HomeMy WebLinkAbout07-16-15 Regular Meeting of the Planning and Zoning Commission
CityofLaPorte
PlanningandZoningCommissionAgenda
Noticeisherebygivenofa RegularMeeting oftheLaPortePlanningandZoningCommissiontobeheld
on Thursday,July16,2015at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway,La
Porte,Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:May27,2015MeetingandJune18,2015Meeting.
4.ConsiderapprovalorotheractionregardingarequestbyBaywayHomesforapprovalofa
st
PreliminaryPlatfortheReplatofLots1thru5,Block14,SylvanBeach,1Addition.
5.ConsiderrecommendationtotheLaPorteCityCouncilonaproposedamendmenttotheFuture
LandUseMapcomponentoftheLaPorteComprehensivePlanbyamendinga6.9547acretract
oflandfurtherdescribedasTracts718B,719,and719A,LaPorteOutlots,situatedintheEnoch
BrinsonSurvey,A5,CityofLaPorte,HarrisCounty,Texas,fromͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼto
ͻaźķtoHighDensitywĻƭźķĻƓƷźğƌ͵ͼ
6.OpenpublichearingtoreceiveinputonanapplicationforSpecialConditionalUsePermit#15
91000003,arequestbyBrownstoneVentures,LLCtoallowforconstructionofamultifamily
luxuryapartmentcomplexatthesouthwestcornerofUnderwoodRoadandCaniffRoad.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
7.Closepublichearing.
8.ConsiderrecommendationtotheLaPorteCityCouncilonSpecialConditionalUsePermitrequest
#1591000003.
9.ConsiderrecommendationtotheLaPorteCityCouncil
onaproposedamendmenttotheFuture
LandUseMapcomponentoftheLaPorteComprehensivePlanbyamendingthedesignationfor
th
thosetractsoflandlocatedbetweenStateHighway146andS.16Street,andbetweenW.M
StreetandMcCabeRoad,andidentifiedas1.)Tracts1B3,JohnsonHunterSurvey,Abstract35;
ReserveDandReserveG,Block4;ReserveI,Block3;andReserveK,Block2,ofthePortCrossing
AmendingPlat,fromͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼtoͻ\[źŭŷƷLƓķǒƭƷƩźğƌͼͳ2)ReserveE,Block4,ofthePort
CrossingAmendingPlat,fromͻtğƩƉandOpen{ƦğĭĻͼtoͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼͳand3)ReserveM,
Block2,ofthePortCrossingAmendingPlat,fromͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼtoͻtğƩƉandOpen{ƦğĭĻ͵ͼ
10.ConsiderapprovalorotheractionregardingarequestbyPortCrossingLPforapprovalofthe
proposedPortCrossingAmendingPlat.
11.OpenpublichearingtoreceiveinputonanapplicationforSpecialConditionalUsePermit#15
91000004,arequestbyPortCrossingLP,PortCrossingA3LP,PortCrossingA4LP,andPort
CrossingB4LPtoreplacethePortCrossingSCUP#06006(previouslyapprovedbytheLaPorte
CityCouncilin2006)forthe313acrePortCrossingBusinessParkgenerallylocatedwestofState
Highway146betweenW.MStreetandMcCabeRoad.
a.StaffPresentation
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
PlanningandZoningCommissionAgenda
Thursday,July16,2015
Page2
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
12.Closepublichearing.
13.ConsiderrecommendationtotheLaPorteCityCouncilonSpecialConditionalUsePermitrequest
#1591000004.
14.ConsiderapprovalorotheractionregardingarequestbyPortCrossingLPforapprovalofthe
proposedPortCrossingGeneralPlan(previouslyapprovedastheTexasImportExportGeneral
Plan)forthe313acrePortCrossingBusinessParkgenerallylocatedwestofStateHighway146
betweenW.MStreetandMcCabeRoad.
15.ConsiderrecommendationtotheLaPorteCityCouncilregardingproposedAmended
DevelopmentAgreementbetweentheCityofLaPorteandPortCrossingLP,forthepurposeof
amendingtheDevelopmentAgreementapprovedbytheLaPorteCityCouncilin2006.
16.Administrativereports.
17.Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecific
factualinformationorexistingpolicy.
18.
Adjourn.
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting;
however,noactionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe
received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CERTIFICATION
IcertifythatacopyoftheThursday,July16,2015,agendaofitemstobeconsideredbythePlanningandZoning
CommissionwaspostedontheCityHallbulletinboardonthe____dayof____________________,2015.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
PlanningandZoningCommission
MinutesofMay27,2015
CommissionersPresent
:RichardWarren,HelenLaCour,NickBarrera,LouAnnMartin,Mark
Follis,andHalLawler
CommissionersAbsent:TreyKendrick,WyattSmith,andLesBird
CityStaffPresent:PlanningandDevelopmentDirectorTimTietjens,CityPlannerEric
Ensey,AssistantCityAttorneyClarkAskins,andOfficeCoordinator
PeggyLee
Calltoorder.
1.
ChairmanHalLawlercalledthemeetingtoorderat6:04p.m.
RollCallofMembers.
2.
CommissionersWarren,LaCour,Barrera,Martin,Follis,andLawlerwerepresentforrollcall.
ConsiderapprovalofaMajorDevelopmentSitePlan#1583000001;arequestbyLaPorte
3.
IndependentSchoolDistricttoallowconstructionofabuildingadditionandotherimprovements
totheLaPorteJuniorHighSchoolfacilitylocatedat401S.BroadwayStreet.
CityPlannerEricEnseypresentedarequestbythe
LaPorteIndependentSchoolDistrictfor
approvalofaMajorDevelopmentSitePlanforconstructionofa35,818squarefootbuilding
additionandparkinglotimprovementsfortheLaPorteJuniorHighSchoollocatedat401S.
Broadway.Staffrecommendedapprovalofthesiteplanwiththeconditionsoutlinedinthestaff
report.
Motion byCommissionerLaCourtoapprovetheMajorDevelopmentSitePlanforLaPorte
IndependentSchoolDistricttoallowconstructionofabuildingadditionandotherimprovementsto
theLaPorteJuniorHighSchoolfacilitylocatedat401S.BroadwayStreetwiththefollowing
conditions:
1.Theapplicantshallsubmitapplicationforandreceiveapprovalofthevacationofany
unimprovedrightofwayandincludereferenceonthesiteplannotingtheCityCouncil
approvedordinancenumbervacatingsuchrightsofway.
2.ReferencetoͻĻƭƷE{ƷƩĻĻƷͼandͻĻƭƷF{ƷƩĻĻƷͼonthesiteplanshallberevisedto
ͻĻƭƷD{ƷƩĻĻƷͼandͻĻƭƷE{ƷƩĻĻƷͼrespectivelyfromnorthtosouth.
Second byCommissionerBarrera.Motioncarried.
Ayes:CommissionersWarren,LaCour,Barrera,Martin,andLawler
Nays:None
Abstain:CommissionerFollis
PlanningandZoningCommission
MinutesofMay27,2015
Page2of3
ConsiderarequestbyLaPorteLodgingHospitalityLLCforconsiderationofawaivertotheĭźƷǤƭ
4.
DesignGuidelines(ExteriorFaçadeMaterials)asoutlinedinSection106928oftheCodeof
OrdinancesfortheproposedFairfieldInn&Suiteslocatedat711Highway146South.
CityPlannerEricEnsey
presentedarequestbyLaPorteLodgingHospitalityLLCforawaivertothe
ĭźƷǤƭexteriorfaçadematerialsdesignguidelinesforconstructionofanewFairfieldInn&Suites
locatedat711Highway146.Theapplicantproposes60%ofthefaçadeinbrick/stonecontraryto
coderequirementsof80%coverageof
thefaçadeinbrick/stone.
Staffwasconcernedthatadeviationfromtherequirementswouldhavethepotentialtosetan
expectationforotherdevelopmentandtherefore,didnotsupportthewaiverrequest.
Commissionersdiscussedtherequestandelectedtotabletherequestuntilsuchtimethe
applicantcouldbepresentfordiscussion.
Motion byCommissionerWarrentotablearequestbyLaPorteLodgingHospitalityLLCfor
considerationofawaivertotheĭźƷǤƭDesignGuidelines(ExteriorFaçadeMaterials)asoutlined
inSection106928oftheCodeofOrdinancesfortheproposedFairfieldInn&Suiteslocatedat
711Highway146South.
Second byCommissionerLaCour.Motioncarried.
Ayes:CommissionersWarren,LaCour,Barrera,Martin,Follis,andLawler
Nays:None
Administrativereports.
5.
CityPlannerEricEnseyspokeaboutproblemsseveralmembershavebeenexperiencingwith
untimelymaildeliveryoftheirpackets.Staffproposedtocontinuesendingthepacketsoutto
memberselectronically,butnolongermailingaprintedpacket.Commissionersconcurred;
however,CommissionersBarreraandWarrenoptedtocontinuereceivingaprintedcopyofthe
packetandwillpicktheirsuppriortothemeeting.Printedpacketswillbeavailableatthemeeting
forallothermemberswhomaywantone.
Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecific
6.
factualinformationorexistingpolicy.
CommissionerMartininquiredaboutcityrequirementsforreplacingmanufacturedhousing.
Adjourn
7.
Motion byCommissionerWarrentoadjourn.
Second byCommissionerMartin.
ChairmanLawleradjournedthemeetingat6:50p.m.
PlanningandZoningCommission
MinutesofMay27,2015
Page3of3
Respectfullysubmitted,
PeggyLee
Secretary,PlanningandZoningCommission
PassedandApprovedon________________________,2015.
HalLawler
Chairman,PlanningandZoningCommission
PlanningandZoningCommission
MinutesofJune18,2015
CommissionersPresent
:TreyKendrick,RichardWarren,HelenLaCour,NickBarrera,MarkFollis,Wyatt
Smith,andHalLawler
CommissionersAbsent:LouAnnMartinandLesBird
CityStaffPresent:CityPlannerEricEnsey,CityAttorneyKnoxAskins,andOfficeCoordinator
PeggyLee
Calltoorder.
1.
ChairmanHalLawlercalledthemeetingtoorderat6:00p.m.
RollCallofMembers.
2.
CommissionersKendrick,Warren,LaCour,Barrera,Follis,Smith,andLawlerwerepresentforrollcall.
Considerapprovalofmeetingminutes:April16,2015;April22,2015.
3.
Motion byCommissionerKendricktoapprovethemeetingminutesofApril16,2015,andApril22,
2015.
Second byCommissionerWarren.Motioncarried.
