HomeMy WebLinkAbout05-27-15 Special Called Meeting of the Planning and Zoning Commission
City of La Porte Planning and Development Department
Established 1892 Tim Tietjens, Director
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
Wednesday, May 27, 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 Major Development Site Plan #15-83000001; a request by La Porte Independent
School District to allow construction of a building addition and other improvements to the La Porte Junior
High School facility located at 401 S. Broadway Street.
4.Consider a request by La Porte Lodging Hospitality LLC for consideration of a waiver to the city’s Design
Guidelines (Exterior Façade Materials) as outlined in Section 106-928 of the Code of Ordinance for the
proposed Fairfield Inn & Suites located at 711 Highway 146 South.
5.Administrative reports.
6.Commission comments on matters appearing on the agenda or inquiry of staff regarding specific factual
information or existing policy.
7.Adjourn.
A quorum of City Council members may be present and participate in discussions during this meeting; however, no
action will be taken by 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 Wednesday May 27, 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
City of La Porte, Texas
Planning and Zoning Commission
O* L A
v m
TP XA$
May 27, 2015
AGENDA ITEM 3
Consider approval of a Major Development Site Plan (#15-83000001)
to allow for construction of an addition to the existing La Porte Junior High School
located at 401 S. Broadway.
Applicant: La Porte Independent School District
[Supplemental Staff Report]
Eric J. Ensey, City Planner
Planning and Development Department
City of La Porte, Texas
Planning and Zoning Commission Regular Meeting
May 27, 2015
Major Development Site Plan—LPJHS
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 the existing La Porte Junior High School building located at 401 S.
Broadway?
RECOMMENDATION
Staff recommends approval of the proposed Major Development Site Plan subject to the
following conditions:
1. The applicant shall submit application for and receive approval of the vacation of
any unimproved right-of-way and include reference on the site plan noting the
City Council approved ordinance number vacating such rights-of-way.
2. Reference to "West E Street" and "West F Street" on the site plan shall be
revised to "West D Street" and "West E Street" respectively from north to south.
DISCUSSION
A staff report was distributed to the Commission for this item in the agenda for the
May, 21, 2015 Planning and Zoning Commission meeting. However,the meeting was
canceled and rescheduled to May 27, 2015.The staff report prepared for that meeting is
still applicable to the review of this site plan.This supplemental staff report is based on
additional information discovered after the staff report was drafted.There are two
items for discussion that should be considered by the Commission.
Unimproved Rights-of-Ways
There are various rights-of-way that bisect the subject property originally platted as part
of the original Town of La Porte that have not been formally vacated by the city.These
rights-of-way were originally intended to contain streets and alleys. However, over time
the city developed differently and in a manner where such rights-of-way were not
needed.The city has a process by which an applicant can apply to abandon unimproved
rights-of-way provided those unimproved streets and alleys are not needed by the city
in the future. Staff has been working with the applicant to submit the necessary
documentation for a complete application for consideration by the City Council. In order
to accommodate the applicant and their request in a timely manner, staff is requesting
1
Planning and Zoning Commission Regular Meeting
May 27, 2015
Major Development Site Plan—LPJHS
consideration of a condition that would require the necessary approvals for vacating any
unimproved public rights-of-way that impact the proposed project. If approved by the
City Council,the applicant would be required to note the site plan with the ordinance
approved by the City Council before the city approving certificates can be executed.
Street Names
The site plan references "West E Street" and "West F Street"as adjacent rights-of-way
to the site.The references to these streets should actually be "West D Street" and
"West E Street" respectively from north to south. Staff is recommending that a
condition be considered requiring the street rights-of-way on site plan to be accurately
labeled.
2
I
City of La Porte, Texas
Planning and Zoning Commission
O� Lnow
A
� �09
U m
re xae
May 21, 2015
(Meeting Canceled)
AGEN111A ITCAA 4
Consider approval of a Major Development Site Plan (#15-83000001)
to allow for construction of an addition to the existing La Porte Junior High School
located at 401 S. Broadway.
