HomeMy WebLinkAbout04-16-15 Regular Meeting of the Planning and Zoning Commission
CityofLaPorte
PlanningandZoningCommissionAgenda
Noticeisherebygivenofa RegularMeeting oftheLaPortePlanningandZoningCommissiontobeheldon
Thursday,April16,2015at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway,LaPorte,Texas,
regardingtheitemsofbusinessaccordingtotheagendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:February19,2015.
4.Considerapprovalofmeetingminutes:March19,2015.
5.OpenpublichearingtoreceiveinputonanapplicationforZoneChange#1492000001,arequestbyJose
AngelSandovalJr.(onbehalfofthepropertyownerEddieV.Gray,Trustee)torezonethepropertyknown
asReserve1,FairmontParkEastBusinessParkReserves1,3,4,5,and6subdivisionfromGeneral
CommercialDistrict(GC)toLowDensityResidential(R1).
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
6.Closepublichearing.
7.ConsiderrecommendationtoCityCouncilonZoneChangerequest#1492000001.
8.OpenpublichearingtoreceiveinputonanapplicationforSpecialConditionalUsePermit#1591000001,a
requestbyRhondaCarrawaytoallowforconstructionofasecondarydwellingunitontheproperty
locatedat227S.YStreetalsodescribedasLots9and10,Block1,Oakhurstsubdivision.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
9.Closepublichearing.
10.ConsiderrecommendationtoCityCouncilonSpecialConditionalUsePermitrequest#1591000001.
11.OpenpublichearingtoreceiveinputonanapplicationforSpecialConditionalUsePermit#1591000002,a
requestbyBarsanGlobalLogistics(onbehalfofthepropertyownerPiersideIndustriesInc.)toallowfor
acreportionofthepropertydescribedasTracts1B3,
constructionofawarehousefacilityona7.1
Abstract35,JohnsonHunterSurveyinthePlannedUnitDevelopment(PUD)zonedistrict.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
12.Closepublichearing.
13.ConsiderrecommendationtoCityCouncilonZoneChangerequest#1591000002.
14.Administrativereports.
15.Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecificfactual
informationorexistingpolicy.
16.Adjourn.
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
PlanningandZoningCommissionAgenda
Thursday,April16,2015
Page2
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting;however,no
actionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbereceived24
hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CERTIFICATION
IcertifythatacopyoftheThursday,April16,2015,agendaofitemstobeconsideredbythePlanningandZoning
theCityHallbulletinboardonthe____dayof____________________,2015.
Commissionwaspostedon
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
Planning and Zoning Commission
Minutes of February 19, 2015
Commissioners Present: Richard Warren, Helen LaCour, Lou Ann Martin, Mark Follis, Wyatt Smith, Trey
Kendrick, Nick Barrera, and Hal Lawler
Commissioners Absent: Les Bird
City Staff Present: Planning and Development Director Tim Tietjens, City Planner Eric Ensey, City
Engineer Bob Eng, Assistant City Attorney Clark Askins, and Office Coordinator
Peggy Lee
Council Members Present: Danny Earp
Call to order.
1.
Chairman Hal Lawler called the meeting to order at 6:00 p.m.
Roll Call of Members.
2.
Commissioners Kendrick, Warren, LaCour, Barrera, Martin, Follis, Smith, and Lawler were present for
roll call. Commissioner LaCour left the meeting at 7:15 p.m.
Consider approval of meeting minutes: January 29, 2015.
3.
Motion by Commissioner Barrera to approve the January 29, 2015, meeting minutes.
Second by Commissioner Warren. Motion carried.
Ayes: Commissioners Warren, LaCour, Martin, Barrera, Follis, Smith, Kendrick, and Lawler
Nays: None
Consider a recommendation to City Council on an amendment to the city’s Future Land Use Map
4.
amending a tract of land approximately 1.0 acre in area further described as Tracts 262 and 262A, La
Porte Outlots, situated in the Enoch Brinson Survey, A-5, City of La Porte, Harris County, Texas, from
“Large Lot Residential” to “Commercial.”
Being interrelated, the staff reports for agenda items 4 and 5 were given in a single presentation by
City Planner Eric Ensey. Applicants Jose and Martina Guadalupe Marroquin (on behalf on property
owner Dennis Noseworthy) have requested to rezone a 1.0 acre portion of a 2.14 acre tract of land
described as Tracts 262 and 262A, La Porte Outlots from Large Lot Residential to General Commercial.
An amendment to the Future Land Use Map to identify the entire site as “Commercial” is necessary in
order to accommodate the rezone request. The Marroquin’s intend to purchase the property and
develop an automobile and truck repair facility.
Motion by Lou Ann Martin to deny an amendment to the city’s Future Land Use Map for a tract of
land approximately one acre in area further described as Tracts 262 and 262A, La Porte Outlots.
Second by Trey Kendrick. Motion carried.
Ayes: Commissioners Warren, LaCour, Martin, Barrera, Follis, Smith, Kendrick, and Lawler
Nays: None
Planning and Zoning Commission
Minutes of February 19, 2015
Page 2 of 6
Open public hearing to receive input on an application for Zone Change #15-92000001 by Jose
5.
Marroquin & Martina Guadalupe Marroquin on behalf of Dennis Noseworthy, owner of a 1.0 acre tract
of land described as Tracts 262 and 262A, La Porte Outlots, situated in the Enoch Brinson Survey, A-5,
City of La Porte, Harris County, Texas, from Large Lot District (LL) to General Commercial (GC).
Chairman Lawler opened the public hearing at 6:03 p.m.
a.Staff Presentation
The staff report for this request was presented in conjunction with agenda item 4.
Public hearing notices were mailed to all property owners located within 200’ of the subject site.
The city received two responses from the mail-out, both in opposition of the rezone request.
b.Applicant Presentation
Hilda Cantu, 6402 Avondale, Pasadena, TX, realtor, spoke on behalf of the applicants. In response
to questions from the Commission, Ms. Cantu stated the proposed use will be a mechanical repair
shop that will service automobiles and 18-wheeler trucks (without the trailers). The hours of
operation will be 7:00 a.m. – 5:00 p.m.
c.Public Comments (for, against, or questions)
The property owner, Dennis Noseworthy, addressed the Commission. Mr. Noseworthy stated
there are very few residential properties remaining along Sens Rd. Most all development along
the roadway is commercial.
d.Question and Answer
There were no questions posed.
Close public hearing.
6.
Chairman Lawler closed the public hearing at 6:25 p.m.
Consider recommendation to City Council on Zone Change Request #15-92000001.
7.
Commissioners had concerns with setting precedence for further similar requests and with encroachment
into the Large Lot District.
Motion by Commissioner Kendrick to recommend denial to City Council of Zone Change Request #15-
92000001.
Second by Commissioner Warren. Motion carried.
Ayes: Commissioners Warren, LaCour, Martin, Barrera, Follis, Smith, Kendrick, and Lawler
Nays: None
Planning and Zoning Commission
Minutes of February 19, 2015
Page 3 of 6
Consider a recommendation to City Council on an amendment to the city’s Future Land Use Map
8.
amending a tract of land approximately 6.43 acres in area further described as Tracts 351 and 352, La
Porte Outlots, situated in the Enoch Brinson Survey, A-5, Harris County, Texas, from “Large Lot
Residential” to Light Industrial.”
Being interrelated, the staff reports for agenda items 8 and 9 were given in a single presentation by
City Planner Eric Ensey. The applicant, QualaWash Holdings LLC (on behalf of property owner
Louisiana Chemical LLC) has requested to rezone a 6.43 acre tract of land described as Tracts 351 and
352, La Porte Outlots from Large Lot Residential to Light Industrial. An amendment to the Future Land
Use Map to identify the site as “Light Industrial” is necessary in order to accommodate the rezone
request. QualaWash intends to lease a 5.0 acre portion of the subject 6.43 acres to construct an
additional parking lot for trucks and trailers.
Motion by Commissioner Follis to amend the city’s Future Land Use Map amending a tract of land
approximately 6.43 acres in area further described as Tracts 351 and 352, La Porte Outlots.
Second by Commissioner Smith. Motion carried.
Ayes: Commissioners Warren, Martin, Follis, Smith, and Kendrick
Nays: Commissioners Barrera and Lawler
Open public hearing to receive input on an application for Zone Change #15-92000002 by QualaWash
9.
Holdings LLC on behalf of Louisiana Chemical Co. LLC, owner of a 6.43 acre tract of land described as
Tracts 351 and 352, La Porte Outlots, situated in the Enoch Brinson Survey, A-5, Harris County, Texas,
from Large Lot Residential (LL) to Light Industrial (LI).
Chairman Lawler opened the public hearing at 6:34 p.m.
a.Staff Presentation
The staff report for this request was presented in conjunction with agenda item 8.
Notice of the public hearing was mailed to all property owners within 200’ of the subject site. No
written comments were received from the mail-out.
b.Applicant Presentation
Dan Langdon, QualaWash Regional Vice-President, addressed the Commission. Mr. Langdon
provided a brief description of the company. The rezone is being requested to provide additional
trailer parking to accommodate the company’s expansion. Qualawash representatives contacted
and discussed their plans with five adjacent property owners and received overwhelming positive
response.
Tony Garcia, with SDC Construction, 4221 McKinney, Houston, TX addressed the Commission. SDC
Construction will serve as the general contractor for the project. Mr. Garcia provided
Commissioners with a handout of an executive summary describing the parking lot expansion
project.
Planning and Zoning Commission
Minutes of February 19, 2015
Page 4 of 6
c.Public Comments (for, against, or questions)
Darrell Hutchins, 11311 North P St., spoke in opposition to the rezone. Mr. Hutchins stated the
property was previously rezoned approximately five years ago. At that time, the property owner
was required to plant trees to help serve as a buffer, but that was never done. Mr. Hutchins is
concerned about the additional noise that will come from moving trailers in and out of the parking
lot.
Jim Carlson, with QualaWash, committed to planting trees and complying with any requirements
of the site plan.
Barrett Gibson, with Louisiana Chemical Co., was available to answer questions.
Richard Hillenbrand, with Louisiana Chemical Co., was available to answer questions.
Mr. Gibson and Mr. Hillenbrand agreed to forward any additional requests of the company to their
upper management.
Julia Hutchins, wife of Darrell Hutchins, stated they hear noises at night caused by hooking and
unhooking onto trailers. They also hear clanging noises generated by opening and closing the
dome lids on the trailers. Mrs. Hutchins believes additional trees would help buffer the noise.
d.Question and Answer
The Commission and staff discussed concerns brought up during public comments.
Close Public Hearing
10.
Chairman Lawler closed the public hearing at 7:57 p.m.
Consider recommendation to City Council on Zone Change request #15-92000002.
11.
Commissioners discussed buffers and drainage.