Ayes:CommissionersKendrick,Warren,LaCour,Barrera,Follis,Smith,andLawler
Nays:None
OpenpublichearingtoreceiveinputonanordinanceamendingChapter106ͻƚƓźƓŭͼoftheCodeof
4.
OrdinancesoftheCityofLaPortebyaddinganewdefinition,andrevisingregulationsrelatedto
exteriorstorage,treepreservation,andtemporarysigns.
ChairmanLawleropenedthepublichearingat6:01p.m.
a.StaffPresentation
CityPlannerEricEnseypresentedthestaffreport.Upontherecentadoptionofamendmentsto
Chapter106(Zoning)oftheCodeofOrdinances,therewerethreeitemstheCityCouncilrequested
theCommissionfurtherconsider.Basedondiscussionoftheseitemsanddirectionprovidedby
theCommission,staffhasdraftedanordinancethatwouldamendChapter106(Zoning)with
regardtothefollowingthreeitems:
1.)TreePreservation(Section106801,802,803)
Anexclusionwasaddedforindividualsinglefamilylots(Section106801).
\[Nomodificationwasmadetotherequirementforatreesurveyortreedispositionplan
(Section106802).Nochangewasmadetothecostoftreereplacement,whichis$50perinch,
PlanningandZoningCommission
MinutesofJune18,2015
Page2of3
withacapof$100,000(Section106803)\].
2.)OutdoorStorageinMainStreetDistrict(Section106511(c))
StaffaddedadefinitionofͻƚǒƷķƚƚƩƭƷƚƩğŭĻͼtotheSection1061(Definitions).Asdrafted,this
definitiononlyrelatestononresidentialproperties.Nomodificationsareproposedforthe
prohibitionofoutdoorstorageintheMainStreetOverlaybetweenHighway146andVirginia
Street(Section106511).ThiswillremainandisclarifiedwiththenewdefinitionofͻƚǒƷķƚƚƩ
ƭƷƚƩğŭĻ͵ͼ
ThelanguageinSection106773(Exteriorstorage)addressesresidentialproperties.Theonly
proposedmodificationtothissectionistoaddareferencetorequiringscreeningfromany
publicrightofway.
3.)TemporarySignage(106877)
LanguagewasaddedtoallowforsandwichboardsignsintheMainStreetDistrictOverlayonly,
providedthatsuchsignsbelocatedinasafemannerandremovedatthecloseofbusiness
eachday.
Anexclusionwasaddedforgovernmentalsigns.
b.PublicComments(for,against,orquestions)
Therewerenopubliccomments.
c.QuestionandAnswer
Therewerenoquestions.
Closepublichearing.
5.
ChairmanLawlerclosedthepublichearingat7:03p.m.
ConsiderrecommendationtoCityCouncilonanordinanceamendingvariousprovisionsofChapter106
6.
ͻƚƓźƓŭ͵ͼ
Motion byCommissionerWarrentorecommendtoCityCouncil,anordinanceamendingvarious
provisionsofChapter106ͻƚƓźƓŭ͵ͼ
Second byCommissionerKendrick.Motioncarried.
Ayes:CommissionersKendrick,Warren,LaCour,Barrera,Follis,Smith,andLawler
Nays:None
Administrativereports.
7.
PlanningandZoningCommission
MinutesofJune18,2015
Page3of3
CityPlannerEricEnseyreportedhewouldbetryingtoorganizeakickoffmeetingoftheBylaws
Subcommitteewithinthenext2to3weeks.
Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecificfactual
8.
informationorexistingpolicy.
CommissionerWarrenthankedthegroupfortheirattendance.
Adjourn
9.
Motion byCommissionerWarrentoadjourn.
Second byCommissionerLaCour.
ChairmanLawleradjournedthemeetingat6:06p.m.
Respectfullysubmitted,
PeggyLee
Secretary,PlanningandZoningCommission
PassedandApprovedon________________________,2015.
HalLawler
Chairman,PlanningandZoningCommission
CityofLaPorte,Texas
PlanningandZoningCommission
July16,2015
AGENDAITEM4
ConsiderapprovalofaPreliminaryPlat(#1597000002)
st
fortheReplatofLots1thru6,Block14,ofSylvanBeach,1Addition.
Applicant:BaywayHomes
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
July16,2015
st
PreliminaryPlat,Lots16,Block14,SylvanBeach,1Addition
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldthePlanningandZoningCommissionapprovethePreliminaryPlatforLots16,Block14,
st
SylvanBeach,1
Addition?
RECOMMENDATION
StaffrecommendsapprovaloftheproposedPreliminaryPlat,allowingtheapplicanttosubmit
applicationforaFinalPlatforconsideration.
DISCUSSION
!ƦƦƌźĭğƓƷƭRequest:
Theapplicant,BaywayHomes,Inc.,isrequestingapprovalforaPreliminaryPlatforLots16,
st
Block14,SylvanBeach,1AdditionaspresentedintheattachedExhibitA.Theproposed
PreliminaryPlatwillconsistof6singlefamilyresidentiallotsranginginsizefrom7,500square
feetto8,250squarefeetinarea.
st
The1.0675acretractwasalreadyplattedassixlotsintheoriginalSylvanBeach,1Addition
Plat.Howeverthosesixlotsallfronted.
BackgroundInformation:
Thesubjectsiteis1.0675acresinareaandiszonedR3,HighDensityResidential.
TheattachedExhibitBisanAreaVicinityMapwithZoningthatshowsthelocationofthe
proposedsubdivision.
st
ThesiteisalreadyplattedasLots16,Block14,ofSylvanBeach,1
Addition.Ascurrently
platted,allsixlotsfrontonunimprovedSylvanAvenuerightofway.Thecityhasnoplansto
improveSylvanAvenueinthislocation,sothereplatinthiscaseproposestofrontthreelotson
OregonAvenueandthreelotsonParkDrive,whicharealready
improved.
Discussion:
Residentialrequirements.
Section106333(a)includesthevariouszoningrequirementsforresidentialdevelopment(see
theattachedExhibitC).
1.Singlefamilydetacheddevelopmentrequiresaminimumlotareaof6,000squarefeet.
Allproposedlotsexceedsuchrequirement.
2.Thecoderequiresaminimum50footlotwidth.Inthiscasealllotscomplywiththis
requirement.
1
PlanningandZoningCommissionRegularMeeting
July16,2015
st
PreliminaryPlat,Lots16,Block14,SylvanBeach,1Addition
3.Yardsetbacksareasfollows:front25feet,sides5feet,rear15feet.ThereisalsoaЊЉ
sidesetbackadjacenttothenorthpropertylinewhichalsoisa10footutilityeasement.
Allsetbackshavebeencalledoutonthepreliminaryplatdocument.Allsetbackswillbe
verifiedatthetimebuildingpermitsareissuedforeachhouse.
4.Themaximumheightallowedforasinglefamilydetachedstructureis35feetandwill
beverifiedwiththeissuanceaofbuildingpermitforeachhouse.
5.Theminimumsiteareaanddensitywillnotchangefromwhatwasapprovedinthe
originalplatfortheselotsΑtheywereplattedassixlotsandarebeingreplattedassix
lotsinaslightlydifferentconfiguration.Theproposedreplatisincompliancewiththese
coderequirements.
6.Themaximumlotcoverageis40%andwillbeverifiedatthetimebuildingpermits
are
issuedforeachhouse.
Stafffindsthattheproposedpreliminaryplatisincompliancewiththeresidentialrequirements
setforthinSection10633(a)ofthe/źƷǤƭCodeofOrdinances.
Utilities.
SanitarySewer:ThereisanexistingЊЎͼsanitarysewerlineadjacenttotheSylvanAvenueright
ofwayandanotherБͼlineintheBlock14alley.TheapplicantwillbetyingintotheБͼlineand
willsubmittherequiredconstructiondrawingstotheCityEngineerandPublicUtilitiesDivision
forreviewpriortoissuanceofanybuildingpermits.
Water:ThereisanexistingЏͼwaterlineintheOregonAvenuerightofwaythatLots13willtap
into.TheapplicantwillberequiredtoextendapubliclinefromN.ForestAvenuetoprovide
watertoLots46.Additionally,theFireMarshalwillrequireinstallationofahydrantatthe
Park/Sylvanintersectionforfireprotection.
DryUtilities:ЊЉutilityeasementshavebeenprovidedadjacenttothefrontandrearproperty
linesforeachlottoaccommodategas,electricity,cableandphoneutilities.
ParkDevelopmentFees.
Thedeveloperwillberesponsibleforpayingtherequiredparkdevelopmentfeesatthetimeof
buildingpermitforeachhouse.TheLandDevelopmentOrdinancerequirespaymentofa$318
feeperdwellingunitforparkdevelopmentand$490forcashpaymentinlieuofland
dedication.Asaresult,atthetimeofbuildingpermitissuanceforeachlottheapplicantwillbe
responsibleforpaymentof$490+$318=$808tocoverthecashpaymentinlieuofland
dedicationandparkdevelopmentfee.
ATTACHMENTS
ExhibitA:ApplicationandPreliminaryPlat
ExhibitB:ZoningandAreaVicinityMap
ExhibitC:Section106333(a)ofthe/źƷǤƭCodeofOrdinances
2
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EXHIBIT C
EXHIBIT C
CityofLaPorte,Texas
PlanningandZoningCommission
July16,2015
AGENDAITEM5
Considerapprovalofanamendmentto
theCityofLatƚƩƷĻƭFutureLandUsePlanamending
Tracts718B,719and719A,LaPorteOutlots,
fromͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼtoͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼ
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
July16,2015
FutureLandUsePlanAmendment(LegacyatLaPorte)
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldthePlanningandZoningCommissionrecommendapprovaltotheCityCouncilof
anamendmenttotheĭźƷǤƭFutureLandUsePlanamendingatractofland
approximately6.9547acresinareafurtherdescribedasTracts718B,719,and719A,La
PorteOutlots,situatedintheEnochBrinsonSurvey,A5,CityofLaPorte,HarrisCounty,
Texas,fromͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼusetoͻaźķtoHighDensitywĻƭźķĻƓƷźğƌ͵ͼ
RECOMMENDATION
StaffrecommendsthePlanningandZoningCommissionrecommendapprovaltothe
CityCouncilofanamendmenttotheĭźƷǤƭFutureLandUsePlanamendingthesubject
parcelasdescribedabove.
DISCUSSION
StaffispresentingforconsiderationanamendmenttotheĭźƷǤƭFutureLandUsePlanas
aresultofanapplicationbyBrownstoneVentures,LLC,foraSpecialConditionalUse
Permittoallowconstructionofaluxurymultifamilyapartmentcomplexonthesubjectsite.