Applicant: La Porte Independent School District
Eric J. Ensey, City Planner
Planning and Development Department
City of La Porte, Texas
Planning and Zoning Commission Regular Meeting
May 21,2015
Major Development Site Plan—LPJHS
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 the existing La Porte Junior High School building located at 401 S.
Broadway?
RECOMMENDATION
Staff recommends approval of the proposed Major Development Site Plan.
DISCUSSION
Applicant/Property Owner:
La Porte Independent School District
Applicant's Request:
The applicant is seeking to construct a 35,818 square foot addition to the existing La
Porte Junior High School located at 401 S. Broadway. Upon completion of the project
building will total 144,192 square feet in floor area. Additionally,the proposal includes
58 additional parking spaces.The attached Exhibit A is the proposed site development
plan.
Background Information:
The subject site is approximately 26.9 acres and is located on the east side of Broadway
Street between E. D Street and E. E Street.The attached Exhibit B is an Area Map
showing the location of the subject property.
The legal description of the property is"a 24.6914 acres subdivision out of Tracts 10 and
11, Block 3,W.J. Payne, in the William M.Jones Survey,A-482, City of La Porte, Harris
County,Texas."
The site is currently zoned R-2, Medium Density Residential, and is part of the LPISD
campus that contains La Porte High School and La Porte Elementary School along with
the junior high school.The school is a permitted use in the R-2 District.The City of La
1
Planning and Zoning Commission Regular Meeting
May 21, 2015
Major Development Site Plan—LPJHS
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 La Porte Elementary School
South R-2, Medium Density Residential La Porte High School
West GC,General Commercial General Commercial Uses(across Broadway)
East` R-1, Low Density Residential Existing Single Family Detached
R-2, Medium Density Residential Church Facility
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.
The following is a description of staff's analysis of various considerations:
Site Improvements.
The proposed site plan includes a building addition approximately 35,000 square feet in
area.The existing building totals 108,374 square feet in floor area.There are existing
covered sidewalk structures that encroach within the 30' setback. However the
proposed building addition will comply with all applicable setback requirements.
Landscaping.
The landscaping proposed with this project is minimal.There is existing landscaping
along S. Broadway, however the applicant is proposing the removal of two trees at the
proposed driveway entrance to the parking lot. In response, they are proposing to
replace the trees being removed with two additional trees along Broadway,four within
the parking lot islands, and ten in the courtyard area.This proposal also includes some
additional plantings within the courtyard area.
Parking and circulation.
Section 106-838 of the Code of Ordinances outlines the city's parking requirements for
junior high school uses. Specifically the code requires: 1 space per 20 students and 1
space per staff. Based on this calculation, a total of 130 parking spaces are required.
There are currently 99 spaces (+6 accessible) on site, which is less than the minimum
required in the code.The project includes the addition of parking stalls, bringing the
total parking count to 157 spaces (+6 accessible); and brings the site into compliance
with code requirements.
2
I
Planning and Zoning Commission Regular Meeting
May 21, 2015
Major Development Site Plan—LPJHS
With the expansion of the parking lot area,the applicant is proposing an additional curb
cut on Broadway.This proposed curb cut will be in line with the existing F Street
alignment, which minimizes potential vehicular conflict on Broadway. Since Broadway is
a roadway maintained by Harris County,the applicant will need to obtain the necessary
approvals from the County prior to issuance of a building permit.
Drainage and detention.
The applicant has provided onsite detention to accommodate the additional impervious
surface resulting from the proposed building addition and parking expansion.The
attached Exhibit C is a copy of the detention calculations.
Conclusion:
Based on the analysis above, staff finds that the proposed Major Development Site Plan
for La Porte Junior High School complies with the various applicable code requirements
and should be considered for approval.
ATTACHMENTS
Exhibit A: Proposed Baker 6th Grade Campus Site Plan
Exhibit B: Area Map
Exhibit C: Zoning and Land Use Map
Exhibit D: Detention and Drainage Calculations
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'°�•' '� 1 281-655-0634
_ SO~01~0�]-00°2 LA PORTE JUNIOR HIGH
_ o aA p11 D01+ SCHOOL SITE PLAN
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EXHIBIT D
ARBORLEAF ENGINEERING
& SURVEYING, INC.