Motion by Commissioner Follis to recommend to City Council, approval of Zone Change request #15-
92000002, to rezone 6.43 acres described as Tracts 351 and 352, La Porte Outlots, from Large Lot
Residential (LL) to Light Industrial (LI), subject to the following conditions:
1.A 20-foot landscape buffer shall be maintained parallel to the west property line as well as a 20-
foot wide landscape buffer beginning from a parallel line 54 feet from the south property line (the
54 feet representing the width of a future drainage easement for improvements to the F-101
drainage system). The existing tree vegetation shall not be removed and shall be maintained
within the buffer area.
2.An 8-foot high masonry fence shall be provided along said buffer adjacent to the proposed
industrial development.
Second by Commissioner Warren. Motion carried.
Planning and Zoning Commission
Minutes of February 19, 2015
Page 5 of 6
Ayes: Commissioners Warren, Martin, Follis, Smith, and Kendrick
Nays: Commissioners Barrera and Lawler
Discussion on Chapter 106 (Zoning) follow-up items for review.
12.
City Planner Eric Ensey provided an overview of several items carried over from the recently adopted
zoning amendments to Chapter 106 that City Council wanted the Commission to look into further. The
items are listed below and are followed by the Commission’s recommended course of action shown in
bold:
a.Tree Preservation (Section 106-801, 802, 803)
Create an exclusion for single-family lot developments from the requirements of the tree
preservation ordinance.
No changes to the requirement to provide a tree survey and tree disposition plan.
No changes to the reduced fee of $50 per caliper inch and the maximum cap of $100,000.
b.Outdoor Storage in Main Street District (Section 106-511(c))
Create a definition for “outdoor storage” that would be applicable city-wide for both residential
and non-residential properties.
c.Temporary Signage (106-877)
Allow placement of signs and/or banners within rights-of-way for city events.
Allow placement of signs for federally funded projects within the city.
Allow sandwich board and other similar non-fixed temporary signs common in the Main Street
area so long as they are located in a safe manner and picked up at the end of the day.
Staff will draft an ordinance with the proposed changes for further review and consideration by the
Commission.
Discussion on establishing a Subcommittee for review of the Development Ordinance and Commission
13.
Bylaws.
City Planner Eric Ensey explained the need for the Commission to perform a review of the city’s
Development Ordinance and to create bylaws for the group.
Motion by Commissioner Kendrick to appoint two subcommittees to begin review of these items as
follows:
Bylaws Subcommittee: Commissioners Kendrick and Smith
Development Ordinance Subcommittee: Commissioners Martin, Follis, Barrera, and Warren
Second by Commissioner Warren. Motion carried.
Ayes: Commissioners Warren, Martin, Barrera, Follis, Smith, Kendrick, and Lawler
Nays: None
Planning and Zoning Commission
Minutes of February 19, 2015
Page 6 of 6
Administrative reports.
14.
Grand Opening of Animal Shelter set for April 27 th.
Staff conducted a neighborhood meeting with the property owners in the “circle” areas near
Sylvan Beach regarding the proposed rezoning to Mixed Use District.
Commission comments on matters appearing on the agenda or inquiry of staff regarding specific factual
15.
information or existing policy.
Commissioners expressed positive comments about the proposed rezoning of the “circle” areas near
Sylvan Beach to Mixed Use.
Adjourn
16.
Motion by Commissioner Warren to adjourn.
Second by Commissioner Kendrick.
Chairman Lawler adjourned the meeting at 9:00 p.m.
Respectfully submitted,
Peggy Lee
Secretary, Planning and Zoning Commission
Passed and Approved on __________________ ______, 2015.
Hal Lawler
Chairman, Planning and Zoning Commission
Planning and Zoning Commission
Minutes of March 19, 2015
Commissioners Present: Richard Warren, Nick Barrera, Lou Ann Martin, Mark Follis, Les Bird, and Hal
Lawler
Commissioners Absent: Trey Kendrick, Helen LaCour, and Wyatt Smith
City Staff Present: Planning and Development Director Tim Tietjens, City Planner Eric Ensey, and
City Attorney Knox Askins
Call to order.
1.
Chairman Hal Lawler called the meeting to order.
Roll Call of Members.
2.
Commissioners Warren, Barrera, Martin, Follis, Bird, and Lawler were present for roll call.
Open public hearing to receive input on an application for Zone Change #15-92000003, a city-initiated
3.
rezoning of Lots 1-28, Block 29; Lots 1-28, Block 30; Lots 1-28, Block 31; Lots 1-28, Block 32; Lots 7-10,
Block 49; of the Beach Park Subdivision from Neighborhood Commercial District (NC) to Mixed Use
District (MU).
Chairman Lawler opened the public hearing.
a.Staff Presentation
City Planner Eric Ensey presented the staff report for a city initiated zone change of the circle areas
located adjacent to Sylvan Beach Park from Neighborhood Commercial District to Mixed Use
District. The Mixed Use District was established in response to requests from property owners in
that area to construct single-family residential houses, which are not allowed in the Neighborhood
Commercial District.
Public hearing notices were mailed to all property owners located within 200’ of the subject site.
The city received five responses from the mail-out, all in favor of the rezone request.
b.Applicant Presentation
The applicant and staff presentations were one in the same.
c.Public Comments (for, against, or questions)
Chuck Rosa addressed the Commission. Mr. Rosa stated he was originally opposed to the request
because it was city-initiated, but has since changed his mind after learning that residents in the
area had approached the city about the rezone. Mr. Rosa encouraged any Commissioners with a
possible financial interest in the zone change to abstain from voting.
Planning and Zoning Commission
Minutes of March 19, 2015
Page 2 of 4
Scott McCormick addressed the Commission. Mr. McCormick is in favor of allowing residential
development in the subject area.
Selena Hope, 727 Bayshore Dr., addressed the Commission. Ms. Hope spoke about the trash that
ends up in her yard after events at Sylvan Beach. She wanted to warn anyone thinking of building
a residence in the subject area about this problem.
Commissioner Martin addressed Chuck Rosa requesting that he direct his comments to her by
name rather than by implication.
Mr. Rosa responded that meeting rules do not allow him to address his comments directly at any
one person.
d.Question and Answer
Staff responded to questions from the Commission. There was some concern about possible
problems with parking. Staff suggested there may be a need for public improvements in the area
if parking does become an issue in the future.
Close public hearing.
4.
Chairman Lawler closed the public hearing.
Consider recommendation to City Council on Zone Change Request #15-92000003.
5.
Motion by Commissioner Warren to recommend to City Council, approval of Zone Change Request #15-
92000003.
Second by Commissioner Follis. Motion carried.
Ayes: Commissioners Warren, Barrera, Martin, Follis, Bird, and Lawler
Nays: None
Consider a request by La Porte Lodging Hospitality LLC for consideration of a waiver to the city’s Design
6.
Guidelines (Exterior Façade Materials) for the proposed Fairfield Inn & Suites at 711 Highway 146 South.
City Planner Eric Ensey presented the staff report. La Porte Lodging Hospitality LLC has requested a waiver
to the city’s Design Guidelines for a Tier 1 building for the proposed Fairfield Inn & Suites at 711 Highway
146 South. The applicant is proposing to utilize 25% masonry material for the building façade instead of
80% coverage required by code.
The applicant, Kevin Helche, 6170 FM 2011, Longview, TX, President of Lodging Host Hotel Corp., and a
Partner in La Porte Lodging Hospitality LLC, addressed the Commission. His company also operates the
Comfort Suites in La Porte. Mr. Helche stated the architect has concerns that the structural engineer has
determined that being in the gulf coast area, the amount of brick or stone being required increases
weights or stresses on the framing. Hand-outs were distributed showing a similar hotel that was recently
constructed in Oklahoma, designed by the same architect.
Planning and Zoning Commission
Minutes of March 19, 2015
Page 3 of 4
Commissioners who served on the subcommittee that developed the design guidelines offered their
perspective on the requirements.
Motion by Commissioner Warren to table a request by La Porte Lodging Hospitality LLC for a waiver to
the city’s Design Guidelines (Exterior Façade Materials) for the proposed Fairfield Inn & Suites at 711
Highway 146 South.
Second by Commissioner Martin. Motion carried.
Ayes: Commissioners Warren, Barrera, Martin, Follis, Bird, and Lawler
Nays:
Discussion on Chapter 106 (Zoning) follow-up items for review.
7.
City Planner Eric Ensey presented the staff report on the follow-up items from the Chapter 106 (Zoning)
review. At the February 19 th meeting, the Commission directed staff to draft language to the various
sections of the chapter that was discussed:
1.)Tree Preservation (Section 106-801, 802, 803)
No change was made to the cost of tree replacement, which is $50 per inch, with a cap of
$100,000.
An exclusion was added for individual single-family residential lots (Section 106-801).
No modification was made to the requirement for a tree survey or tree disposition plan (Section
106-802).
2.)Outdoor Storage in Main Street District (Section 106-511(c))
Staff added a definition of “outdoor storage” to the Section 106-1 (Definitions). As drafted, this
definition only relates to non-residential properties.
The language in Section 106-773 (Exterior storage) addresses residential properties.
No modifications are proposed for the prohibition of outdoor storage in the Main Street Overlay
between Highway 146 and Virginia Street (Section 106-511). This will remain and is clarified with
the new definition of “outdoor storage.”
Temporary Signage (106-877)
An exclusion was added for governmental signs.
Language was added to allow for sandwich board signs in the Main Street District Overlay only,
provided such signs be located in a safe manner and removed at the close of each business day.
Planning and Zoning Commission
Minutes of March 19, 2015
Page 4 of 4
The Commission approved the draft language. A public hearing on the zoning amendments will be
scheduled for an upcoming Commission meeting.
Administrative reports.
8.
There were no administrative reports.
Commission comments on matters appearing on the agenda or inquiry of staff regarding specific factual
9.
information or existing policy.
Commissioners commented on how well the group worked together.
Adjourn
10.
Motion by Commissioner Warren to adjourn.
Second by Commissioner Barrera.
Chairman Lawler adjourned the meeting.
Respectfully submitted,
Peggy Lee
Secretary, Planning and Zoning Commission
Passed and Approved on __________________ ______, 2015.
Hal Lawler
Chairman, Planning and Zoning Commission
CityofLaPorte,Texas
PlanningandZoningCommission
April16,2015
AGENDAITEM46
Consider approval of a Zone Change to rezone the property known as
Reserve 1 of the Fairmont Park East Business Park Reserves 1, 3, 4, 5, and 6 subdivision plat
from GC, General Commercial, to R-1, Low Density Residential
Applicant: Jose Angel Sandoval Jr. (on behalf of the property owner Eddie V. Gray, Trustee)
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
April16,2015
ZoneChange,Reserve1,FairmontParkEastBusinessPark
PlanningandDevelopmentDepartment
StaffReport
ISSUE
Therewasapreviousapplicationforazonechangeonthispropertybytheapplicant
thatwasrecommendedforapprovalbythePlanningandZoningCommissionfollowinga
publichearingonJune19,2014andapprovedbytheCityCouncilonJuly14,2014.Asa
conditiontothatapproval,theapplicantwasgiven180daysfromthe/ƚǒƓĭźƌƭapproval
tovacatethelotandreplattheproperty,whichwouldhavebeenJanuary14,2015.