TheCityofLatƚƩƷĻƭLandUseMapcurrentlyidentifiesthesubjectsiteasdevelopingas
aͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼlanduse.SeetheattachedExhibitBidentifyingtheLand
UseMapforthisarea.InorderforthecitytoapprovetheğƦƦƌźĭğƓƷƭSCUP,theĭźƷǤƭ
FutureLandUsePlanwouldneedtobeamendedtoallowforͻaźķtoHighDensity
wĻƭźķĻƓƷźğƌͼuses.
Section213.003oftheTexasLocalGovernmentCode(LGC)specifiesrequirementsfor
amendingtheĭźƷǤƭFutureLandUsePlan,whichwasadoptedasacomponentofthe
ComprehensivePlan.TheLGCrequiresreviewoftheproposedamendmentbythe
PlanningandZoningCommissionandapprovalbytheCityCouncil.Apublichearingwill
bescheduledatthetimeofCityCouncilreview.
TheFutureLandUsePlanidentifiesthefollowingsurroundinglanduses(seethe
attachedExhibitA):
1
PlanningandZoningCommissionRegularMeeting
July16,2015
FutureLandUsePlanAmendment(LegacyatLaPorte)
LandUseDevelopment
bƚƩƷŷ LowDensityResidentialExistingSummerWindsSubdivision(acrossCaniff
Road)
{ƚǒƷŷ NeighborhoodCommercialExistingGasStationandJackInTheBoxRestaurant;
vacantpadsite
ĻƭƷ Public/InstitutionalExistingFirstUnitedMethodistChurch
9ğƭƷ NeighborhoodCommercialExistingRetailStripCenter
MidtoHighDensityResidentialExistingFairmontOaksApartmentComplex
LowDensityResidentialExistingFairmontParkWestSubdivision
(AllacrossUnderwoodRoad)
ThesubjectsiteiszonedPUD,PlannedUnitDevelopment,whichallowsformultifamily
development.TheattachedExhibitBdemonstratesthezoningforthesubjectsite.
Withtheproposedamendment,thesubjectpropertywouldprovideatransitionof
commercial(alongFairmontParkway)totheexistinglowdensityresidential(Summer
WindsSubdivision)tothenorthandacrossCaniffRoadfromthesite.
ATTACHMENTS
ExhibitA:FutureLandUsePlan
ExhibitB:ZoningMap
2
A
EXHIBIT
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RAUTS
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CityofLaPorte,Texas
PlanningandZoningCommission
July16,2015
AGENDAITEMS68
ConsiderrecommendationaSpecialConditionalUsePermit(#1591000003)
toallowconstructionofamultifamilyluxuryapartmentcomplex
ona6.9547parcelofthepropertyknownas
Tracts718B,719and719A,LaPorteOutlots.
Applicant:BrownstoneVentures,LLC
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
July16,2015
LegacyatLaPorteSCUP
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationtotheCityCouncilonarequestbytheapplicant
BrownstoneVentures,LLCforaSpecialConditionalUsePermit(SCUP)toallow
constructionofamultifamilyluxuryapartmentcommunityona6.95acretractofland
knownasTracts718B,719,and719A,oftheLaPorteOutlots.
RECOMMENDATION
ShouldtheCommissiondesiretoconsiderarecommendationforapprovalofthis
request,staffrecommendsconsideringvariousconditions,asincludedintheattached
SpecialConditionalUsePermit(seeExhibitA).
DISCUSSION
PropertyOwner:
AldersgateTrust.
Applicant:
BrownstoneVentures,LLC.
PropertyLocation:
Thesubjectpropertyisa6.95acretractoflandlocatedatthesouthwestcornerof
UnderwoodRoadandCaniffRoad.Thelegaldescriptionofthesiteis:Tracts718B,719,
and719A,LaPorteOutlots.TheattachedExhibitCisanAreaVicinityMapthatshows
thegenerallocationoftheparcel.
!ƦƦƌźĭğƓƷƭRequest:
TheapplicantisseekingapprovalofthisSCUPtoallowforconstructionofamultifamily
luxuryapartmentcommunityonthesubjectproperty.Theapplicantisundercontract
fortheentire6.95acretractoflanddescribedabove.Theirproposalistoconstructa
totalof124unitsinsixapartmentbuildings,andincludingaclubhousefacility.The
attachedExhibitBisacopyoftheapplicationandproposal,includingaconceptualsite
planandprojectdescription.
Theapplicantdescribestheproposeddevelopmentasaͻ/ƌğƭƭAresidentialapartment
communitythatprovides124newluxuryunitstothe/źƷǤͶͼandincludesone,twoand
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PlanningandZoningCommissionRegularMeeting
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LegacyatLaPorteSCUP
threebedroomunits.Theunitswillconsistofluxurykitchenswithdesignercabinets,
stainlesssteelappliances,fauxwoodfloors,fullsizewasteranddryers,andmanyother
livingamenitiesdescribedintheDevelopmentSummaryofExhibitB.Theunitmixwill
include:62onebedroom/onebathroomunits(50.0%),58twobedroom/twobathroom
units(46.8%),and4threebedroom/twobathunits(3.2%).Theapplicantassertsthat
thisdevelopmentwillprovideresidentialcommunityuniquetoLaPorteandcompetitive
withotherluxuryapartmentcommunitiesinsurroundingcommunities.
Theapplicantpresentedtheconceptofaͻ/ƌğƭƭ!ͼmultifamilyprojectbeforetheCity
CouncilataworkshopattheJanuary12,2015meeting.AlthoughtheCityCouncildid
nottakeformalactionontheitem,therewasconsensustoallowtheapplicantto
submitanapplicationforconsiderationinaccordancewiththecoderequirementsfora
SCUP.
SurroundingZoningandLandUses:
ThesiteiscurrentlyzonedPUD,PlannedUnitDevelopment,andisvacantand
undeveloped.DevelopmentwithinaPUDisrequiredtoseekapprovalofaSCUP.The
attachedExhibitDshowsthezoningofthesubjectpropertyandsurroundingproperties.
Thefollowingtablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ R1,LowDensityResidentialSummerWindsSubdivision(acrossCaniffRoad);single
familyresidential
{ƚǒƷŷ NC,NeighborhoodCommercialUndeveloped,GasStation,FastFoodRestaurant(Jack
intheBox)
ĻƭƷ NC,NeighborhoodCommercialUndeveloped
9ğƭƷ R3,HighDensityResidentialFairmontOaksapartmentcomplex(acrossUnderwood
Road)
R1,LowDensityResidentialFairmontParkWestSubdivision(acrossUnderwood
Road);singlefamilyresidential
NC,NeighborhoodCommercialRetailstripcenter(acrossUnderwoodRoad)
NotificationRequirements:
ThepublichearingnotificationrequirementsoutlinedinSection106171were
performedinaccordancewithallapplicablecodeprovisions,includingthefollowing:
noticeinanewspaperofgeneralcirculationatleast15dayspriortothehearing;written
noticemailedtoownersofrealpropertywithin200feetofthesitewithin10daysofthe
hearing;signpostedonthesitewithin15daysofthehearing.Additionalnoticeofthe
publichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteinaccordancewithstate
law.
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LegacyatLaPorteSCUP
Analysis:
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
LandUse.
ThisSCUPapplicationisforconsiderationoftheuseofthe6.95acretracttobeusedfor
multifamilydevelopment.ThesubjectpropertyiszonedPlannedUnitDevelopment,
PUD,whichallowsfortheproposeduseofthispropertysubjecttoapprovalofaSCUP.
AccordingtotheĭźƷǤƭfuturelandusemap,thesubjectsiteisdesignatedfor
ͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼuses(seeExhibitE).ShouldthisSCUPbeapprovedforthe
proposedapartmentcommunity,thefuturelanduseplanwillneedtobeamended.
SuchrequestwillbeaseparateagendaitemforconsiderationbytheCommission.Ina
landusesense,multifamilyresidentialdevelopmentisalessintenselandusecategory
thancommercialuses.
Asameansofhistory,in2007aSCUPwasapprovedthatallowedforconstructionofa
nursinghomefacilityonthissite.ThisfacilitywasneverconstructedandtheSCUPis
nowinvalid.
SitePlan.
Theapplicanthassubmittedaconceptualsiteplanandaprojectdescriptionletter,
whichincludesphotographsofasimilardevelopmenttoprovideanexampleofwhatis
proposedatthissite.Atthistimetherehasbeennoformalapplicationforasite
developmentplanasrequiredintheĭźƷǤƭDevelopmentOrdinance.Aformalapplication
forasitedevelopmentplanisnotrequireduntilafteraSCUPisapproved.ShouldCity
CouncilapprovetheproposedSCUP,theapplicantwillberequiredtosubmitapplication
forasitedevelopmentplanincompliancewithapplicablecoderequirements.Staffis
recommendingaconditionthattheapplicantberequiredtosubmitthesiteplanfor
approvalbythePlanningandZoningCommission.
Density.
Theapplicantisproposingadensityof17.8297unitperacre.AccordingtoSection106
333oftheCodeofOrdinances,multifamilydevelopmentisallowedonlyupto14
dwellingunitsperacre.Theapplicantisproposinganincreasetothemaximumdensity
ofapproximately3.83unitsperacre.Thisdeviationtothecoderequirementscanonly
beapprovedthroughapprovalofavariancebytheBoardofAdjustment.Asaresult,
staffisrecommendingthataconditionbeincludedintheSCUPrequiringapplicationfor
avariancebeapprovedbytheboardbeforethisordinancegoesintoeffect.Shouldthe
Boarddenythevariance,thentheSCUPwillnotgointoeffect.
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LegacyatLaPorteSCUP
BufferingofExistingResidential.
Althoughthesubjectsiteisnotlocatedimmediatelyadjacenttoresidentiallanduses,
theproximityofSummerWindsSubdivisiontothenorthwarrantsdiscussionof
potentialimpactstotheexistingresidents.Building#1asshownontheConceptualSite
Planislocatedapproximately130feetfromtherearpropertylineof118and114
SummerWindsDrive.Thisdistanceincludestheexisting80footCaniffRoadrightof
wayand50feetonthesubjectpropertybeforethelocationofBuilding#1.Onethingto
noteisthattheapplicanthasagreedtolimittheheightofBuilding#1totwostoriesin
height.Theconceptualsiteplansubmittedbytheapplicantshowsacrosshatchwhere
thebuildingswillbethreestoryinheight.Thenearestthreestorybuildingwillbe
located267feetfromrear(south)propertylineoftheSummerWindsSubdivision.The
applicanthasprovidedavisualexhibitthatdemonstratesviewlinesfrombothproposed
Building#1andBuilding#3totheclosestsinglefamilyresidentialinsummerwinds.This
demonstratesthattherewillbeminimalimpactoftheproposedmultifamily
developmentbeingabletoseeintothebackyardswiththelandscapeimprovements
thatstaffisrecommendingasconditionsofapprovalofthisSCUPrequest.