TBPLS#100543-00 TBPE#7705
1002 Village Square Drive, Suite B
Tomball,Texas 77375
281-655-0634
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April 1,2015
Mr.Bob Eng,P.E.
City Engineer
City of La Porte
604 W.Fairmont Parkway
LaPorte,Texas 77571
i
Re: Detention Summary
La Porte Junior High School
ALES Project#15-508
Mr.Eng,
1
This letter provides assumptions and calculations used for the determination of additional detention volume
needed at the site of the new La Porte Junior High School improvements.
Site Information:
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The property slopes gently to the east with elevations ranging from slightly over 18.0 at the northwesterly
end to roughly 14.0 at the southeasternmost corner.
Existing ground cover consists of school buildings,concrete parking lots,grass,and small trees. The
existing site mostly drains to existing storm inlets located at the parking lots and draining towards an
existing storm sewer located in Arizona Street. The proposed site will continue to drain towards Arizona
Street,while utilizing additional detention.
The property is shown on FEMA map panel 48201 C0945M,and is designated Zone X,which is located in
the 500 year flood plain.
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The City of La Porte has jurisdiction as the Flood Plain Administrator.
The pond will be designed as follows: j
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Side slopes will be a maximum of 3:1
The ponds will be fenced
The constructed ponds will be hydroseeded to prohibit erosion
A concrete pilot channel will be constructed in the ultimate pond to facilitate flow through the pond.
The sizing of the ultimate pond volume and appropriate calculations are shown below.
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EXHIBIT D
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Detention Calculations:
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The total area of the La Porte Junior High School site is 26.8799 acres. Please note that this acreage i
includes the area of La Porte Elementary School.
The existing and proposed C values are based on calculations of pervious and impervious cover for each
condition. Currently the site has 508,029 square feet of impervious cover. The proposed site will have a I
final area of 549,829 square feet of impervious cover:
508,029 SF I
Existing C = 1,170,891 sF=0.43
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Proposed C = 949,e29 SF _0.47
1,170,891 SF
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The rainfall intensity for the 100 year storm is calculated using the TxDOT rainfall intensity-duration-
frequency coefficients,e,b,and d,for a 30 minute time of concentration:
e=0.706 j
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b=91 j
d=7.9
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The resulting rainfall intensity is 7.0 in/hr. Calculating the 100 year peak flow for each condition:
t
Q=CiA,and iioo=7 in/hr
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Existing Q=0.43 x 7 x 26.8799=80.91 CFS
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Proposed Q=0.47 x 7 x 26.8799=88.43 CFS
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The City of La Porte detention storage requirement for new impervious cover is depicted on attached
Figure 4. For the 26.8799 acre site a storage coefficient of 0.49 acre-feet per acre is required.
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The increase in impervious cover:
549,829 SF—508,029 SF=41,800 SF
41,800 SF=0.9596 Acres
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Detention Volume Required:
0.9596 Acres x 0.49 Acre-Feet/Acre=0.4702 Acre-Feet
0.4702 Acre-Feet=20,482 Cubic Feet j
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EXHIBIT D
20,482 cubic feet is the resulting additional detention volume needed for the site. We are proposing to
construct a detention pond that contain 25,000 Cubic Feet of storage.
s
Please let me know if you have any questions or comments,or if you need any additional information.
Sincerely /
f ti
Adam Hutchison,PE
Project Manager
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City of La Porte, Texas
Planning and Zoning Commission
O1. L A
U m
re XA8
May 27, 2015
AGENDA ITEM 4
Consider a Waiver Request to the City's
Design Guidelines (Exterior Fagade Materials)
forthe Proposed Fairfield Inn&Suites
at 711 Highway 146 South.
Applicant: La Porte Lodging Hospitality LLC
Eric J. Ensey, City Planner
Planning and Development Department
City of La Porte, Texas
Planning and Zoning Commission Regular Meeting
May 27,2015
Design Guidelines Waiver—Fairfield Inn&Suites
Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission approve a request by La Porte Lodging
Hospitality LLC for a waiver to the city's exterior fagade materials design guidelines for
construction of new Fairfield Inn &Suites at 711 Highway 146 South?
