Goals
To address the social and ecological environment impacted by the proposed 6.4 acres parking lot development.
To form a full collaborative'effort between the City of LaPorte and Harris County, meeting all local and county
codes.
Solution -
In providing a quality and sound project, SDC shall be mindful of neighboring residents and the City of Laporte in
its approach, appearance and design during the entire planning, development and construction process.
Project Outline
To offset the impact of developing 6.4 acres of wooded lot due to possible increase in parking activity,
impervious land cover and potential increase in storm water runoff we plan to do as follows:
• Tree preservation plan: maintain 30 feet at the West and 20 feet at South perimeter. Perform tree survey with
replanting guide plan to offset quality trees lost during land development;
• Add approximately 100+ parking spaces to the existing Quala facility;
• Parking expansion to meet current standards and codes for safety, accessibility and efficiency;
• Land impact: perform engineering, soil test and runoff impact to determine appropriate measures for storm
water management following local and county codes and guidelines;
• Lighting Mitigation plan: to offset the lighting impact we propose to utilize hooded yellow sodium vapor lights;
• Sound mitigation plan: provide fence and barrier to be per code 8' tall wood fence on the South and West end
of property so sound reduction;
• Asphalt parking to be light truck and vehicle rated;
• Project working hours to be limited to standard working hours Monday through Saturday;
• Design and Planning to take approximately 2 months;
• Permitting approximately 2 months;
• Construction time approximately 4 months.
SDC CONSTRUCTION 4221 Mckinney St. HOUSTON, TX 77023 832-724-0206