Inordertoassurecompatibilityoftheproposeddevelopmentwiththesurrounding
neighborhoodandmitigatepotentialvisualimpacts,staffisrecommendinganumberof
landscapebufferimprovements.
1.OrnamentalTreesAlongCaniffRoad.Staffisrecommendingthattheapplicant
plantoneevergreenornamentaltreeper20linearfeetalongbothsidesofCaniff
Roadadjacenttotheirproperty.Thereasonforornamentaltreesasopposedto
shadetreesisduetoexistingoverheadpowerlinesonthesouthsideofCaniff
Road.ThespeciesoftreeselectedshallbeapprovedbytheCity.Overtime,this
canopywillprovidethefirstlevelofvisualbufferbetweenSummerWindsand
theproposeddevelopment.ItwillalsoprovideavisualstreetscapetoCaniff.
2.InternalLandscapeRequirements.Thesubjectdevelopmentwillberequiredto
complywithallapplicablelandscaperequirementsoutlinedintheĭźƷǤƭcode.
However,staffrecommendsacoupleofadditionallandscapeimprovementsbe
consideredasconditionsoftheSCUP.Firstofall,aminimum10footwide
landscapebuffershallbeprovidedalongthenorthpropertylineadjacentto
CaniffRoad.Thisbuffershallincludethe8foothighsolidwoodfenceproposed
bytheapplicantaswellasacombinationoftreesandshrubs.Theseplantings
shallbedesignedtocreateatwotierbufferofthebuildingfromthose
propertiestothenorthacrossCaniff.Second,theapplicantshallprovideshade
treesintheareabetweentheparkinganddriveaislesandthedetentionpond.
Thesetreesshouldbeplantedatamaximumseparationof30feetoncenter.
BuildingFaçadeMaterials.
IntheğƦƦƌźĭğƓƷƭdevelopmentsummary,theyrepresenttheuseofstone,stuccoand
cementitioussidingdesignedtoprovideacomfortableresidentialfeelandprovide
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PlanningandZoningCommissionRegularMeeting
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LegacyatLaPorteSCUP
compatibilitywiththeresidentialnatureofthevicinity.Althoughthisdevelopmentis
notsubjecttotheĭźƷǤƭdesignguidelinesasoutlinedinArticleIXofChapter106,staffis
recommendingthattherequirementsofaTier2developmentbeincorporatedintothe
design.OnesuchrequirementofTier2developmentincludestheuseof50%stoneor
masonryand50%ofothermasonrymaterialsincludingstuccoandcementitious
fiberboard.AllotherTier2designstandardsshallbeapplicabletothisdevelopmentas
well.
ProximitytoExistingMultifamilyDevelopment.
TheFairmontOaksapartmentcommunityislocatedacrossUnderwoodRoadfromthe
proposedLegacydevelopment.Section106333,Footnote10,statesthatmultifamily
developmentof50ormoreunitsmustbelocatedatleast1,000feetfromother
multifamilyresidentialdevelopment.Inthiscase,thepropertylinesofthetwo
apartmentcommunitieswouldbeseparatedbytheЊЉЉwideUnderwoodRoadright
ofway.Thisdeviationtothecoderequirementscanonlybeapprovedthroughapproval
ofavariancebytheBoardofAdjustment.Asaresult,staffisrecommendingthata
conditionbeincludedintheSCUPrequiringapplicationforavariancebeapprovedby
theBoardbeforethisordinancegoesintoeffect.ShouldtheBoarddenythevariance,
thentheSCUPwillnotgointoeffect.
SiteAccess.
Theconceptualsiteplanidentifiesthreeaccesspointstothesite:themainaccesspoint
fromUnderwoodRoad;asecondaccesspointonCaniffRoad;andathirdemergency
onlyaccesspointtoaprivateaccessdrivetothesouthofthesite.Staffhassome
concernabouttheCaniffRoadaccesspointandthepotentialforanincreaseintraffic
exitingthissiteandtravelingwestonCaniffandcuttingthroughasinglefamily
subdivision.StaffisrecommendingthattheaccesspointonCaniffRoadbea3/4
movementaccess,whichmeansaleftinfromwestboundCanifftothesite,arightin
fromCaniffeastboundtothesite,andarightonlyfromthesiteontoeastbound
Caniff.StaffrecommendsthatnoleftturnfromthesitetowestboundCaniffbe
allowed.Thiswouldrequiretheapplicanttoconstructamedianandinstallsignagethat
woulddirecttraffictotakearightturnonlyfromthesiteonCaniff.
TrafficImpacts.
Staffisrecommendingthattheapplicantprepareatrafficimpactanalysisthatwillshow
thepotentialimpactsoftheproposeddevelopmentontheroadwaysinthevicinityat
thetimeofsiteplansubmittal.Anyrecommendationsidentifiedinthereportto
mitigateanynegativeimpactswillneedtobemitigatedbytheapplicant.
PublicUtilities.
Publicutilityfacilitiesandservicesaresufficienttohandletheproposeddevelopment.
Waterandsanitarysewerlinesarebothavailablewithinthevicinity.Howeverthe
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PlanningandZoningCommissionRegularMeeting
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LegacyatLaPorteSCUP
applicantwillneedtocoordinatewiththeĭźƷǤƭUtilitiesDivisiontocomplywithall
minimumrequirementsatthetimeofsiteplansubmittal.
Drainage.
BecausetheproposeddevelopmentwouldbedrainingintoHarrisCountyfacilities,the
applicantwillhavetocomplywithallHarrisCountydrainagerequirements.Basedon
theconceptualplansubmittedwiththeproposedSCUP,theapplicantisproposingto
provideonsitedetention.ReviewoftheƭźƷĻƭproposeddetentionanddrainagesystem
willtakeplaceduringsiteplanreview.
Conclusion:
Basedontheanalysisabove,stafffindsthatifthePlanningandZoningCommission
desirestorecommendapprovaloftheproposedSpecialConditionalUsePermit,thena
numberofconditionsshouldbeconsideredintheapproval.Section106217ofthe
ZoningOrdinanceoutlinesspecificconditionsforapprovalofSCUPapplications.There
arethreedifferentconditionsthatmustbemetinordertoapproveaSCUP.The
followingtableidentifieseachofthethreeconditionsandƭƷğŅŅƭfindingoneach:
Condition:StaffAnalysis:
(1)ThatthespecificusewillbeTheproposedusewillprovideluxurymultifamilyapartmentcomplex
compatiblewithandnotinthecity,ofwhichthecitydoesnotcurrentlyhave,therebyfurther
injurioustotheuseanddiversifyingthetypesofresidentialproductwithinthecity.Because
enjoymentofotherproperty,thepropertyisbeingdevelopedasaluxuryapartmentcomplex,the
norsignificantlydiminishorbuildingsandgroundswillbemaintainedatahighlevel.Section106
impairpropertyvalueswithin150ofthecoderequiresminimumbondingandinsurance
theimmediatevicinity.requirementsformultifamilydevelopment.Theapplicantwillbe
requiredtoprovidethenecessarybondingof$1,000,000asa
guaranteeofmaintenance.Additionally,thereareanumberof
conditionsrecommendedbystaffaspartoftheproposedSCUPthat
areintendedtominimizeanyperceivedorpotentialimpactsofthe
proposeddevelopmentonthesurroundingneighborhood.
(2)ThattheconditionsplacedonAsaconditionofapprovaloftheproposedSCUP,theapplicantis
suchuseasspecifiedineachrequiredtosubmitasitedevelopmentplaninaccordancewiththe
districthavebeenmetbytherequirementsoftheĭźƷǤƭDevelopmentOrdinance.Additionally,the
applicant.sitedevelopmentplanwillneedtocomplywithallotherprovisionsof
theĭźƷǤƭZoningOrdinanceandwillbereviewedduringthesite
developmentreview.Inthiscase,staffisrecommendingthatthesite
planbeforwardedtothePlanningandZoningCommissionforreview
andapproval.
(3)ThattheapplicanthasagreedTheapplicantwillneedtoconfirmontherecordatthepublichearing
tomeetanyadditionalthattheyareagreeabletotheconditionsimposedontheSCUP.Staff
conditionsimposed,basedonhasprovidedalistofconditionsaspartofthisreport.However,the
specificsiteconstraints,andCommissionandCityCouncilmayimposeadditionalconditions,
necessarytoprotectthepublicshouldtheyapprovetheproposedSCUP.
interestandwelfareofthe
community.
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PlanningandZoningCommissionRegularMeeting
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LegacyatLaPorteSCUP
ShouldthePlanningandZoningCommissionrecommendapprovaloftherequested
SCUPapplication,staffrecommendsthefollowingconditionsbeconsidered:
1.Asitedevelopmentplanshallbesubmittedinaccordancewithapplicable
requirementsoftheCityofLatƚƩƷĻƭDevelopmentOrdinanceandshall
complywithallprovisionsofChapter106,ͻƚƓźƓŭͼofthe/źƷǤƭCodeof
Ordinancesandallotherdepartmentreviewsandapplicablelawsand
ordinancesoftheCityofLaPorteandtheStateofTexas.Saidsiteplanshall
bereviewedandapprovedbythePlanningandZoningCommission.
2.Allnecessarydocumentationforbuildingpermitreviewmustbesubmittedin
conjunctionwiththeĭźƷǤƭbuildingpermitapplicationprocess.
3.Theapplicantmustsubmitforconsiderationanapplicationforavarianceto
themaximumalloweddensityformultifamilydevelopment.Shouldthe
Boardnotapprovethevariancerequest,thenthisSCUPwillnotgointo
effect.Innoinstanceshalltheproposeddevelopmentexceed124units.
4.Theapplicantmustsubmitforconsiderationanapplicationforavarianceto
theprovisionsconcerningproximityofmultifamilyprojects.ShouldtheBoard
notapprovethevariancerequest,thenthisSCUPwillnotgointoeffect.
5.Building#1asidentifiedontheconceptualsiteplanshallnotexceed2stories
inheight.
6.Building#1shallbenocloserthanЎЉfromthenorthpropertyline.
7.TheproposeddevelopmentshallcomplywiththeĭźƷǤƭdesignguidelinesfor
Tier2development.