DISCUSSION
The site is subject to the city's Design Guidelines as outlined in Article IX of Chapter 106
of the city's Code of Ordinances. Section 106-928 outlines various architectural design
guidelines, including building form, building articulation, roof, architectural design
elements, and exterior fagade materials. Because this site front Highway 146,the code
requires 80%of the building's fagade be covered by stone or masonry materials for a
Tier 1 building and 20%for other materials such as stucco, architectural block,
cementitious fiberboard, EIFS (above 14 feet), and painted, colored or stamped tilt-wall.
The applicant is requesting consideration of a waiver to the city's Design Guidelines
concerning Exterior Fagade Materials.This item was presented to the Commission for
consideration at the March 19, 2015 meeting. At that time the applicant was proposing
to deviate from the city's requirements for a building fagade, which requires a minimum
80%of the fagade be covered by stone or brick/masonry.Their proposal included
covering 25%of the fagade with brick/stone.The Commission expressed some concern
with the deviation from the code and the applicant decided to re-evaluate the request.
Since that meeting, the applicant has revised their drawings to provide 60%stone/brick
coverage. Because this is still less than the 80% required in the code,the applicant is
requesting consideration of a waiver to this requirement.
Section 106-927 of the city's Code of Ordinances states that the Planning and Zoning
Commission may approve a waiver request subject to two findings.The following is a list
of those findings:
1. The project as designed is consistent with the general spirit and intent of the City
of La Porte's Comprehensive Plan.
2. The proposed building will result in an attractive contribution to the community.
1
Planning and Zoning Commission Regular Meeting
May 27,2015
Design Guidelines Waiver—Fairfield Inn &Suites
In reviewing this waiver request, staff is concerned with the discrepancy in the
percentage of stone and brick required.The city's design guidelines intentionally
identified the Highway 146 corridor as the focal point for commercial development in
the city, thereby requiring higher quality architectural design. In this case staff is not
supportive of the waiver request.All development should comply with the design
guideline regulations. Staff is concerned that a deviation from these requirements has
the potential to set an expectation for other development.
ATTACHMENTS
Exhibit A: Applicant Letter and Building Elevations
Exhibit B: Area Map
Exhibit C: Section 106-928,Architectural Design Guidelines
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2
EXHIBIT
PL', K H
ARCH,ITECTSPLLC
18218 E Morgans Bend Drive
Cypress,TX 77433
Phone:832-878-1262
E-mail:sic[O)Parekharch.com
May 12,2015
Mr.Eric J.Ensey
City of LaPorte Planning&Development,
604 W Fairmont Parkway
LaPorte,TX 77571
Re:Waiver Request—Fairfield Inn&Suites.
HWY. 146&`G' Street,La Porte,TX
Dear Mr.Ensey:
Thank you for your time in reviewing our preliminary plans submittal for the Fairfield Inn&Suites in LaPorte,TX.Per our previous
discussions,please see below the Waiver Request on behalf of the Owner for the Building Elevations.
1. The City requirements state that 80%of the exterior materials need to be type `A' (Brick or Stone).Due to Marriott's Brand
requirements,we had provided 25%type`A' material in the first submittal to the Commission,but we weren't able to obtain
the approval.During the previous hearing,there was a suggestion by the Council that they would be willing to consider 60%
type `A' material. We have updated our elevations to show 60%type `A' material,which would result in substantial savings
for the Owner due to higher costs. We request the Planning Commission to accept our proposal and allow us to proceed with
60%type`A'material.
Please do not hesitate to contact me if you have any questions or need any further information.
Thank you
Sincerely,
Sid Parekh
05-12-2015
Architect-Sid Parekh (Date)
EXHIBIT A
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REFERENCE NOTES
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EXHIBIT C
Sec. 106-928. Architectural design guidelines.
(a) Building Form (Applicable to Tier 1 and 2)
(1) All buildings shall be designed and constructed in tri-partite architecture so that they have
a distinct base, middle and top.