Unfortunatelytheapplicantwasnotabletoobtainthenecessarysignaturesforthe
vacatingplatbytheendofthe180dayperiod,sotheordinancedidnotgointoeffect.
Asaresulttheapplicantisresubmittingthesamezonechangerequest.However,atthis
timetheapplicanthasobtainedthenecessarysignaturesforthevacatingplatandthe
documentisreadytorecordwithHarrisCounty.
TheissueathandforthePlanningandZoningCommissionistoconsiderarequestby
theapplicantJoseAngelSandovalJr.(onbehalfofthepropertyownerEddieV.Gray,
Trustee)torezonethepropertyknownasReserve1oftheFairmontParkEastBusiness
ParkReserves1,3,4,5,and6subdivisionplatfromGC,GeneralCommercial,toR1,
LowDensityResidential.
RECOMMENDATION
StaffrecommendsthePlanningandZoningCommissionrecommendapprovalofthe
requestbyJoseAngelSandovalJr.(onbehalfofthepropertyownerEddieV.Gray,
Trustee)torezonethepropertyknownasReserve1oftheFairmontParkEastBusiness
ParkReserves1,3,4,5,and6subdivisionplatfromGC,GeneralCommercial,toR1,
LowDensityResidential.Further,therecommendationshouldbeconditionedtorequire
theapplicanttosubmitthefinalapprovedplattoberecordedwithHarrisCountyprior
totherezoningtakingeffect.Staffrecommendsallowingtheapplicantsix(6)monthsto
completetheplattingprocessfollowingCityCouncilapprovalofthezonechange.
Shouldtheapplicantnotreceiveapprovalofaplatwithinthatsix(6)monthperiodof
time,thezonechangewouldnotgointoeffect.
DISCUSSION
PropertyOwner:
EddieV.Gray,Trustee
1
PlanningandZoningCommissionRegularMeeting
April16,2015
ZoneChange,Reserve1,FairmontParkEastBusinessPark
Applicant:
JoseAngelSandoval,Jr.(onbehalfofthepropertyowner(EddieV.Gray,Trustee)
!ƦƦƌźĭğƓƷƭRequest:
TheApplicantisseekingtopurchasetheparceloflandknownasReserve1,Fairmont
ParkBusinessParkReserves1,3,4,5,and6fromthePropertyOwneranddesiresto
constructhissinglefamilyresidenceontheproperty.TheattachedExhibitAincludes
theZoneChangePermitApplicationsubmittedbyMr.Sandoval.Theapplicantis
requestingapprovalofarezoningofthepropertyfromGC,GeneralCommercial,toR1,
LowDensityResidential.TheattachedExhibitBisanAerialMapshowingthelocationof
thesubjectproperty.
:
BackgroundInformation
Thesubjectsiteisapproximately0.809acresandislocatedonFarringtonBoulevardjust
northandeastofFairmontParkway.ThelegaldescriptionoftheparcelisReserve1,
FairmontParkEastBusinessParkReserves1,3,4,5,and6.TheattachedExhibitCisthe
recordedsubdivisionplat.
ThesiteiscurrentlyzonedGC,GeneralCommercial,andisvacant.TheattachedExhibit
Dshowsthezoningofthesubjectpropertyandsurroundingproperties.Thefollowing
tablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ R1,LowDensityResidentialExistingsinglefamilyresidential(FairmontParkEast
Subdivision)
{ƚǒƷŷ GC,GeneralCommercialDollarGeneral(10405W.FairmontParkway)and
MillenniumCarCare(10401W.FairmontParkway)
ĻƭƷ R1,LowDensityResidentialExistingsinglefamilyresidential(FairmontParkEast
Subdivision)
9ğƭƷ R1,LowDensityResidentialExistingsinglefamilyresidential(FairmontParkEast
Subdivision)
TheCityofLatƚƩƷĻƭLandUseMapidentifiesthisparcelaslowdensityresidential.See
theattachedExhibitEidentifyingtheLandUseMapforthisarea.LowDensity
ResidentialisdefinedintheComprehensivePlanasconsistingofsinglefamily
residentialuseswithminimumlotarearangingfrom4,500to43,560squarefeet.
NotificationRequirements:
ThepublichearingnotificationrequirementsoutlinedinSection106171were
performedinaccordancewithcodeprovisions,includingthefollowing:noticeina
newspaperofgeneralcirculationatleast15dayspriortothehearing;writtennotice
2
PlanningandZoningCommissionRegularMeeting
April16,2015
ZoneChange,Reserve1,FairmontParkEastBusinessPark
mailedtoownersofrealpropertywithin200feetofthesitewithin10daysofthe
hearing;signpostedonthesitewithin15daysofthehearing.Additionalnoticeofthe
publichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteincompliancewithstate
law.
Analysis:
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
1.LandUse.AlthoughthesubjectsiteiscurrentlyzonedGC,GeneralCommercial,
the/źƷǤƭadoptedFutureLandUseMapidentifiestheparcelaslowdensity
residential.Theapplicantdesirestoconstructasinglefamilydetachedhouseon
thepropertyanduseitashisplaceofresidence.ShouldtheCityCouncil
ultimatelyapprovethezonechangetoR1,theproposedlowdensitysingle
familyusewillhavelessnegativeimpactsontheexistingsinglefamilydetached
residential(FairmontParkEastSubdivision)tothenorthandeastthanifa
commercialusewasconstructedonthissiteascurrentlypermitted.Inother
words,theintensityofusewillbelesswithrezoningthepropertytoR1.
2.Access.ThesitehasdirectaccesstoFarringtonBoulevard,whichissufficient.
3.Utilities.Therearethenecessarysanitarysewerandwaterutilitieslocatedin
closeproximitytothesiteintheFarringtonrightofway.
4.Density.TheğƦƦƌźĭğƓƷƭproposedsinglefamilyresidencewillbeconsistentwith
thedensityrequirementsoftheR1,LowDensityResidentialDistrict.The
attachedExhibitFisSubdivisionIofChapter106(Zoning),whichincludes
sectionspertainingtopermittedresidentialuses(106331)andresidentialarea
requirements(106333).Anyresidentialdevelopmentwillberequiredtomeet
allapplicableregulationsofthedistrictattimeofbuildingpermit.
Additionally,the/źƷǤƭComprehensivePlanidentifiesanumberofitemstobe
consideredpriortomakinglandusedecisions.Thefollowingtablebreaksdowneach
itemandƭƷğŅŅƭfinding.
Criterion:StaffFindings:
AbilityofinfrastructuretosupporttheThesubjectpropertyisincloseproximitytoexistingwaterand
permitteduse.sewerlinesandcanutilizethoselinesfortapconnections.
ImpactonthevalueandpracticalityofTheproposedsinglefamilyresidentialuseofthisproperty,
thesurroundinglanduses.shoulditberezonedtoR1,willnothaveanadverseimpacton
thesurroundingpropertyowners.Additionally,theproposed
usewouldbealessintenseusethantheexistingGCzoning
wouldallowifdevelopedcommercially.
ConformanceofazoningrequestwithTheproposedrezoningisconsistentwiththe/źƷǤƭlanduse
thelanduseplan.plan,whichidentifiesthesiteaslowdensityresidential.
CharacterofthesurroundingandRezoningthesubjectpropertytoR1isconsistentwiththe
adjacentareas.existingzoningofadjacentpropertiestothenorthandeast,
whicharealsozonedR1andcontainexistingsinglefamily
residential.
3
PlanningandZoningCommissionRegularMeeting
April16,2015
ZoneChange,Reserve1,FairmontParkEastBusinessPark
SuitabilityofthepropertyfortheusesThepropertyissuitablefortheusesthatwouldbepermissible
whichwouldbepermissible,consideringundertheR1regulations.
density,accessandcirculation,and
adequacyofpublicfacilitiesandservices.
TheextenttowhichtheproposeduseTheproposedlowdensityresidentialusewouldhaveless
designationwouldadverselyaffecttheimpactonthetrafficinthevicinitythanifthesitewereto
capacityorsafetyofthatportionofthedevelopcommerciallyasitiscurrentlyzoned.
road.
TheextenttowhichtheproposeduseTheproposedlowdensityresidentialusewouldnotcreate
designationwouldcreateexcessiveairexcessiveairpollution,waterpollution,noisepollution,or
pollution,waterpollution,noiseotherenvironmentalharmtoadjacentproperties.
pollution,orotherenvironmentalharm
toadjacentproperties.
Thegain,ifany,tothepublichealth,Theproposedlowdensityresidentialusewouldcontributeto
safety,andwelfareoftheCity.the/źƷǤƭgoalofenhancingcommunitycharacterandcreating
qualityneighborhoodsandhousingasidentifiedinthe
ComprehensivePlan.
Basedontheaboveanalysis,staffsupportstherequestbytheapplicanttorezonethe
subjectpropertyfromGC,GeneralCommercial,toR1,LowDensityResidential.
Howeveroneitemremainsthatwillneedtobeaddressedbytheapplicantbeforethe
rezoningcangointoeffect.
ThesubjectsiteispartoftheFairmontParkEastBusinessParkReserves1,3,4,5,and6
subdivisionplat,whichspecificallyidentifiesallreservelotsascommercialproperties.As
aresult,theapplicantwillneedtoapplyforandreceiveapprovalofasubdivisionplatin
accordancewithCityrequirementsthatwillremovethecommercialrestrictiononthe
subjectparcelfromtheexistingplat.
Staffisrecommendingaconditionofapprovalbeincludedwiththerezoningrequest
requiringtheapplicanttosubmitandreceiveapprovalofaplatinaccordancewithCity
requirementspriortotherezoningtakingeffect.Thisconditionshouldfurtherprovide
theapplicant180daystocompletetheplattingprocessfollowingCityCouncilapproval
ofthezonechange.Shouldtheapplicantnotreceiveapprovalofaplatwithinthe180
dayperiodoftimefollowingCity/ƚǒƓĭźƌƭapproval,thenthezonechangewouldnotgo
intoeffect.