8.Theapplicantshallberequiredtoplantornamentaltreesalongbothsidesof
CaniffRoadat20feetoncenter.Treesshallbeplantedataminimum2ЊΉЋͼ
caliperinsizeandthespeciesselectedshallbeapprovedbythecity.
9.AЊЉlandscapebuffershallbeprovidedalongthenorthpropertyline.This
landscapebuffershallincludetheplantingofacombinationofshadetrees
andshrubs.ShadetreesshallbeplantedatЌЉoncenter(minimum2чͼ
caliperinsize)andshrubsatЌoncenter(minimumofЍinheightattimeof
planting).
10.TheapplicantshallinstallanБhighsolidmasonryordecorativewoodfence
adjacenttothenorthpropertyline.
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PlanningandZoningCommissionRegularMeeting
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LegacyatLaPorteSCUP
11.ShadetreesshallbeplantedataminimumЌЉoncenterbetweenthe
detentionpondandBuilding#3.
12.HarrisCountydrivewaypermitsshallbepresentedpriortopermitissuance
foralldrivewaysrequested.Fullmovementaccesswillnotbepermittedon
CaniffRoadfromthesite.Theapplicantshallbelimitedto¾accesswithonly
arightouttoeastboundCanifffromthesubjectsite.Araisedmedianshall
beinstalledbytheapplicantalongwithallnecessarysignagetodiscourage
leftturnsfromthesitetoCaniff.
13.Theapplicantshallberequiredtosubmitatrafficimpactanalysisatthetime
ofsiteplansubmittal.Saidanalysiswillneedtoshowtheimpactsofthe
proposeddevelopmentonintersectionsinthevicinityandprovide
recommendationsformitigationofnegativeimpactsasaresultofthe
development.Thecitymayrequiretheapplicantmitigatepotentialimpacts.
14.Allpavedsurfacesshallremainingood,operable,dustfreeconditionover
time,andrepairsshallbemadeasrequesteduponwrittennotificationbythe
city.
15.AnyfuturechangeinuserequiresconsiderationofaSpecialConditionalUse
PermitinaccordancewithChapter106,ͻƚƓźƓŭͼofthe/źƷǤƭCodeof
Ordinances.
\[AnyadditionalconditionsrequestedbythePlanningandZoningCommission.\]
ATTACHMENTS
ExhibitA:DraftoftheProposedSCUP
ExhibitB:SCUPApplicationandSupplementalInformationfromtheApplicant
ExhibitC:AreaMap
ExhibitD:ZoningMap
ExhibitE:LandUseMap
8
EXHIBITA
City of La Porte
Special Conditional Use Permit #15-91000003
This permit is issued to: Brownstone Ventures, LLC
Owner or Agent
6517 Mapleridge, Houston, Texas 77081
Address
For Development of: The Legacy at La Porte Apartment Community
Development Name
Vacant parcel; located at the southwest corner of Underwood Road and
Caniff Road
SiteAddress/Location
Legal Description: Tracts 718B, 719 and 719B, La Porte Outlots
Zoning: PUD, Planned Unit Development
Use: Multifamily Apartment Community
Permit Conditions:
This Special Conditional Use Permit is applicable for the subject property. A copy of which shall be maintained
in the files of the City’s Planning and Development Department upon approval. Project development shall be in
accordance with the following conditions:
1.A site development plan shall be submitted in accordance with applicable requirements of the
City of La Porte’s Development Ordinance and shall comply with all provisions of Chapter 106,
“Zoning” of the City’s Code of Ordinances and all other department reviews and applicable
laws and ordinances of the City of La Porte and the State of Texas. Said site plan shall be
reviewed and approved by the Planning and Zoning Commission.
2.All necessary documentation for building permit review must be submitted in conjunction with
the city’s building permit application process.
3.The applicant must submit for consideration an application for a variance to the maximum
allowed density for multifamily development. Should the Board not approve the variance
request, then this SCUP will not go into effect. In no instance shall the proposed development
exceed 124 units.
4.The applicant must submit for consideration an application for a variance to the provisions
concerning proximity of multifamily projects. Should the Board not approve the variance
request, then this SCUP will not go into effect.
5.Building #1 as identified on the conceptual site plan shall not exceed 2 stories in height.
6.Building #1 shall be no closer than 50’ from the north property line.
7.The proposed development shall comply with the city’s design guidelines for Tier 2
development.
8.The applicant shall be required to plant ornamental trees along both sides of Caniff Road at 20
feet on center. Trees shall be planted at a minimum 2 1/2” caliper in size and the species
selected shall be approved by the city.
EXHIBITA
9.A 10’ landscape buffer shall be provided along the north property line. This landscape buffer
shall include the planting of a combination of shade trees and shrubs. Shade trees shall be
planted at 30’ on center (minimum 2 ½” caliper in size) and shrubs at 3’ on center (minimum of
4’ in height at time of planting).
10.The applicant shall install an 8’ high solid masonry or decorative wood fence adjacent to the
north property line.
11.Shade trees shall be planted at a minimum 30’ on center between the detention pond and
Building #3.
12.Harris County driveway permits shall be presented prior to permit issuance for all driveways
requested. Full movement access will not be permitted on Caniff Road from the site. The
applicant shall be limited to ¾ access with only a right-out to east-bound Caniff from the
subject site. A raised median shall be installed by the applicant along with all necessary signage
to discourage left turns from the site to Caniff.
13.The applicant shall be required to submit a traffic impact analysis at the time of site plan
submittal. Said analysis will need to show the impacts of the proposed development on
intersections in the vicinity and provide recommendations for mitigation of negative impacts as
a result of the development. The city may require the applicant mitigate potential impacts.
14.All paved surfaces shall remain in good, operable, dust free condition over time, and repairs
shall be made as requested upon written notification by the city.
15.Any future change in use requires consideration of a Special Conditional Use Permit in
accordance with Chapter 106, “Zoning” of the City’s Code of Ordinances.
Failure to occupy the building within 12 months after issuance or as scheduled under the terms of a special
conditional use permit shall void the permit as approved, except upon an extension of time granted after
application to the Planning and Zoning Commission.
If contract or agreement is terminated after completion of any stage and there is ample evidence that further
development is not contemplated, the ordinance establishing such special conditional use permit may be rescinded
by the City Council, upon its own motion or upon the recommendation of the Planning and Zoning Commission of
the City of La Porte, and the previous zoning of the entire tract shall be in full effect on the portion which is
undeveloped.
Validation Date:
Director of Planning and Development City Secretary
EXHIBIT B
EXHIBIT B
www.thebrownstonegroup.net
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
DEVELOPMENT SUMMARY
EXHIBIT B
PROPERTY DESCRIPTION & LOCATION
EXHIBIT B
EXHIBIT B
AERIAL MAPS
EXHIBIT B
DEVELOPER EXPERIENCE
&
EXHIBIT B
Residential Communities Since 2005
EXHIBIT B
REPRESENTATIVE ARCHITECTURE / EXTERIOR AND INTERIOR PHOTOS
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT C
AREA MAP
SCUP REQ. #15-91000003
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LOCATION OF
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1 inch = 300 feet
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EXHIBIT D
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CityofLaPorte,Texas
PlanningandZoningCommission
July16,2015
AGENDAITEM9
Considerapprovalofanamendmentto
theCityofLatƚƩƷĻƭFutureLandUsePlan
byamendingcertaintractsofland
th
betweenS.16StreetandHighway146andbetweenW.MStreetandMcCabeRoad
fromͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼusetoͻ\[źŭŷƷLƓķǒƭƷƩźğƌͼuse;andfromͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼuseto
ͻtğƩƉandOpen{ƦğĭĻͼuse;andfromͻtğƩƉandOpen{ƦğĭĻͼusetoͻ\[źŭŷƷLƓķǒƭƷƩźğƌͼuse.
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
July16,2015
FutureLandUsePlanAmendment(PortCrossing)
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationofapprovaltotheCityCouncilforanamendmenttothe
ĭźƷǤƭFutureLandUsePlanasdemonstratedintheattachedExhibitA.
RECOMMENDATION
StaffrecommendsthePlanningandZoningCommissionconsiderarecommendationfor
approvalofthedescribedamendmenttotheĭźƷǤƭFutureLandUsePlan.
DISCUSSION
AttheJune8,2015CityCouncilmeeting,theCouncildirectedstafftoworkwiththe
propertyownersofPortCrossingonanumberofitemstoͻĭƌĻğƓǒƦͼvarious
discrepanciesbetweenthevariousdocumentsgoverningdevelopmentofthePort
CrossingBusinessPark.Thefollowingdocumentsarerequiredtobemodifiedinsome
manner,andwillbepresentedthiseveningforconsideration:
1.GeneralPlan.
2.DevelopmentAgreement.
3.FinalPlat.
4.SpecialConditionalUsePermit.
5.FutureLandUsePlan.
StaffispresentingforconsiderationanamendmenttotheĭźƷǤƭFutureLandUsePlanto
ͻĭƌĻğƓǒƦͼthelandusedesignationforthesubjecttractoflandinthePortCrossing
area.TheproposedamendmenttotheFutureLandUseMapisintendedtoclarifythe
typeofdevelopmentthatisanticipatedtotakeplacewiththePortCrossingarea.
Thereareanumberofdifferentmodificationsbeingproposed(forreferencepurposes,
theattachedExhibitBistheĭźƷǤƭcurrentfuturelandusemapforthearea:
th
1.AlltheparcelsoflandfrontingonS.16Streethavebeenmodifiedfrom
ͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼusetoͻ\[źŭŷƷLƓķǒƭƷƩźğƌͼuse.Thischangeinlanduse
designationwillcorrelatewiththewarehousinganddistributionusesthatwill
developontheseproperties.ThisincludesallpropertiesfromS.MStreetto
McCabeRoadwithintheareazonedPUD.
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PlanningandZoningCommissionRegularMeeting
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FutureLandUsePlanAmendment(PortCrossing)
2.Thedetentionpondonthenorthportionofthedevelopmentisproposedtobe
modifiedfromͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼusetoͻtğƩƉandOpen{ƦğĭĻͼuseto
accommodatetheexistingretentionpondonthissite.
3.AtthesouthernportionofthesitealongHighway146,aportionofthetractis
proposedtobemodifiedfromͻtğƩƉandOpen{ƦğĭĻͼusetoͻ.ǒƭźƓĻƭƭ
LƓķǒƭƷƩźğƌͼuse.Theapplicanthasdemonstratedthatthereisnotaneedto
expandtheexistingdetentionpondsfromtheircurrentsize.Asaresulttheneed
forthistractoflandtoaccommodatedetentionisnolongernecessaryandthe
applicantisrequestingconsiderationtoallowthistracttodevelopwith
ͻ.ǒƭźƓĻƭƭLƓķǒƭƷƩźğƌͼlanduses.