Tap Top
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Examples of Single Story Tri-Partite
(b) Building Articulation(Applicable to Tier 1 and 2)
(1) Primary facades clearly visible from a public street or along an active storefront shall meet
the following minimum standards for articulation:
a. Horizontal Articulation.No building wall shall extend for a distance equal to 3
times the wall's height without having an off-set equal to 25%of the wall's height, and
that new plane shall extend for a distance equal to at least 25%of the maximum length of
the first plane.
b. Vertical Articulation.No horizontal wall shall extend for a distance greater than
3 times the height of the wall without changing height by a minimum of 25%of the wall's
height.
EXHIBIT C
BUILDING ARTICULATION EXAMPLES
L=fi4 ft_r3xHrM94
HORIZONTAL-Articulation VERTICAL-Articulation(
minimum
15 ft.(25%x9J 5•ft.(25�T H;¶ff
minimum �
15 ii_(_5%XL)
minimum It—_— minimum
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Posstt-PLAN
(c) Roofs(Applicable to Tier 1)
(1) Where clearly visible from a public street or along active storefronts, any hip, gable or
mansard roofs may only utilize the following materials: metal standing seam,slate, clay or
concrete tile(barrel or Roman shape). Minimum 3 on 12 roof pitch required.
(d) Architectural Design Elements
(1) The following is a list of acceptable architectural design elements that must be included
into the design of buildings as required in this section.
a. Canopies,awnings, porticos with colonnade,or arcades
b. Raised pilaster cornices(end columns at corner),or quoin corners
C. Vertical elements(tower, cupola, lighthouse,turret, arches, etc)
d. Windows and doors framed with smooth cobble, cast stone, limestone,or other
decorative masonry headers and sills;or dormer windows
e. Outdoor patios and/or courtyards(landscaped and furnished)
f. Decorative ornamentation integrated into the building fagade, such as corbels,
EXHIBIT
medallions(non-signage),functioning clocks, niches,wrought iron, balconettes,
gargoyles,or horizontal and rhythm patterned brickwork;or other architectural features
approved by the Director of Planning and Development or designee
g. Any other architectural design element approved by the Director of Planning and
Development or designee
(2) Applicable to Tier 1, all structures shall be designed to incorporate no less than four of the
architectural elements above. Buildings over 50,000 square feet must include a minimum of five
of the referenced architectural elements in subsection d.1 above.
(3) Applicable to Tier 2, all structures shall be designed to incorporate no less than two of the
architectural elements above. Buildings over 50,000 square feet must include a minimum of three
of the referenced architectural elements in subsection d.1 above.
(4) Applicable to Tier 3, all structures shall be designed to incorporate no less than one of the
architectural elements from the list in subsection d.1 above.
(e) Exterior Facade Materials
(1) Allowed exterior materials are categorized into the following three groups, of which at
least two materials from different groups shall be used in all exterior facades in Tier 1, Tier 2, and
Tier 3:
a. Group A: Brick and stone
b. Group B: Stucco, architectural concrete block with integrated color(split face
CMU), factory primed cementitious fiberboard in the form of lap siding or board and
batten, EIFS (above 14 feet from grade only), and painted, colored or stamped tilt-wall
C. Group C: Metal,tile,wood
(2) Prohibited exterior materials include cinder block,vinyl, plastic, aggregate pea-gravel
finished surfaces, and pre-engineered metal building siding._
(3) Primary facade treatments are applicable to Tier 1 buildings. The following shall apply to
all exteriorwalls_of buildings which are clearly visible from_a public street or along an active
'storefront:
a. Primary Facades, excluding windows,doors, and other openings,shall be
constructed of at least 80%Group A materials and up to 20% Group B materials:
However, accent materials from Group C may be allowed in limited application for
architectural features as approved by the Director of Planning and Development or
designee. --
b. Buildings over 50,000 square feet may use Split-Face CMU (architectural block)
for up to 20% of the primary facade, in addition to the 20%of Group B materials.
(4) Building color requirements are applicable to buildings in all tiers. The dominant color of
all buildings shall be muted shades of color. Black and stark white shall not be used except as an
accent color. There are no restrictions on accent colors which comprise less than 1.0%of the
building face, except that florescent colors are prohibited.