ATTACHMENTS
ExhibitA:ZoneChangePermitApplication
ExhibitB:AerialMap
ExhibitC:FairmontParkEastBusinessParkReserves1,3,4,5,and6Plat
ExhibitD:ZoningMap
ExhibitE:LandUseMap
ExhibitF:SubdivisionIofChapter106,ResidentialUses
4
EXHIBIT A
EXHIBIT A
EXHIBIT 'B'
VICINITY MAP
LOCATION OF
PROPERTY
1 inch = 200 feet
EXHIBIT C
EXHIBIT C
EXHIBIT 'D'
ZONING DISTRICT
R-1
PROPOSED REZONE
FROM GC TO R-1
GC
1 inch = 200 feet
EXHIBIT 'E'
LAND USE MAP
TRACT REQUESTED FOR
REZONE FROM GC to R-1
S
AP
PLE
TR
EE
CIR
FUTURE LAND USE
LARGE LOT RESIDENTIAL (NEW)
LOW-DENSITY RESIDENTIAL
MID-TO-HIGH-DENSITY RESIDENTIAL
MIXED USE (NEW)
NEIGHBORHOOD COMMERCIAL (NEW)
BAYPORT INDUSTRIAL DISTRICT
COMMERCIAL
MAIN STREET (NEW)
BUSINESS INDUSTRIAL (NEW)
LIGHT INDUSTRIAL (NEW)
HEAVY INDUSTRIAL (NEW)
PARKS AND OPEN SPACE (NEW)
PUBLIC / INSTITUTIONAL
MunicodePage 1of 9
EXHIBIT F
La Porte, Texas, Code of Ordinances >> Subpart B -LAND USE REGULATIONS >> Chapter 106 -
ZONING>> ARTICLE III. -DISTRICTS>> DIVISION 2. -RESIDENTIAL DISTRICT REGULATIONS >>
Subdivision I. Generally >>
Subdivision I. Generally
Sec. 106-331. Table A, residential uses.
Sec. 106-332. Interpretation and enforcement.
Sec. 106-333. Table B, residential area requirements.
Sec. 106-334. Special use performance standards; residential.
Secs. 106-335Ï106-350. Reserved.
Sec. 106-331. Table A, residential uses.
P(AÏK)ÏPermitted uses (subject to designated criteria established in section 106-334).
PÏPermitted uses.
AÏAccessory uses (subject to requirements of section 106-741).
-216 through 106-218 and
CÏConditional uses (subject to requirements of sections 106
designated criteria established in section 106-334 as determined by the planning and
zoning commission).
*ÏNot allowed.
Uses (SI Code #)Zone
Cs
R-R-2R-3MHLL
1
Agricultural production, (011Ð019 crops)PPPPP
rsale)C***C
Agricultural production, (027 animal specialties -breeding o
breakfast as defined bysection 106-1CCC*C
Bed an
d
Breeding kennels, private stock, limited to dogs and cats, large lot residentialAACCA
Boarding kennel***P
s*
Domestic livestockÐLarge residential lotAAAAP
Domestic livestocÐWithout a existing principal structure on the property (permitted in ***P
kn*
large lot district, but only if tract is one acre in size or greater)
Industrialized housing on a permanent foundatioPPPP*p
n
Single-family dwelling, detachedPPPPP
Singl-family dwelling, specia lotPPP
el**
Single-family dwellings, zero lot line (patio homes,etc.)*PP**
Duplexes, double bungalows (tw-family dwelling units)PP*
o**
Townhouses*P(I)P(I)**
Conversio of singl-family dwellings to duplexes (or no more than tw-famildwellings)PP*
neoy**
Tri-plexes and quadraplexes (three and four-family dwellingunits)*P(I)P(I)**
Multi-family (more than four dwelling units)*P(I)*
**
3Ð4 unit multifamily dwellings*PP**
Multifamily (over 4 units)*P*
**
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EXHIBIT F
Modular housing on a permanent foundation system as defined in section 106-1PPPPP
Manufactured housing subdivision restricted to H.U.D. certified mobile homes; min. width CCP
s**
20 feet, min. shingled roof pitch 3:12, permanent foundation system; siding similar to
surrounding residential
Manufactured housing subdivisions (restricted to H.U.D.certified mobile homes on *C**
permanent foundation systems)
Manufactured housing parks***P*
(F,
D)
Manufactured housing***P*
Group care facilities no closer than 1,000 feet to a similause (836)*C*
r**
Group care facilities (similar to SIC Industry Group #836 -Except halfway homes for
delinquents and offenders; juvenile correctional homes; orphanages; homes for destitute
men & women; self-help group homes for persons with social or personal problems; and
training schools for delinquents):
(3) or less personsPP(J)P(J)P(J)P
(J)(J)
(4) or more personsPP(K)P(K)P(K)P
(K)(K)
Childcare home in private home (services no more than 6)PPPPP
Daycar centers (services more than 6) (835)PPP
e**
Freestanding on-premises identification sign; townhouses, multi-family developments, See article VII of
group care facilities (except when located within a residential neighborhood), subdivisions, this chapter
education and religious facilities
Residential PUD (refer to section 106-636)CCC
**
Public parks and playgroundsPPPPP
Recreational buildings and community centers (832)CPPPC
Religious institutions (866)CPPPC
(AB)(AB)(AB)
Public or private educationalinstitutions limited to elementary, junior and senior high CPPPC
(8211)
Junior colleges and technical institutes (8222)*CP**
Boardinghomes (7021)*PP**
Civic, social and fraternal organizations (8641)*C*
**
Convalescent homes, sanitarium, nursing or convalescent homes (805)**P**
Private garages, carports an off-street parking (associated with residential uses)AAA
dAA
Storage of equipment behind a screening device (permitted in large lot district, but only if AAAAP
tract is one acre in size or greater)
Storage of recreational vehicles or boatsAAAAA
Storage of equipment in an accessory building or behind ascreening devicAAA
eAA
Home occupationsAAAAA
Noncommercial greenhouseAAA
sAA
Noncommercial recreation facilities associated withresidenceAAAAA
Noncommercial toolhouses, barns, sheds, storage building(associated with residence, AAAP
sA
except in large lot district for tracts one acre in size or greater)
Boarding or renting of rooms (1 person max.)AAA
AA
Off-street loading (refer to section 106-840)*****
Off-street parking (refer to Se article VI of this chapter)AAA
eAA
Petroleum pipelines (restricted to existing pipeline corridors)PPPPP
Residential density bonus, a provided in section 106-334(g)CCCCC
s
Secondary dwelling unitsCPP*C
(Ord. No. 1501-JJ, § 6, 10-14-02; Ord. No. 1501-T4, § 6(Exh. F), 10-24-05; Ord. No. 3453, § 2, 12-10-12; Ord.
No.2012-3406, § 2, 3-26-12)
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EXHIBIT F
Sec. 106-332. Interpretation and enforcement.
Property uses, except as provided for by section 106-331, Table A, are prohibited and
constitute a violation of this chapter.
Sec. 106-333. Table B, residential area requirements.
(a)Table B, residential area requirements.
UsesMinimumMinimumMinimumMaximumMinimumMinimumMaximum
LotLotYardHeightSiteDevelopmentLot
8
Area/D.U.WidthSetbacksArea/UnitOpen Space/Coverage/
S.F.L.F.L.F. F.R.S.Minimum
S.F.Unit S.F.
Landscaping
2, 3, 4, 5, 6, 10,7
d
Require
9, 19
11, 12, 13, 14,
5
1
Single-family 60005025-15-535 Ft.9100Ð40%/N/A
detached4.8
DU/A
Singl-family large 35609025-15-545 Ft43560Ð40%/N/
e4.A
lot1.0
DU/A
Single-family 45004020-10-035 Ft.7300Footnote60%/N/A
special lot line, 0 6.0# 1
lot lineDU/A
Duplexe60006025-20-2045 Ft8.0Footnot60%/N/
s.eA
DU/A# 1
Singl-family 60005020-10-535 FtN/N/50%/N/
e.AAA
converted to
multifamily
Townhouses, 20002025-20-2045 Ft.4400Footnote75%/25%
quadraplexes10.0# 1
(10,000 s.f of site DU/A
area 100 ft. wide)
Multifamily2000010025-20-2045 Ft.1600Footnote60%/25%
14# 1
A
DU/
Manufactured 5004020-10-525 Ft7300Footnot60%/6
4.e%
# 1
housing6.0
A
DU/
Manufactured N/AN/AN/AN/AN/A/N/A
100 of front
housing subdivision road
or parks (5 acre frontage
min.)
Group care 25-20-1025 FtN/N/N/A/6
.AA%
facilities (less than
6) and day care
homes
Grou Care Same as PrincipaStructur
ple
Facilities/State
Licensed &
Registered Child-
care homes (Max.
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EXHIBIT F
(12) in private
home; per Tx.
Dept. of Family &
Protective
Services)
Public or private 30-20-1045 FtN/N/N/A/6
.AA%
educational and
religious
institutions, large
group care
facilities, daycare
centers,
recreational
buildings,
boarding, and
nursing homes
Freestanding o-See article VII of thichapte
nsr
premises signs
Large lot district Sesection 106-416SpeciaRegulation
els
where tract is one
acre in size or
greater (without
existing principal
structure)
Accessory
structure/domestic
livestock
Table B footnotes.
1
Lot SizRequired Develope
ed
Open Space/Lot
5000Ð6000 Sq. Ft200 Sq. Ft
..
4000Ð4999 Sq. Ft.300 Sq. Ft.
3000Ð3999 Sq. Ft400 Sq. Ft
..
2000Ð2999 Sq. Ft.500 Sq.Ft.
a. Minimum size of developed open space: One-half acre for every 80 units or fraction thereof.
(i)For multifamily residential developments: Minimum of 25 percent of the total development regardless of size of
development.
(ii)For townhouse/quadraplex developments: One-half acre for every 80 units or fraction thereof.
b. All required developed open spaces must be operated and maintained by a homeowners association, subject to the
conditions established in sections 106-676 through 106-679, with all documentation required to be submitted for filing in
conjunction with the final plat. (See also the City Development Ordinance Number 1444, section 4.04 which is on file in the city
secretary's office.)
2
A minimum landscape setback of 20 feet will be required adjacent to all conservation areas. Buildings, parking areas, and refuse
containers will not be allowed in such setback area. These areas are to be landscaped with trees, shrubs, and groundcover, with a planting
plan required to be submitted and approved by the enforcement officer.
3
The minimum setback adjacent to any utility easement located in a rear yard, shall be three feet. No portion of any building including
projections of any nature shall encroach into any utility easement or vertical projection of the easement boundary.
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EXHIBIT F
4
Where adjacent structures within the same block have front yard setbacks different from those required, the front yard minimum
setback shall be the average of the adjacent structures. If there is only one adjacent structure, the front yard minimum setback shall be the
average of the required setback and the setback of only one adjacent structure. In no case shall the minimum front yard setback exceed
30 feet.
5
All side yards adjacent to public R.O.W.'s must be ten feet.
6
In the case of zero lot line housing, the side setback opposite the zero lot line must be ten feet.
7
D.U.A. is an abbreviation for dwelling units per acre, or the maximum density permitted.
8
All structures except slab on grade, shall be placed on a foundation system described as: An assembly of materials constructed below
or partially below grade, not intended to be removed from its installation site, which is designed to support the structure and engineered to
resist the imposition of external forces as defined by the Standard Building Code, or in the case of industrialized housing, the requirements
of the TDLS. Such foundation system shall be skirted or enclosed with wood or masonry to give the appearance of a solid foundation, if
one is not provided, compatible with the appearance of adjacent housing, and subject to the requirements of the Southern Building Code.
9
See article V, division 4 of this chapter for additional requirements.
10
No sign shall be located in a sight triangle so as to obstruct traffic visibility at a level between three feet and six feet as measured
above adjacent road grade.