ThesubjectsiteiszonedPUD,PlannedUnitDevelopment,whichallowsforͻ.ǒƭźƓĻƭƭ
LƓķǒƭƷƩźğƌͼdevelopment.Theapplicanthasalsosubmittedapplicationforan
amendmenttothePortCrossingGeneralPlanandtheĭźƷǤƭamendmenttotheFuture
LandUsePlanwouldbeconsistentwiththeplan.
Section213.003oftheTexasLocalGovernmentCode(LGC)specifiesrequirementsfor
amendingtheĭźƷǤƭFutureLandUsePlan,whichwasadoptedasacomponentofthe
ComprehensivePlan.TheLGCrequiresreviewoftheproposedamendmentbythe
PlanningandZoningCommissionandapprovalbytheCityCouncil.Apublichearingwill
bescheduledatthetimeofCityCouncilreview.
TheFutureLandUsePlanidentifiesthefollowingsurroundinglanduses(seethe
attachedExhibitBforexistinglanduses):
LandUseDevelopment
bƚƩƷŷ LightIndustrialExistingoffice/warehouse/storageyarddevelopment
GeneralCommercialUndevelopedland
{ƚǒƷŷ LaPorteETJSouthLaPorteIndustrialDistrict
ĻƭƷ LaPorteETJBayportIndustrialDistrict
9ğƭƷ Highway146Highway146
ATTACHMENTS
ExhibitA:ProposedFutureLandUsePlan
ExhibitB:ExistingFutureLandUsePlan
2
EXHIBITA
LITTLE CEDAR BAYOU DR
W M ST
K
DEN WAL
GAR
T DR
EXPOR
VD
BL
S
EM
E
N W
TO
R
HA
W
DR
Y
WA
IR
FA
Legend
Future Land Use (2012)
Land_Use
Business Industrial
Commercial
Light Industrial
Parks and Open Space
ABE RD
MC C
RD
ABE
MC C
IndustrialDistricts
CityLimits
EXHIBIT B
LITTLE CEDAR BAYOU DR
W M ST
K
DEN WAL
GAR
T DR
EXPOR
VD
BL
S
EM
E
N W
TO
R
HA
W
DR
Y
WA
IR
FA
Legend
IndustrialDistricts
CityLimits
Future Land Use (2012)
FLU2011
Large Lot Residential (New)
Low-Density Residential
Mid- to High-Density Residential
Mixed Use (New)
Neighborhood Commercial (New)
Commercial
Main Street (New)
Business Industrial (New)
Light Industrial (New)
Heavy Industrial (New)
ABE RD
MC C
RD
ABE
MC C
Parks and Open Space (New)
Public / Institutional
CityofLaPorte,Texas
PlanningandZoningCommission
July16,2015
AGENDAITEM10
Considerapprovalofthe
PortCrossingAmendingPlat.
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingAmendingPlat
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldthePlanningandZoningCommissionapprovetheproposed PortCrossingAmendingPlat?
RECOMMENDATION
StaffrecommendsthePlanningandZoningCommissionapprovetheproposedamendingplatas
presentedintheattachedExhibitA.
DISCUSSION
TheĭźƷǤƭDevelopmentOrdinancedefinesanamendingplatas:ͻ!plat,previouslyapprovedbythe
Commissionanddulyrecorded,whichisresubmittedtotheCommissionforreapprovaland
recordingwhichcontainsdimensionsornotationalcorrectionsorerroneousinformationcontained
ontheoriginallyapprovedandrecordedƦƌğƷ͵ͼ
ThisplatisintendedtocleanuptheplatwithhowPortCrossinghasbeendevelopedovertheyears
sincetheoriginalplatwasapprovedin2007(seetheattachedExhibitB).Landuseisdeterminedby
theĭźƷǤƭFutureLandUsePlanandnotthroughasubdivisionplatdocument.Inthiscasethe
proposedamendingplatisremovingalllandusereferencesandisbringingthereservesinto
compliancewiththeunderlyinglandusesidentifiedintheĭźƷǤƭFutureLandUsePlan.Any
modificationstounderlyinglandusesrequiresanamendmenttotheĭźƷǤƭFutureLandUsePlan,
whichwouldbereviewedbythePlanningandZoningCommissionandapprovedbytheCityCouncil.
ATTACHMENTS
ExhibitA:ProposedPortCrossingAmendingPlat
ExhibitB:ExistingPortCrossingFinalPlat
ExhibitC:AreaMap
1
EXHIBIT
A
EXHIBIT B
EXHIBIT C
W I ST
AREA MAP
Y
KW
NT P
MO
AIR
FAIRW F
MONT PKWY
W K ST
LITTLE CEDAR BAYOU DR
W M ST
GARDEN WALK
DR
EXPORT
PRIMR
OSE
JUNI
PER
FOUNTA
IN DR
BE RD
MC CA
D
BE R
CA
MC
HO
LLO
W T
REE
AV
E
Legend
1 inch = 1,000 feet
City Limits
CityofLaPorte,Texas
PlanningandZoningCommission
July16,2015
AGENDAITEM1113
ConsiderrecommendationofapprovalofaSpecialConditionalUsePermit(#1591000004)
foranamendmenttothePortCrossingBusinessParkSCUP(previouslyapprovedasSCUP#06006)
generallylocatedwestofStateHighway146betweentheMStreetrightofwayandMcCabeRoad.
Applicant:PortCrossing,L.P.;PortCrossingA3,L.P.;PortCrossingA4,L.P.;PortCrossingB4,L.P.
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingSCUP
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationtotheCityCouncilonarequestbytheapplicantPort
Crossing,L.P.;PortCrossingA3,L.P.;PortCrossingA4,L.P.;PortCrossingB4,L.P.fora
SpecialConditionalUsePermit(SCUP)forthePortCrossingBusinessPark.
RECOMMENDATION
ShouldtheCommissiondesiretoconsiderarecommendationforapprovalofthis
request,staffrecommendsconsideringvariousconditions,asincludedintheattached
ExhibitA,SpecialConditionalUsePermit.
DISCUSSION
BackgroundInformation:
AttheJune8,2015CityCouncilmeeting,theCouncildirectedstafftoworkwiththe
propertyownersofPortCrossingonanumberofitemstoͻĭƌĻğƓǒƦͼvarious
discrepanciesbetweenthevariousdocumentsgoverningdevelopmentofthePort
CrossingBusinessPark.Thefollowingdocumentsarerequiredtobemodifiedinsome
manner,andwillbepresentedthiseveningforconsideration:
1.GeneralPlan.
2.DevelopmentAgreement.
3.FinalPlat.
4.FutureLandUsePlan.
5.SpecialConditionalUsePermit.
PropertyOwner:
PortCrossing,L.P.;PortCrossingA3,L.P.;PortCrossingA4,L.P.;PortCrossingB4,L.P.
PropertyLocation:
ThePortCrossingBusinessParkconsistsofapproximately313acresofland,some
developedbutamajorityvacant.ThePortCrossingBusinessParkislocatednorthand
westofStateHighway146andWhartonWeemsincludingallpropertyincludedinthe
FinalPlatofPortCrossing(asubdivisionof286.7acresoflandoutoftheWPHarris
SurveyAbstractNo.30,JHunterSurveyAbstractNo.35,G.McKinstrySurveyAbstract
No47);andReserveA,Block1,PortCrossingSection1;andReserveA,Boncosky
TruckingTerminal.
1
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingSCUP
!ƦƦƌźĭğƓƷƭRequest:
TheapplicanthasenteredintoacontracttosellthePortCrossingBusinessPark.During
theduediligencephase,itwasdiscoveredthatthereareanumberofdiscrepancies
betweenthevariousdocumentsthatgovernthedevelopmentofthePortCrossing
BusinessPark.Asaresult,theapplicantisrequestingapprovalofanamendmenttothe
previouslyapprovedPortCrossingBusinessParkSCUP(#06006,seetheattached
ExhibitB).ShouldthisSCUPbeapproved,itwillsupersedethepreviouslyapproved
SCUPandwillfunctiontogovernanyfuturedevelopmentwithinthebusinesspark.The
attachedExhibitCisacopyoftheapplicationandproposal,includingaconceptualsite
planandprojectdescription.
Theproposeddevelopmentwillcontinuetodevelopasitwasintended,with
warehousing,distribution,andflexindustrialusesalongwiththreecommercialtracts.
SurroundingZoningandLandUses:
ThesiteiscurrentlyzonedPUD,PlannedUnitDevelopment.DevelopmentwithinaPUD
isrequiredtoseekapprovalofaSCUP.TheattachedExhibitEshowsthezoningofthe
subjectpropertyandsurroundingproperties.Thefollowingtablesummarizesthe
surroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ PUD,PlannedUnitDevelopmentUndeveloped
GC,GeneralCommercialVacantandHotel(currentlyunderconstruction)
{ƚǒƷŷ LaPorteETJSouthLaPorteIndustrialDistrict
ĻƭƷ LaPorteETJBayportIndustrialDistrict
9ğƭƷ StateHighway146StateHighway146(approximately340rightofway)
NotificationRequirements:
ThepublichearingnotificationrequirementsoutlinedinSection106171were
performedinaccordancewithallapplicablecodeprovisions,includingthefollowing:
noticeinanewspaperofgeneralcirculationatleast15dayspriortothehearing;written
noticemailedtoownersofrealpropertywithin200feetofthesitewithin10daysofthe
hearing;signpostedonthesitewithin15daysofthehearing.Additionalnoticeofthe
publichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteinaccordancewithstate
law.
Analysis:
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
2
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingSCUP
LandUse.
ThisSCUPapplicationisforconsiderationisintendedtocleanupanumberofissues
thataroseconcerninglanduse.InNovember2014theCityapprovedmodificationsto
theĭźƷǤƭZoningOrdinance(Chapter106)andspecificallypertainingtonotallow
warehousinganddistributionandtruckterminalusesintheBI,BusinessIndustrial,
District.TheintentofthePortCrossingBusinessParkwastoallowthoseuses.Thereis
nochangetothedevelopmentpatternorintensityoftheproposeddevelopment.City
CouncilhasdirectedstafftoworkwithPortCrossingrepresentativesonasolutionthat
wouldallowthoseuses.TheproposedSCUPwillincorporatearevisedGeneralPlan,
DevelopmentAgreement,andLandUseExceptions.
FutureDevelopment.