11
In the case of multifamily residential developments with 50 or more units, said complexes must be located at least 1,000 feet from
other multi-family residential developments of 20 or more units.
12
Within the building setback, there must be a ten-foot opaque screen consisting of shrubs and fencing. (See section 106-334(i) for
screening and fencing requirements.)
13
Residential developments that are townhouses, quadruplexes, or multi-family dwelling units must have a minimum of 25 percent
landscaping.
14
Multifamily residential developments adjacent to single-family residential developments must establish a 25-foot buffer between the
two developments. This buffer is in addition to the setback as established by this table.
15
In the case of multifamily residential developments, no off-street parking shall be placed within the required setback, or within the
required additional 25-foot buffer when the development is situated adjacent to a single-family residential development. The space needed
to meet the required parking spaces shall be exclusive of the required setback and the additional buffer.
16
In the case of multifamily residential developments being adjacent to single-family residential developments, the buildings within the
multifamily residential developments that are directly adjacent to the single-family residential development shall be limited to two-stories in
height. Buildings within the interior of the multifamily residential developments may be three-stories in height.
17
Multifamily residential developments cannot exceed 180 dwelling units.
18
See section 106-334(i)(3) for open space utilization criteria.
19
Following structures exempted from 40 percent lot coverage on single-family detached: Accessory buildings 200 s.f. or less and patio
covers up to 900 s.f.
20
Maximum lot coverage for single-family detached in planned unit development (PUD) zoning district or residential subdivisions
requiring a detention/drainage system, shall be 50 percent.
(The impervious cover factor of 55 percent for the total site for drainage, as prescribed in PICM, remains in effect.)
(Ord. No. 1501-JJ, § 6, 10-14-02; Ord. No. 1501-LLLL, § 6(Exh. F), 4-25-05; Ord. No. 1501-T4, § 6(Exh. F), 10-24-
05; Ord. No. 3242, § 1, 4-26-10; Ord. No. 3453, § 3, 12-10-12; Ord. No.2012-3406, § 3, 3-26-12)
Cross referenceÏ
Contents of mobile home park plans, § 98-92; minimum area requirements for mobile home
parks, § 98-95; location of mobile homes with respect to property lines and public streets, § 98-99.
Sec. 106-334. Special use performance standards; residential.
(a)Landscape buffers.
(1)
A landscape buffer planted with grass or evergreen ground cover and also planted
with trees shall be provided. No buildings or refuse containers shall be placed in such
areas.
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EXHIBIT F
(2)Standards:
a.
Minimum width of planting strip: Four feet.
b.
A planting plan specifying the location and species of trees to be planted as
well as the type of grass or ground cover to be utilized shall be submitted for
approval by the director or his duly authorized representative.
(3)
Screening will be required in the following situations:
a.
Parking areas for recreational buildings, community centers, religious, and
private and public educational institutions.
b.
Manufactured housing parks and subdivisions screened from abutting uses.
(4)
Required screening will count toward the required percentage of landscaping.
(5)
Required landscaping must be maintained by the property owner and/or occupant.
(b)
Traffic control. The traffic generated by a use shall be channelized and controlled in a
manner that will avoid congestion on public streets, safety hazards, or excessive traffic
through low density residential areas. The traffic generated will not raise traffic volumes
beyond the capacity of the surrounding streets. Vehicular access points shall be limited, shall
create a minimum of conflict with through traffic movements, and shall be subject to the
approval of the director. The proposed development should be adequately served by a
collector or arterial street without circulating through low density residential uses or districts
in the following cases:
(1)
Junior or senior high school, junior colleges and technical institutes.
(2)
Manufactured housing subdivisions.
(c)
Compatibility with surrounding area. The architectural appearance and functional plan of the
building(s) and site shall reflect the building character of the area and shall not be so
dissimilar to the existing buildings or area as to cause impairment in property values or
constitute a blighting influence within a reasonable distance of the development. The
proposed development is to be compatible with the existing and planned use of the area and
conflicts are not to be created between the proposed use and existing and intended future
use of the surrounding area.
(d)
Required license obtained. All necessary governmental permits and licenses are secured
with evidence of such placed on record with the city.
(e)
Compatible alterations and adequate parking. Adequate parking as required by article VI of
this chapter must be provided on the lot and not within any required front yard. Any exterior
alterations must be compatible with the existing structure, and the surrounding
neighborhood.
(f)
Manufactured housing criteria (manufactured housing parks only). A preliminary certified site
plan must be submitted simultaneously with the submissions required in the mobile home
park ordinance of the city and the city development ordinance, that illustrates compliance
with the following:
(1)
Legal description and size in acres of the proposed manufactured housing park. Such
park shall not be less than five acres.
(2)
Locations and size of all manufactured housing sites, dead storage area, recreation
areas, laundry drying areas, roadways, parking sites, and all setback dimensions
(parking areas, exact manufactured housing sites, etc.).
(3)
Preliminary landscaping plans and specifications.
(4)
Location and width of sidewalks.
(5)
Plans of sanitary sewer disposal, surface drainage, water systems, electrical service,
and gas service.
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EXHIBIT F
(6)Location and size of all streets abutting the manufactured housing park and all
driveways from such streets to the manufactured housing park.
(7)
Preliminary road construction plan.
(8)
Preliminary plans for any and all structures.
(9)
Such other information as required or implied by these standards or requested by
public officials.
(10)
Name and address of developer or developers.
(11)
Description of the method of disposing of garbage and refuse and location of
approved solid waste receptacles.
(12)
Detailed description of maintenance procedures and ground supervision.
(13)
Details as to whether all of area will be developed or a portion at a time.
(14)
Density intensity regulations in compliance with Table B, residential.
(15)
Compliance with the required number of off-street parking spaces.
(16)
All private streets shall be a minimum of 28 feet wide and constructed in accordance
with the public improvements criteria manual. The layout of such private streets shall
be subject to approval by the fire chief, to ensure adequate emergency access.
(17)
All manufactured housing shall have a minimum frontage of 20 feet on public or
private streets.
(18)
Perimeter fences required: Minimum six feet in height, opaque material.
(g)
Density bonus. Within single-family residential developments, a maximum of ten percent
reduction in square feet of site area per unit for residential developments of 20 units or more
shall be permitted as a conditional use based upon the following bonus features and square
foot reduction:
Bonus FeatureSquare Foot Reduction
Per Unit
(1)Major outdoor recreational facilities such as swimming 250 square feet
pools, tennis courts or similar facilities requiring a
substantial investment.
(2)Designation of developed open space for semipublic 100 squar feet
e
use adjacent to designated public greenway corridors
equal to an additional 100 squarefeet per unit.
(3)
All required developed open space must be operated and maintained by a
homeowners association, subject to the conditions established in sections 106-676
through 106-679, with all documentation required to be submitted for filing in
conjunction with the final plat.
(4)
The density bonus shall only be permitted per designated open space or major
outdoor recreational facilities in excess of the requirements established in section
12.00 et seq., of the development ordinance number 1444, on file in the city
secretary's office, including the credit given in section 12.02 for land dedicated by a
developer within a development or subdivision for compensating open space on an
acre per acre basis.
(h)
Bed and breakfast (as defined in sections 106-1 and 106-744):
(1)
Bed and breakfast shall be operated in accordance with the bed and breakfast and
home occupation requirements of section 106-749.
(2)
Additional required parking shall not be provided in any required front or side yard.
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EXHIBIT F
(3)Bed and breakfasts shall comply with the boardinghouse requirements of the currently
adopted edition of the Standard Housing Code and Life Safety Code (NFPA 101).
(i)
Additional multifamily regulations.
(1)
Screening. A ten-foot opaque screen consisting of a combination of shrubs, fencing,
and/or masonry wall must be created between multifamily residential developments
adjacent to single-family residential developments.
a.
Location. The required screen shall be located within the first ten feet of the
building setback adjacent to the single-family residential district.
b.
Planting. At the time of planting, the shrubs must be between four to six feet tall
and create an opaque screen within one growing season.
i.
All shrubs must be approved by planning department officials.
(2)
Fencing. Every multifamily development within the city shall have a perimeter fence
located along all sides abutting or facing the right-of-way, as well as along all sides
abutting or facing single-family residential developments.
a.
Construction, maintenance of fence or wall. Every fence or wall herein shall be
constructed and maintained as follows:
i.
All fences shall be constructed of wood, masonry, or wrought iron.
ii.
All fences or walls shall extend downward to within three inches of the
ground and shall test plum and square at all times.
iii.
All fences or walls shall be constructed in compliance with all applicable
provisions of the building code of the city.
b.
Gates at openings in enclosure. Openings in the prescribed enclosure which
are necessary to permit reasonable access to said multiple-family development
shall be equipped with a gate or gates, constructed and maintained in
accordance with the requirements for a fence or wall set forth in this section.
(3)
Recreational areas, facilities, and open space.
a.
The open space requirements for townhouses, quadruplexes and multifamily
developments shall include a combination of the following:
i.
Trails,
ii.
Playgrounds (except in the case of "Senior Only" developments),
iii.
Clubhouses, and/or
iv.
On-site detention pond areas (Playgrounds are not to be located in the
detention pond areas.).
(4)
Controlled access gates, if utilized:
a.
Shall be constructed set back from the street far enough to prevent traffic
congestion from any vehicle traveling on the right-of-way adjacent to such
controlled access gate, and
b.
Must provide 24-hour access to emergency vehicles, including fire department,
EMS, police department and utility company vehicles.
(j)
Group care facilities that provide food and shelter to three or fewer persons (aka community
homes, residential personal care homes, living centers, assisted living centers and similar
uses as identified in SIC Industry Group #836 (Residential Care), Industry #8361).
(1)
Location: Facilities shall be permitted as a use-by-right in R-1 low density residential,
R-2 mid density residential, R-3 high density residential, MH manufactured housing
and LL large lot districts.
(2)
Distance requirement: Group care facilities shall not be closer than 1,000 feet to a
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EXHIBIT F
similar use (SIC Industry Group #836). Measurement shall be from the nearest
boundary of the sites on which they are located.
(3)
Signage: Group care facilities located within a residential neighborhood shall be
allowed to have one sign not exceeding two square feet in area, non-illuminated and
mounted flat against the wall of the principal building.
(4)
Visual compatibility: There shall be no change in the outside appearance of the
building or premises. No structural alterations shall be permitted that will cause the
group care facility to be substantially distinguishable from other surrounding
residential properties.
(5)
Registration requirement: Facilities shall comply with all city regulations and register
their facility with the city annually by obtaining a group care facility certificate. The
certificate cost shall be at the rate established in appendix A, fees, of this Code, shall
st
expire on December 31 of each year. Such fee shall be payable to the city on or
th
for the next succeeding calendar year. The fee provided for in
before December 15
this article shall not be subject to proration or reduction for payment for a period of
less than 12 calendar months. Operation of a facility without first having obtained the
required certificate shall be deemed a violation this article.
(6)
Payment of taxes: All ad valorem taxes on any and all property, personal or real,
necessary to the operation of the facility must be paid prior to the issuance or renewal
of the certificate.