Futuredevelopmentwillstillrequireapprovalofindividual{/
tƭͲsiteplans,platting
(asnecessary),andbuildingpermits.
PublicUtilities.
Publicutilityinfrastructurehasalreadybeeninstalledandacceptedbythecity.
Conclusion:
Basedontheanalysisabove,stafffindsthatifthePlanningandZoningCommission
desirestorecommendapprovaloftheproposedSpecialConditionalUsePermit,thena
numberofconditionsshouldbeconsideredintheapproval.Section106217ofthe
ZoningOrdinanceoutlinesspecificconditionsforapprovalofSCUPapplications.There
arethreedifferentconditionsthatmustbemetinordertoapproveaSCUP.The
followingtableidentifieseachofthethreeconditionsandƭƷğŅŅƭfindingoneach:
Condition:
StaffAnalysis:
(1)Thatthespecificusewillbe
TheproposedSCUPisintendedtoͻĭƌĻğƓǒƦͼwhatwasalready
compatiblewithandnot
approvedaspartofthepreviouslyapprovedSCUPforPortCrossing
injurioustotheuseand
(#06006).Thereisnointenttoincreasetheintensityofdevelopment
enjoymentofotherproperty,
fromwhatwasoriginallyapprovedinthepreviousSCUP,butis
norsignificantlydiminishor
intendedtocorrectdiscrepanciesbetweenthevariousdocuments
impairpropertyvalueswithin
governingdevelopmentofthissite.
theimmediatevicinity.
(2)Thattheconditionsplacedon
AsaconditionofapprovaloftheproposedSCUP,theapplicantis
suchuseasspecifiedineach
requiredtosubmitwithindividualdevelopmentaSCUP,site
districthavebeenmetbythe
developmentplanandbuildingconstructiondrawinginaccordance
applicant.
withtheĭźƷǤƭrequirements.Eachdevelopmentwillalsobesubjectto
thisSCUP,GeneralPlan,DevelopmentAgreementandLandUse
Exceptions.
(3)Thattheapplicanthasagreed
Theapplicantwillneedtoconfirmontherecordatthepublichearing
tomeetanyadditional
thattheyareagreeabletotheconditionsimposedontheSCUP.Staff
conditionsimposed,basedon
hasprovidedalistofconditionsaspartofthisreport.However,the
specificsiteconstraints,and
CommissionandCityCouncilmayimposeadditionalconditions.
necessarytoprotectthepublic
3
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingSCUP
interestandwelfareofthe
community.
ShouldthePlanningandZoningCommissionrecommendapprovaloftherequested
SCUPapplication,staffrecommendsthefollowingconditionsbeconsidered:
1.ThisSpecialConditionalUsePermit(SCUP)wouldbeapplicabletospecific
developmentanticipatedorproposedbytheGeneralPlan.
2.UsesareasdescribedintheLandUseExceptions(ExhibitCoftheAmended
DevelopmentAgreement).
3.ThisSCUPoutlinesingeneraltermstheproposedPlannedUnitDevelopment.
Thedeveloperrecognizesandunderstandsthatanyfutureconstructionor
developmentoftheprivateorpublicimprovementsanticipatedbythisSCUP
andtheGeneralPlanshallrequirefurthersubmittalandapprovalofspecial
conditionalusepermits,plats,siteplans,constructiondrawings,andbuilding
plans,etc.Inaddition,thisSCUPsupersedesSCUP#06006.
4.ThisSCUP,theGeneralPlan,RestrictiveCovenants,andLandUseExceptionsare
exhibitstoandareapartoftheAmendedDevelopmentAgreement.
5.SubmittalsshallbeinaccordancewiththisSCUP,GeneralPlan,Development
Agreement,RestrictiveCovenants,andLandUseExceptionsapprovedbythe
Cityof
LaPorteandspecificallySection106216&106217oftheCityofLa
PorteCodeofOrdinancesasitnowexistsormaybeamendedfromtimeto
time.
6.Thebusinessparkidentificationandentryfeaturesshallremainandbe
maintainedasconstructedunlessapprovedbytheCityCouncil.
7.TruckparkingonanylotfrontingStateHighway146willbeprohibitedonthe
eastsideofanystructure.
8.TheDevelopershallcomplywithallotherapplicablelawsandordinancesofthe
CityofLaPorteandtheStateofTexas.Totheextentthereisaconflictbetween
thoselawsandordinancesandthisSCUP,theSCUPcontrols.
9.ThisSCUPisbindingonallownersofpropertyincludedintheLegaldescription
andtheirsuccessorsandassigns.
\[AnyadditionalconditionsrequestedbythePlanningandZoningCommission.\]
4
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingSCUP
ATTACHMENTS
ExhibitA:DraftoftheProposedSCUP
ExhibitB:SCUP#06006
ExhibitC:SCUPApplicationandSupplementalInformationfromtheApplicant
ExhibitD:AreaMap
ExhibitE:ZoningMap
5
City of La Porte
Special Conditional Use Permit #15-91000004
This permit is issued to: Port Crossing, L.P.; Port Crossing A3, L.P.; Port Crossing A4, L.P.; Port
Crossing B5, L.P.
Owner or Agent
3330 S. Sam Houston Parkway E.; Houston, Texas 77047
Address
For Development of: Port Crossing Business Park: Approximately 300 acre mixed use
development (formerly Texas Import Export).
Development Name
Legal Description: 300 acres of land out of the George B. McKinstry League, A 47; William
Harris Survey, A-30; Johnson Hunter Survey, A-35; and more
particularly described in the Development Agreement
Zoning:PUD, Planned Unit Development
Permit Conditions:
This Special Conditional Use Permit is applicable for the subject property. A copy of which shall be maintained
in the files of the City’s Planning and Development Department upon approval. Project development shall be in
accordance with the following conditions:
1.This Special Conditional Use Permit-(SCUP) would be applicable to specific development
anticipated or proposed by the General Plan.
2.Usesare as described in the Land Use Exceptions (Exhibit C of the Amended Development
Agreement).
3.This SCUP outlines in general terms the proposed Planned Unit Development. The developer
recognizes and understands that any future construction or development of the private or public
improvements anticipated by this SCUP and the General Plan shall require further submittal and
approval of special conditional use permits, plats, site plans, construction drawings, and
building plans, etc. In addition, this SCUP supersedes SCUP #06-006.
4.This SCUP, the General Plan, Restrictive Covenants, and Land Use Exceptions are exhibits to
and are a part of the Amended Development Agreement.
5.Submittals shall be in accordance with this SCUP, General Plan, Development Agreement,
Restrictive Covenants, and Land Use Exceptions approved by the City of La Porte and
specifically Section 106-216 & 106-217 of the City of La Porte Code of Ordinances as it now
exists or may be amended from time to time.
6.The business park identification and entry features shall remain and be maintained as
constructed unless approved by the City Council.
7.Truck parking on any lot fronting State Highway 146 will be prohibited on the east side of any
structure.
8.The Developer shall comply with all other applicable laws and ordinances of the City of La
Porte and the State of Texas. To the extent there is a conflict between those laws and ordinances
and this SCUP, the SCUP controls.
9.This SCUP is binding on all owners of property included in the Legal description and their
successors and assigns.
If contract or agreement is terminated after completion of any stage and there is ample evidence that further
development has been abandoned, the ordinance establishing such special conditional use permit may be rescinded
by the City Council, upon its own motion or upon the recommendation of the Planning and Zoning Commission of
the City of La Porte, and the previous zoning of the entire tract shall be in full effect on the portion which is
undeveloped.
Validation Date:
Director of Planning and Development City Secretary
EXHIBIT B
EXHIBIT C
EXHIBIT C
EXHIBIT C
AREA MAP
EXHIBIT D
SCUP REQ. #15-91000004
W H ST
FAIRMONT PKWY
W K ST
LOCATION OF
PROPERTY
JUN
IPE
R
MC CABE RD
1 inch = 1,500 feet
W
IND
LEAF
DR
EXHIBIT E
ZONING MAP
W I ST
Y
W
PK
NT
MO
IR
FAIRMONT FA
PKWYW
W K S
T
LITTLE CEDAR BAYOU DR
M ST
W
GARDEN WALK
ORT DR
EXP
LOCATION OF PROPERTY
D
LV
B
S
M
E
E
W
N
O
T
R
A
H
W
R
D
Y
A
RW
I
A
F
Legend
City Limits
P
RIMR
OSE
Zoning
J
UNIP
ER
Zoning
(R-1) Low Density Residential
FOUNTAIN
DR
(R-2) Medium Density Residential
CO
RA
L D
R
(R-3) High Density Residential
C CABE RD
M
BE RD
MC CA
(MH) Manufactured Housing
(GC) General Commercial
(NC) Neighborhood Commercial
(PUD) Planned Unit Development
H
ACKBERR
Y AVE
(BI) Business Industrial
(LI) Light Industrial
(HI) Heavy Industrial
(MS) Main Street District
(MSO) Main Street District Overlay
1 inch = 1,000 feet
(LL) Large Lot District
CityofLaPorte,Texas
PlanningandZoningCommission
July16,2015
AGENDAITEM14
ConsiderrecommendationofapprovalofthePortCrossingGeneralPlan
(previouslyapprovedasTexasImportExportGeneralPlan)
generallylocatedwestofStateHighway146betweentheMStreetrightofwayandMcCabeRoad.
Applicant:PortCrossing,LP
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingGeneralPlan
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderapprovalofthePortCrossingGeneralPlan.
RECOMMENDATION
StaffrecommendsthePlanningandZoningCommissionapprovetheproposedPort
CrossingGeneralPlanaspresentedintheattachedExhibitA.
DISCUSSION
BackgroundInformation:
AttheJune8,2015CityCouncilmeeting,theCouncildirectedstafftoworkwiththe
propertyownersofPortCrossingonanumberofitemstoͻĭƌĻğƓǒƦͼvarious
discrepanciesbetweenthevariousdocumentsgoverningdevelopmentofthePort
CrossingBusinessPark.Thefollowingdocumentsarerequiredtobemodifiedinsome
manner,andwillbepresentedthiseveningforconsideration:
1.GeneralPlan.
2.DevelopmentAgreement.
3.FinalPlat.
4.FutureLandUsePlan.
5.SpecialConditionalUsePermit.
PropertyOwner:
PortCrossing,LP
PropertyLocation:
ThePortCrossingBusinessParkconsistsofapproximately313acresofland,some
developedbutamajorityvacant.ThePortCrossingBusinessParkislocatednorthof
StateHighway146includingallamajorityofpropertiesfromtheW.MStreetrightof
waytoMcCabeRoad.