(7)
Display of registration certificate: Every facility so registered shall display an active
registration certificate in a conspicuous place, within the facility common area, so as
to be easily seen by the public.
(8)
Access to the facility: City personnel shall have right-of-entry to ensure safe
habitability and public safety. City personnel shall advise on-site facility personnel of
the purpose of their visit.
(9)
Annual inspection: The fire marshal's office shall perform a minimum of one annual
inspection for each group care facility. Facilities shall comply with all applicable city
codes, ordinances, policies and regulations.
(k)
Facilities shall be in compliance with state regulations pertaining to group care facilities. To
ensure compliance with state regulations, a copy of the facility's active state license shall be
provided to the city, when requested by city staff.
(Ord. No. 1501-X, § 5, 12-16-96; Ord. No. 1501-JJ, § 6, 10-14-02; Ord. No. 2009-3173, § 1, 8-24-09; Ord. No.2012-
3406, § 4, 3-26-12)
Cross referenceÏ
Construction or expansion plans for mobile home parks requirements, § 98-91.
Secs. 106-335Ï106-350. Reserved.
htts://librar.municode.com/rint.asx?h=&clientID=11102&HTMReuest=htts%3a%2f...63201
pyppqp//4
CityofLaPorte,Texas
PlanningandZoningCommission
April16,2015
AGENDAITEM79
ConsiderrecommendationofapprovalofaSpecialConditionalUsePermit(#1591000001)
toallowforconstructionofasecondarydwellingunitforaͻƒƚƷŷĻƩinƌğǞͼunit
onthepropertylocatedat227S.YStreetandalsodescribedas
Lots9&10,Block1,OakhurstSubdivision
Applicant:RhondaCarraway
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionSpecialCalledMeeting
April16,2015
SCUP,CarrawaySecondaryDwellingUnit
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderationofarequestbyRhondaCarrawayforaSpecialConditionalUsePermit
(SCUP)toallowconstructionofasecondarydwellingunitforaͻƒƚƷŷĻƩinƌğǞͼsuiteat
thepropertyaddressed227S.YStreetandfurtherdescribedasLots9and10,Oakhurst
Subdivision.
RECOMMENDATION
ShouldtheCommissiondesiretoconsiderarecommendationforapprovalofthis
request,staffrecommendsconsideringvariousconditions,asdescribedlaterinthisstaff
report.
DISCUSSION
Applicant:
RhondaCarraway
:
!ƦƦƌźĭğƓƷƭRequest
Theapplicantdesirestoconstructa1,984squarefootsecondarydwellingontheir
property.Thisstructurewouldhouseagarage,workshopandͻƒƚƷŷĻƩinƌğǞͼsuite.
TheattachedExhibitAincludestheSCUPApplication,projectdescriptionletterandsite
plandrawingssubmittedbytheapplicant.
Site:
ThelegaldescriptionofthesubjectparcelisLots9&10oftheOakhurstSubdivisionand
islocatedeastofS.BroadwaybetweenWhartonWeemsandMcCabe.Thesitecontains
anexistingsinglefamilyresidentialhouse.TheattachedExhibitBisanareavicinitymap
showingthelocationoftheğƦƦƌźĭğƓƷƭproperty.
BackgroundInformation:
Thesubjectsiteis8,000squarefeetinareaandiszonedR1,LowDensityResidential.
TheCityofLatƚƩƷĻƭLandUseMapidentifiesthisparcelasͻƌƚǞdensityƩĻƭźķĻƓƷźğƌ͵ͼ
TheattachedExhibitCincludesmapsthatshowsurroundingzoningandlanduse.The
followingtablesummarizesthesurroundingzoningandlanduses:
1
PlanningandZoningCommissionSpecialCalledMeeting
April16,2015
SCUP,CarrawaySecondaryDwellingUnit
ZoningLandUse
bƚƩƷŷ R1,LowDensityResidentialVacantlot;Existingsinglefamilydetachedresidential
at222S.YStreet
{ƚǒƷŷ R3,HighDensityResidentialPelicanBayTownhomes
ĻƭƷ R1,LowDensityResidentialVacantlot
9ğƭƷ R1,LowDensityResidentialExistinghouseat219S.YStreet
NotificationRequirements:
StafffindsthatthepublichearingnotificationrequirementsoutlinedinSection106171
wereperformedinaccordancewithallapplicablecodeprovisions,includingthe
following:noticeinanewspaperofgeneralcirculationatleast15dayspriortothe
hearing;writtennoticemailedtoownersofrealpropertywithin200feetofthesite
within10daysofthehearing;signpostedonthesitewithin15daysofthehearing.
AdditionalnoticeofthepublichearingwaspostedatCityHallandonthe/źƷǤƭwebsite
asrequiredbystatelaw.
Atthetimethisstaffreportwasdrafted,threeresponseletterswerereceivedallin
supportoftherequest(seeExhibitD).Additionally,staffdidmeetwithoneproperty
ownerinPelicanBayrequestingadditionalinformationconcerningtheapplicationbut
didnotexpressanyconcernswiththeproposal.
:
Analysis
TheĭźƷǤƭresidentialusetable(Section106331)allowsforsecondarydwellingunitsin
theR1districtthroughconsiderationofaSpecialConditionalUsePermit.Althoughthe
zoningordinancedoesnotcontainadefinitionofasecondarydwellingunit,aͻƒƚƷŷĻƩ
secondarydwellingunit.Thefollowingarea
inlawƭǒźƷĻͼiscommonlycategorizedasa
numberofconsiderationsstaffanalyzedaspartofthisapplication:
Use.
Thereiscurrentlyatrendacrossthecountrytoallowforsecondarydwellingunitson
lotsasmotherinlawsuites.Thereisadesirebymanytobecometheprimarycare
giversforafamilymemberandhavethatfamilymemberincloseproximity.Secondary
dwellingunitsprovidethatabilitywhileprovidingsomeprivacyandseparationthrough
detachingthestructure.Theuseofthissitewillremainsinglefamilydetached
residential,howevertheapplicantisrequestingconsiderationofthisSCUPtoallowfor
constructionofaseparatestructurethatwillhousehermother.
BuildingPermit.
Becausethisisresidentialdevelopment,acertifiedsiteplanisnotrequired.However,
theapplicantwillberequiredtosubmitallapplicableinformationaspartofthe
requiredbuildingpermitapplication.Theproposedsecondarydwellingwillberequired
2
PlanningandZoningCommissionSpecialCalledMeeting
April16,2015
SCUP,CarrawaySecondaryDwellingUnit
tocomplywithallsetbackandotherrequirementsoutlinedintheĭźƷǤƭZoning
Ordinanceandwillbereviewedatthetimeofbuildingpermitreview.
DrivewayAccess.
TheğƦƦƌźĭğƓƷƭpreliminarylayoutshowsthattheproposedsecondarydwellingwill
utilizetheexistingdriveway.Therearenoplansatthistimethatindicateaseparate
drivewayfortheproposedsecondarydwelling.
Conclusion:
Section106217oftheCodeofOrdinancesoutlinesspecificconditionsforapprovalof
SCUPapplications.Therearethreedifferentconditionsthatmustbemetinorderto
approveaSCUP.ThefollowingtableidentifieseachofthethreeconditionsandƭƷğŅŅƭ
findingoneach:
Condition:StaffAnalysis:
(1)ThatthespecificusewillbeTheproposedsecondarydwellingunitwillbecompatiblewiththeuse
compatiblewithandnotofotherpropertiesinthevicinityasitwillstillmaintaintheuseofthe
injurioustotheuseandpropertyassinglefamilydetachedresidential.
enjoymentofotherproperty,
norsignificantlydiminishor
impairpropertyvalueswithin
theimmediatevicinity.
(2)ThattheconditionsplacedonTheconditionsstaffisrecommendingareoutlinedinthefollowing
suchuseasspecifiedineachsectionofthisstaffreport.ApprovalofthisSCUPwillallowthe
districthavebeenmetbytheapplicanttoconstructasecondarydwellingunitonthesubject
applicant.property,howevertheconstructionwillneedtocomplywithall
applicablebuildingandzoningcodes.Thoserequirementswillbe
reviewedbystaffatthetimeofbuildingpermitsubmittal.The
Commissionhastheauthoritytoimposeadditionalconditionsonthe
SCUP.
(3)Thattheapplicanthasagreed
Theapplicantwillneedtoverifywhetherornottheconditions
tomeetanyadditionalimposedareacceptable.
conditionsimposed,basedon
specificsiteconstraints,and
necessarytoprotectthepublic
interestandwelfareofthe
community.
Basedontheanalysisabove,stafffindsthatifthePlanningandZoningCommission
desirestorecommendapprovaloftheproposedSpecialConditionalUsePermit,thena
numberofconditionsshouldbeconsideredintheapproval.
1.Allnecessarydocumentationforbuildingpermitreviewmustbesubmittedin
conjunctionwiththeĭźƷǤƭbuildingpermitapplicationprocess.
3
PlanningandZoningCommissionSpecialCalledMeeting
April16,2015
SCUP,CarrawaySecondaryDwellingUnit
2.TheplanshallcomplywithallapplicableprovisionsofChapter106,ͻƚƓźƓŭͼofthe
/źƷǤƭCodeofOrdinancesandallotherdepartmentreviewsandapplicablelawsandordinances
oftheCityofLaPorteandtheStateofTexas.
3.Theproposedsecondarydwellingunitshallonlybeusedforresidentialpurposes.
\[AnyadditionalconditionsrequestedbythePlanningandZoningCommission.\]
ATTACHMENTS
ExhibitA:SCUPApplicationandSupplementalInformationfromtheApplicant
ExhibitB:AreaMap
ExhibitC:ZoningandLandUseMap
ExhibitD:NotificationResponseLetters
4
EXHIBIT A
EXHIBIT A
µ
15-91000001
AVE
KHURST
OA
ST
Y
BA
LOCATION OF
PROPERTY
T
Y S
S
SANDEL
1 inch = 200 feet
VIEW
SCENT
CRE
EXHIBIT "C"
15-91000001
µ
ST
Y
BA
LOCATION OF
PROPERTY
T
S
S Y
Zoning
R-1
R-3
SANDEL
NC
ZONING
µ
ST
Y
BA
LOCATION OF
PROPERTY
T
Y S
S
Land Use
LOW-DENSITY RESIDENTIAL
MID-HIGH DENSITY RESIDENTIAL
SANDEL
PUBLIC / INSTITUTIONAL
LAND USE
EXHIBIT D
EXHIBIT D
EXHIBIT D
CityofLaPorte,Texas
PlanningandZoningCommission
April16,2015
AGENDAITEM1012
ConsiderrecommendationofapprovalofaSpecialConditionalUsePermit(#1591000002)
toallowforconstructionofawarehousefacilityona7.1acreportionofthepropertyknownas
a12.6acretractdescribedasTracts1B3,Abstract35,JohnsonHunterSurvey,
LaPorte,HarrisCounty,Texas
Applicant:BarsanGlobalLogistics(onbehalfofthepropertyownerPiersideIndustriesInc.)
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
April16,2015
BarsanGlobalLogisticsSCUP
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationtotheCityCouncilonarequestbytheapplicantBarsan
GlobalLogistics(onbehalfofthepropertyownerPiersideIndustriesInc.)foraSpecial
ConditionalUsePermit(SCUP)toallowconstructionofawarehousefacilityona7.1
acreportionofthepropertyknownasa12.6acretractdescribedasTracts1B3,Abstract
35,JohnsonHunterSurvey,LaPorte,HarrisCounty,Texas.
RECOMMENDATION
ShouldtheCommissiondesiretoconsiderarecommendationforapprovalofthis
request,staffrecommendsconsideringvariousconditions,asdescribedlaterinthisstaff
report.
DISCUSSION
:
PropertyOwner
PiersideIndustriesInc.
Applicant:
BarsanGlobalLogistics.
!ƦƦƌźĭğƓƷƭRequest:
TheapplicantisseekingapprovalofthisSCUPtoallowforconstructionofa103,500
squarefootwarehousefacilityonthesubjectproperty.Theapplicantownstheentire
12.6acretractoflanddescribedasTracts1B2,Abstract35,JohnsonHunterSurvey.The
th
propertyislocatedonS.16StreetsoutheastoftheW.MStreetrightofway.The
proposedfacilitywouldbelocatedonapproximately7.1acresofparcel,withthe
remaining5.5acrestobedevelopedatalatertimeandunderaseparateSCUP
application.TheattachedExhibitAincludestheSCUPApplication,projectdescription
letterandconceptualsiteplansubmittedbytheapplicant.Also,theattachedExhibitB
isaGeneralPlanfortheentire12.6acretractoflandthatindicatestheapproximate
scaleofdevelopmentandproposeduseoftheproperty.TheGeneralPlanindicatesthat
thistractoflandisproposedforBusinessIndustrialUse,consistentwiththeĭźƷǤƭ
FutureLandUsePlan.
1
PlanningandZoningCommissionRegularMeeting
April16,2015
BarsanGlobalLogisticsSCUP
BackgroundInformation:
Thesubjectsiteisapproximately12.6acresinareaandislocatedatthesoutheast
th
corneroftheintersectionofS.16StreetandtheW.MStreetunimprovedrightof
way.TheattachedExhibitCisanAreaMapshowingthelocationofthesubject
property.
ThelegaldescriptionofthepropertyisTracts1B2,Abstract35,JohnsonHunterSurvey,
LaPorte,HarrisCounty,Texas.ThesiteislocatedimmediatelyadjacenttothePort
CrossingBusinessPark.AlthoughnotwithintheboundariesofownershipofPort
Crossing,theĭźƷǤƭFutureLandUsePlanspecifiesdevelopmentofthistractoflandas
ͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼuses,similartothoseusesestablishedforthePortCrossing
thisparcelontheĭźƷǤƭFutureLandUse
BusinessPark.TheattachedExhibitDidentifies
PlanasadoptedintheComprehensivePlan.
ThesiteiscurrentlyzonedPUD,PlannedUnitDevelopment,andisvacant.Theattached
ExhibitEshowsthezoningofthesubjectpropertyandsurroundingproperties.The
followingtablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ GC,GeneralCommercialVacant(acrosstheunimprovedW.MStreetrightof
way)
{ƚǒƷŷ PUD,PlannedUnitDevelopmentVacant,PortCrossingBusinessPark(identifiedinthe
FutureLandUsePlanasBusinessIndustrial)
ĻƭƷ LI,LightIndustrialExistinglightindustrialoffice/warehouseuses(1410S.
thth
16Streetand1500S.16Street)
9ğƭƷ PUD,PlannedUnitDevelopmentDetentionpondforthePortCrossingBusinessPark
NotificationRequirements:
ThepublichearingnotificationrequirementsoutlinedinSection106171were
performedinaccordancewithallapplicablecodeprovisions,includingthefollowing:
noticeinanewspaperofgeneralcirculationatleast15dayspriortothehearing;written
noticemailedtoownersofrealpropertywithin200feetofthesitewithin10daysofthe
hearing;signpostedonthesitewithin15daysofthehearing.Additionalnoticeofthe
publichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteincompliancewithstate
law.
Analysis:
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
2
PlanningandZoningCommissionRegularMeeting
April16,2015
BarsanGlobalLogisticsSCUP
LandUse.
ThisSCUPapplicationisforconsiderationoftheuseofthe7.1acreportionofthe
propertyidentifiedintheGeneralPlanasParcelA.ThesiteisZonedPlannedUnit
Development(PUD),whichrequiresapprovalofaSCUPforconsiderationofthe
proposeduseofthesite.ParcelBwillrequireseparateapplicationforconsiderationofa
SCUPpriortodevelopment.
TheĭźƷǤƭFutureLandUseMapidentifiestheuseofthepropertyasͻ.ǒƭźƓĻƭƭ
LƓķǒƭƷƩźğƌͼandasaresulttheusespermittedonthisparcelshouldbeconsistentwith
thosepermittedintheBusinessIndustrial(BI)district.BarsanGlobalLogisticsoperates
underthefollowingNAICSclassification:541614(Process,PhysicalDistribution,and
LogisticsConsultingServices)and488510(FreightTransportationArrangement).Bothof
theseclassificationsarepermittedusesintheBIzonedistrict.
SitePlan.
Theapplicanthassubmittedaconceptualsiteplanandphotographsofasimilar
developmenttoprovideanexampleofwhatisproposedatthissite.Atthistimethere
hasbeennoformalapplicationforasitedevelopmentplanasrequiredintheĭźƷǤƭ
DevelopmentOrdinance.Aformalapplicationforasitedevelopmentplanisnot
requireduntilafteraSCUPisapproved.ShouldCityCouncilapprovetheproposedSCUP,
theapplicantwillberequiredtosubmitapplicationforasitedevelopmentplanin
compliancewithapplicablecoderequirements.
Staffrecommendsthataconditionbeaddedrequiringalltherequiredstreettreesat
thetimeofdevelopmentofthisfirstphaseofdevelopment(ParcelA).Thiswould
th
includetheplantingofshadetreesalongbothS.16StreetandW.MStreet,asthecity
hasfutureplanstoimproveMStreet.
TrafficImpacts.
th
Street,whichisadesignatedtruckrouteandhigh
TheprojectislocatedonS.16
frequencytruckuseroad.Althoughtheproposeduseofthesiteisnotadesignatedhigh
frequencytruckuse,theusewillgeneratetrucktraffic.Staffisrequestingconsideration
ofaconditionthatwouldrequiresubmittalofatrafficimpactanalysisthatwillreview
thepotentialtrafficgeneratedfromthisfacilityanditsimpactsonmajorintersectionsin
thevicinity.Anypotentialnegativeimpactsshouldbemitigated.
th
RecordsindicatethatthereisaportionofthissitewheretheS.16Streetrightofway
isnotat100feetinwidth.Aspartoffuturereplattingofthisproperty,theapplicantwill
berequiredtodedicatethatportionofrightofwaytotheCitytomakeaconsistent
th
100footrightofwayforS.16Street.
3
PlanningandZoningCommissionRegularMeeting
April16,2015
BarsanGlobalLogisticsSCUP
PublicUtilities.
Publicutilityfacilitiesandservicesaresufficienttohandletheproposeddevelopment.
th
WaterandsanitarysewerlinesarebothavailablewithintheS.16Streetrightofway.
Drainage.
DrainagehasbeenaccommodatedforthissiteaspartofthePortCrossingBusinessPark
regionaldrainageplan.Althoughthissiteisnottechnicallywithintheownershipofthe
PortCrossingBusinessPark,thisparcelwasincludedaspartofthedetentionpost
system.Therehavebeendetentionpondssizedadequatelytodetaindrainageforthis
siteandtherestofthePortCrossingBusinessPark.
Conclusion:
Basedontheanalysisabove,stafffindsthatifthePlanningandZoningCommission
desirestorecommendapprovaloftheproposedSpecialConditionalUsePermit,thena
numberofconditionsshouldbeconsideredintheapproval.TheproposedBarsanGlobal
LogisticswarehousefacilityisconsistentwithboththeĭźƷǤƭFutureLandUsePlan,as
adoptedintheComprehensivePlan,andthepermittedusesoftheBIdistrict.
Section106217oftheZoningOrdinanceoutlinesspecificconditionsforapprovalof
SCUPapplications.Therearethreedifferentconditionsthatmustbemetinorderto
approveaSCUP.ThefollowingtableidentifieseachofthethreeconditionsandƭƷğŅŅƭ
findingoneach:
Condition:StaffAnalysis:
(1)Thatthespecificusewillbe
TheproposeduseisconsistentandcompatiblewiththeĭźƷǤƭ
compatiblewithandnotComprehensivePlanasapprovedbytheCityCouncil,whichidentifies
injurioustotheuseandthisparcelasͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼuse.Theproposeduseofthis
enjoymentofotherproperty,property(NAICSclassificationnumbers541614and488510)are
norsignificantlydiminishorpermittedusesintheBIzonedistrict.
impairpropertyvalueswithin
theimmediatevicinity.
(2)ThattheconditionsplacedonAsaconditionofapprovaloftheproposedSCUP,theapplicantis
suchuseasspecifiedineachrequiredtosubmitasitedevelopmentplaninaccordancewiththe
districthavebeenmetbytherequirementsoftheĭźƷǤƭDevelopmentOrdinance.Additionally,the
developmentplanwillneedtocomplywithallotherprovisionsof
applicant.site
theĭźƷǤƭZoningOrdinanceandwillbereviewedduringthesite
developmentreview.
(3)ThattheapplicanthasagreedTheapplicantwillneedtoconfirmontherecordatthepublichearing
tomeetanyadditionalthattheyareagreeabletotheconditionsimposedontheSCUP.Staff
conditionsimposed,basedonhasprovidedalistofconditionsaspartofthisreport.However,the
specificsiteconstraints,andCommissionandCityCouncilmayimposeadditionalconditions,
necessarytoprotectthepublicshouldtheyapprovetheproposedSCUP.
interestandwelfareofthe
community.
4
PlanningandZoningCommissionRegularMeeting
April16,2015
BarsanGlobalLogisticsSCUP
ShouldthePlanningandZoningCommissionrecommendapprovaloftherequested
SCUPapplication,staffrecommendsthefollowingconditionsbeconsidered:
1.Asitedevelopmentplanshallbesubmittedinaccordancewithapplicable
requirementsoftheCityofLatƚƩƷĻƭDevelopmentOrdinanceandshallcomplywith
allprovisionsofChapter106,ͻƚƓźƓŭͼofthe/źƷǤƭCodeofOrdinancesandallother
departmentreviewsandapplicablelawsandordinancesoftheCityofLaPorteand
theStateofTexas.
2.Allnecessarydocumentationforbuildingpermitreviewmustbesubmittedin
conjunctionwiththeĭźƷǤƭbuildingpermitapplicationprocess.
trafficstudyperformedbyalicensedengineershallberequired.Thestudy
3.A
th
mustensurethattheproposeddevelopmentwillnotadverselyimpactS.16Street
oranyofthemajorintersectioninthevicinity.Anymitigationrequiredbythestudy
willbetheresponsibilityoftheapplicant.
4.Thesubjectpropertywillneedtobereplattedandsubdividedinaccordancewith
therequirementsoutlinedintheCityofLatƚƩƷĻƭDevelopmentOrdinance.Aspart
th
oftheplat,theapplicantwillberequiredtodedicaterightofwayalongS.16
Streettomakeaconsistent100footrightofwaywidth.
5.Theapplicantshallinstallalloftherequiredstreettreesaspartofthe
developmentofParcelAasrequiredbySection106800oftheĭźƷǤƭCodeof
th
OrdinancesalongS.16StreetandW.MStreet.
6.TxDOTandHarrisCountydrivewaypermitsshallbepresentedpriortopermit
issuanceforalldrivewaysrequested.Maximumdrivewaywidthsshallbeprovidedin
compliancewithcitycoderequirements.
7.Thepavementshallremainingood,operable,dustfreeconditionovertime,and
thatrepairsshallbemadeasnecessaryuponwrittennotificationbythecity.
8.AnyfuturechangeinuserequiresconsiderationofaSpecialConditionalUse
PermitinaccordancewithChapter106,ͻƚƓźƓŭͼofthe/źƷǤƭCodeofOrdinances.
\[AnyadditionalconditionsrequestedbythePlanningandZoningCommission.\]
ATTACHMENTS
ExhibitA:SCUPApplicationandSupplementalInformationfromtheApplicant
ExhibitB:GeneralPlan
ExhibitC:AreaMap
5
PlanningandZoningCommissionRegularMeeting
April16,2015
BarsanGlobalLogisticsSCUP
ExhibitD:LandUseMap
ExhibitE:ZoningMap
6
SPECIAL CONDITIONAL USE
PERMIT APPLICATION
Pierside Industries Inc.(843) 971-1339
vjmarino@mrs-cmc.com
2265 Clements Ferry Road, Suite 301 Charleston, SC 29492
GCP on behalf of Barsan Global LogisticsFreight Forwarding
Joseph Llamas(512) 853-9650
JLLAMAS@GCPRE.COM
1503 Ridgecrest Drive Austin, TX 78746
0402780010029
Tract 1B-3 abstract 35J Hunter
n
New Development
Joseph Llamas03/19/2015
n
n
n
March 18, 2015
Mr. Eric Ensey
604 W. Fairmont Parkway
La Porte, Texas 77571
RE: Barsan Global Logistics Special Conditional Use Permit Application (“SCUP”)
Dear Mr. Ensey:
I am pleased to provide details pertaining to my client’s, Barsan Global Logistics, Inc., intent to develop a 100,000
SF institutional quality industrial building in LaPorte Texas. Enclosed is the completed SCUP form, a proposed site
plan, building image from a Barsan building in Miami, FL, a brochure from a Generational Commercial Properties
project in Houston and some construction photo’s of that same building.
This project includes the acquisition of a twelve-acre parcel. Generational will platt and subdivide the property into
a northern and southern property. Generational will develop a 100,000 SF tiltwall industrial building for Barsan
Global Logistics, Inc. on the southern parcel. The attached site plan details this plan.
Barsan Global Logistics was founded in 1982 and provides freight forwarding services globally. Utilizing highway,
marine and air travel Barsan coordinates the transportation, warehousing and delivery of their client’s products
worldwide. They operate facilities on five continents and are currently expanding throughout the US. Their NAICS
Code # is 541614 / 488510.
Generational Commercial Properties is a commercial development firm with offices in Texas. Generational
acquires, develops, owns and operates multi-family, industrial and office real estate targeting functional, institutional
quality, infill real estate located in Texas, the nation's fastest growing state and strongest economy.
Sincerely,
GENERATIONAL COMMERCIAL PROPERTIES
Joseph Llamas
President
EXHIBIT A
EXHIBIT A
EXHIBIT A
FOR LEASE > INDUSTRIAL
Airtex Commerce Center
431 EAST AIRTEX DRIVE, HOUSTON, TX 77073
Short description of the property will
go here; this property is great and has
a great location. You really want to
buy this property. It is cheap. You can
afford it. Buy, buy, and buy.
Airtex Commerce Center> Phase I
Airtex Commerce Center is a new Class A industrial facility located
on Airtex Drive less than a quarter mile east of I-45, just 3 miles
north of Beltway 8, and 3 miles south of 1960. This efficient rear-
load building can be accessed from 5 curb cuts, has ample parking
and trailer storage.
Building Features
>166,250 SF
Phase I>GasUnit Heaters Freeze
> Divisible to 40,000 SFProtection
>32 Clear Height>ESFRSprinklered
>60 Staging Bay>130 Truck Court
>52 x 47 Column Spacing>TrailerStorageAvailable
>37 External Truck Doors>1:5to 1,000 Parking Ratio
>2 Drive-in Dock Doors>TripleFreeport Exemption
>2,000 Amps 277/480 volt > Favorable Tax Rate
COLLIERS INTERNATIONAL
MIKE TAETZ, BILL BYRD, RYAN BYRD
SIORSIOR, CCIM
1233 W. Loop South | Suite 900
713 830 2107713 830 2131713 830 2171
Houston, TX 77027
mike.taetz@colliers.combill.byrd@colliers.comryan.byrd@colliers.com
www.colliers.com
EXHIBIT A
FOR LEASE > INDUSTRIAL
Airtex Commerce Center
431 EAST AIRTEX DRIVE, HOUSTON, TX 77073
>Up to 340,000 SF
>Phase I
166,250 SF
> 3 Miles from Beltway 8
> Occupancy Q 201
China Bear
Contact Us
BILL BYRD, JOE LLAMAS
MIKE TAETZ, RYAN BYRD
SIOR, CCIM
SIOR
713 830 2131512 853 9650
713 830 2107713 830 2171
bill.byrd@colliers.comjllamas@gcpre.com
mike.taetz@colliers.comryan.byrd@colliers.com
A Co-development of Molto Properties and
Generational Commercial Properties.
Exclusively Listed by Colliers International
ColliersInternationalisaworldwideaffiliationofindependentlyownedandoperatedcompanies.
Theinformationcontainedhereinhas,webelieve,beenobtainedfromreliablesourcesandwehavenoreasontodoubtthe
accuracythereof.Allsuchinformationissubmitted,subjecttoerrors,omissionsorchangesinconditionpriortosale,lease
orwithdrawalwithoutnotice.Allinformationcontainedhereinshouldbeverifiedbythepersonrelyingthereon.Wehave
notmadeandwillnotmakeanywarrantyorrepresentationastotheconditionofthepropertynorthepresenceofany
hazardoussubstancesoranyenvironmentalorotherconditionsthatmayaffectthevalueorsuitabilityoftheproperty.
EXHIBIT A
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EXHIBIT "C"
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LOW-DENSITY RESIDENTIAL
MID-HIGH DENSITY RESIDENTIAL
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BUSINESS INDUSTRIAL
LIGHT INDUSTRIAL
HEAVY INDUSTRIAL
1 inch = 600 feet
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Miscellaneous
EcEiVEmmk
APR 21 2015
A Meeting of the La Porte
By:
Planning&Zoning Commission
(Type of Meeting)
Scheduled for
April 16,2015
(Date of Meeting)
to Consider
Special Conditional Use Permit Request#15-91000002
(Type of Request)
I have received notice of the above referenced public hearing.
I am in FAVOR granting this request for the following reasons:
I am OPPOSED to granting this request for the following reasons:
e lease Address
igna e City, State,Zip
f
h
A Meeting of the La Porte APF
Planning&Zoning Commission
(Type of Meeting)
Scheduled for
April 16,2015
(Date of Meeting)
to Consider
Special Conditional Use Permit Request#15-91000001'
(Type of Request)
I have received notice of the above referenced public hearing.
I am FAVOR granting this request for the following reasons:
I am OPPOSED to granting this request for the following reasons:
LJZ �ti1•
ame(please print)
Signature City,State,Zip
ECc n,
A Meeting of the La Porte
R
APR 16 2015
Planning&Zoning Commission
(Type of Meeting)
Scheduled for
Apn116,2015
(Date of Meeting)
to Consider
Special Conditional Use Permit Request#15-91000001
I have received notice of the above referenced public hearing.
I am" FAVO granting this request for the following reasons:
I amC' FAV
I am OPPOSED to granting this request for the following reasons:
Ka
Name(please print)
Signature City,State,Zap
To: City of La Porte Planning and Development Department
Re: Special Condition Use permit Request#15-91000001
Hearing Date; April 16,2015
From: John W. Focke and Catherine Focke, 111 S.Y. Street,La Porte,Texas
Back Ground Statement;
In Hurricane Ike,2008; S Y Street was inundated in sea water and many homes,
landscaping and city infrastructure sustained damage. Following that catastrophic event
the home owners on S Y Street have struggled to clean,repair,and restore their properties.
The City of La Porte stepped in to restore a major storm drainage system on S Y Street
and to resurface the street. The neighborhood is making a comeback from this difficult
event. Every repair, renovation and new construction adds to the visual and fiscal value of
the neighborhood. The neighborhood has one totally new home across the street from the
referenced property.
My wife and I enthusiastically support the request for the Special Condition Use
Permit for 227 S Y Street for the following reason:
The Proposed Proiect is a Win/Win/Win:
Win#1: the City of La Porte will see the investment in infrastructure
improvements favorably impact a vibrant neighborhood; the highest and best
use of the referenced property, enhance taxable value and most important the
appreciation from all those who own property on S Y Street.
Win#2: The neighborhood will benefit by the resident of these "well thought of
neighbors"who contribute to the spirit of the neighborhood: the enhanced value of all
properties on S Y Street as a direct result of the visual presence of new construction
and landscaping.
Win#3: The family at 227 S Y Street will be able to keep their close family
relationship and keep their family together in a close neighborhood, among life
time friends.
We respectively ask that the Planning and Development Department will approve the
Conditional Use Permit Request.
Thank you,
John W. Fo a Catherine Focke
111 S Y Street,211 S Y Street
ECEIVEX
A Meeting of the La Porte
Planning&Zoning Commission APR 13 201Y
(Type of Meeting)
Scheduled for
April 16,2015
(Date of Meeting)
to Consider
Special Conditional Use Permit Request#15-91000001
(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:
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I am OPPOSED to granting this request for the following reasons: re.5 1(— O;ryvig
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Name ease print) Address
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Signature City,State,Zip
.p M1
A Meeting of the La Porte EIV
planning&ZoningAPR 14 2
Commission Q
(Type of Meeting)
Scheduled for
Apri116,2015
(Date of Meeting)
to Consider
Special Conditional Use Permit Request#15-91000001
(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:
C',am OPPOSED to gra ting this request for the following reasons:
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