!ƦƦƌźĭğƓƷƭRequest:
TheapplicanthasenteredintoacontracttosellthePortCrossingBusinessPark.During
theduediligencephase,itwasdiscoveredthatthereareanumberofdiscrepancies
betweenthevariousdocumentsthatgovernthedevelopmentofthePortCrossing
BusinessPark.Asaresult,theapplicantisrequestingapprovalofanamendmenttothe
1
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingGeneralPlan
previouslyapprovedPortCrossingGeneralPlan,whichwasoriginallyapprovedasthe
TexasImportExportGeneralPlan(seetheattachedExhibitB).ShouldthisGeneralPlan
beapproved,itwillsupersedethepreviouslyapprovedGeneralPlanandwillfunctionto
governanyfuturedevelopmentwithinthebusinesspark,asanexhibittotheproposed
AmendedDevelopmentAgreement.TheattachedExhibitCisacopyofaletterfromthe
applicantfurtherdescribingtherequest.
Theproposeddevelopmentwillcontinuetodevelopasitwasintended,with
warehousing,distribution,andflexindustrialusesalongwiththreecommercialtracts.
SurroundingZoningandLandUses:
ThemajorityofthesiteiscurrentlyzonedPUD,PlannedUnitDevelopment,howevera
portionofReserveCiszonedLI,LightIndustrial.DevelopmentwithinaPUDisrequired
toseekapprovalofaSCUP.TheattachedExhibitDshowsthezoningofthesubject
propertyandsurroundingproperties.ExhibitEshowstheprojectasitrelatestothe
ĭźƷǤƭFutureLandUsePlan.Thefollowingtablesummarizesthesurroundingzoningand
landuses:
ZoningLandUse
bƚƩƷŷ PUD,PlannedUnitDevelopmentUndeveloped
GC,GeneralCommercialVacantandHotel(currentlyunderconstruction)
{ƚǒƷŷ LaPorteETJSouthLaPorteIndustrialDistrict
ĻƭƷ LaPorteETJBayportIndustrialDistrict
9ğƭƷ StateHighway146StateHighway146(approximately340rightofway)
Analysis:
ThereviewofaGeneralPlanissubjecttoSections4.01oftheĭźƷǤƭDevelopment
Ordinance.GeneralPlansrequirefinalapprovalbythePlanningandZoningCommission.
ThepreviousTexasImportExportGeneralPlanisanobsoletedocumentanddoesnot
adequatelydescribetheproposeddevelopmentofPortCrossing.Thelanduses
identifiedintheproposedGeneralPlanaremoreconsistentwiththe/źƷǤƭfutureland
usemapaswellashowthePortCrossingBusinessParkhasdeveloped.Thisdocument,
ifapproved,willbecomeanexhibittotheAmendedDevelopmentAgreement.
Asstatedabove,ReserveCissplitzonedLIandPUD.Asaresult,eventhoughthe
proposedGeneralPlanidentifiestheparcelasͻIĻğǝǤLƓķǒƭƷƩźğƌͼuse,itcouldonly
developmentinaccordancewiththerequirementstheLIzonedistrict.However,the
applicantcouldatafuturetimepetitionthecityforarezoningofthepropertyin
accordancewithapplicablerequirementsoutlinedinthecode.
2
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingGeneralPlan
ATTACHMENTS
ExhibitA:ProposedPortCrossingGeneralPlan
ExhibitB:ExistingTexasImportExportGeneralPlan(approvedin2005)
ExhibitC:ProjectDescriptionLetter
ExhibitD:ZoningMap
ExhibitE:LandUseMap
3
EXHIBIT B
EXHIBIT C
EXHIBIT C
EXHIBIT D
ZONING MAP
W I ST
Y
W
PK
NT
MO
IR
FAIRMONT FA
PKWYW
W K S
T
LITTLE CEDAR BAYOU DR
M ST
W
GARDEN WALK
ORT DR
EXP
LOCATION OF PROPERTY
D
LV
B
S
M
E
E
W
N
O
T
R
A
H
W
R
D
Y
A
RW
I
A
F
Legend
City Limits
P
RIMR
OSE
Zoning
J
UNIP
ER
Zoning
(R-1) Low Density Residential
FOUNTAIN
DR
(R-2) Medium Density Residential
CO
RA
L D
R
(R-3) High Density Residential
C CABE RD
M
BE RD
MC CA
(MH) Manufactured Housing
(GC) General Commercial
(NC) Neighborhood Commercial
(PUD) Planned Unit Development
H
ACKBERR
Y AVE
(BI) Business Industrial
(LI) Light Industrial
(HI) Heavy Industrial
(MS) Main Street District
(MSO) Main Street District Overlay
1 inch = 1,000 feet
(LL) Large Lot District
EXHIBIT E
LAND USE MAP
LITTLE CEDAR BAYOU DR
W M ST
EN WALK
GARD
EXPORT DR
VD
BL
S
EM
E
N W
O
RT
HA
W
Legend
Future Land Use (2012)
FLU2011
Large Lot Residential (New)
Low-Density Residential
Mid- to High-Density Residential
Mixed Use (New)
Neighborhood Commercial (New)
Commercial
Main Street (New)
Business Industrial (New)
Light Industrial (New)
Heavy Industrial (New)
Parks and Open Space (New)
Public / Institutional
MC CABE RD
RD
ABE
MC C
City Limits
CityofLaPorte,Texas
PlanningandZoningCommission
July16,2015
AGENDAITEM15
ConsiderrecommendationofapprovaloftheAmendedDevelopmentAgreement
betweentheCityofLaPorteandPortCrossing,L.P.
forthePortCrossingBusinessPark.
Applicant:PortCrossing,L.P.
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingAmendedDevelopmentAgreement
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationtotheCityCouncilonarequestbytheapplicantPort
Crossing,L.P.forapprovalofanAmendedDevelopmentAgreementforthePortCrossing
BusinessPark.
RECOMMENDATION
StaffrecommendsthePlanningandZoningCommissionrecommendapprovalofthe
proposedAmendedDevelopmentAgreementasdrafted.
DISCUSSION
AttheJune8,2015CityCouncilmeeting,theCouncildirectedstafftoworkwiththe
propertyownersofPortCrossingonanumberofitemstoͻĭƌĻğƓǒƦͼvarious
discrepanciesbetweenthevariousdocumentsgoverningdevelopmentofthePort
CrossingBusinessPark.Thefollowingdocumentsarerequiredtobemodifiedinsome
manner,andwillbepresentedthiseveningforconsideration:
1.GeneralPlan.
2.DevelopmentAgreement.
3.FinalPlat.
4.SpecialConditionalUsePermit.
5.FutureLandUsePlan.
TheproposedmodificationstotheDevelopmentAgreementaredescribedbelow:
A.LandUse.TheAmendedDevelopmentAgreementreferencesthelanduses
describedinExhibitCofthedocument(LandUseExceptions).Basedondirection
fromtheCityCouncil,landusesforthevariousparcelsareindicatedinthe
GeneralPlanandarethoseusesintheĭźƷǤƭLandUseCharteffectiveon
September11,2006(thetimewhenSCUP#06006wasapprovedbytheCity
Council).
B.TrailSyste m.Thecitydoesnothaveanyplanstoconstructatrailsystemthrough
thePortCrossingDevelopment.Referencestosuchtrailsystemhavebeen
removed.
C.ParkingandtheLandscapeBuffer.Theapplicantisrequestingconsiderationofa
modificationthatwouldpermituptoonerowofstandardparkingstallsto
encroachintothelandscapebuffer.Therecordedrestrictivecovenantsalready
1
PlanningandZoningCommissionRegularMeeting
July16,2015
PortCrossingAmendedDevelopmentAgreement
havesuchanallowance,andinfactallowparkingasallowedbythePortCrossing
Board.Staffisrequestingthatifsuchparkingislocatedinthelandscapebuffer
thatthefollowinglandscaperequirementsbeincorporated:
i.ShrubsshallbeplantedatЌoncenterbetweentheparkingandadjacent
rightsofway.
ii.Alandscapeplanterofatleast135squarefeetinareashallbeprovided
afterevery10parkingstallsandshallincludedatleast1shadetreeand
shrubs.
D.DeclarationofRestrictiveCovenants.TheCCRsforPortCrossinghavealready
beenrecorded.AllreferencetoCCRshavebeenrevisedtorefertotherecorded
documentandnotthedraftversion.
E.FireProtection,HazardousMaterials&Safety.Items7.1and7.3havebeen
removed,theseitemshavenotbeenperformedandarenotrequiredbytheFire
Marshal.StaffconfirmedwiththeFireMarshalthattheĭźƷǤƭFireDepartment
willrespondtoanyfireorotheremergencywithinthePortCrossingBusiness
ParkasitiswithintheĭźƷǤƭmunicipaljurisdiction.Additionally,theFireMarshal
reviewsallbuildingpermitsandthosezoningpermitswherehazardousmaterials
maybeusedorstoredandperformsinspectionsasnecessary.
ATTACHMENTS
AttachmentA:DraftAmendedDevelopmentAgreement(showingchanges)with
Exhibits
AttachmentB:PreviouslyApprovedDevelopment
2
ATTACHMENTA
AMENDED DEVELOPMENT AGREEMENT
This DEVELOPMENT AGREEMENT (“Agreement”) is entered into between Port Crossing
Land, LP; a Texas limited partnership (“Owner-Developer”); theirSuccessors and Assigns,
including the “Other Owners”(hereafter defined) and the CITY OF LA PORTE, TEXAS, a
Texas Municipal Corporation (“City”) on the ___ day of _________, 2015.
Recitals
This agreement amends the previous version of this agreement approved by the City Council on
September 11, 2006.
Owner-Developer is developing an approximately 300-acre tract in the City of La Porte, as the
Port Crossing, which is referred to as the Tract and defined hereinafter in Article I. Owner-
Developer and the Other Owners are developing the Tract, presently zoned PUD, for retail,
commercial, and business park with some industrial uses. Owner-Developer and the Other
Owners shall construct municipal utilities, including streets, a water distribution system,
wastewater collection system, and the storm drainage/detention system that will connect with the
existing City of La Porte and other regional systems in accordance with development regulations
and policies of the City, Harris County, and Harris County Flood Control District.
Powell Road Logistics, L.P. (“Powell Road Logistics”), a Texas limited partnership, National
Property Holdings, L.P., a Texas limited partnership, Del Piso Investments, LLLP, a Arizona
limited liability partnership and FLPCW, LP, a Texas limited partnership, (collectively, the
“Other Owners”), the owners of certain tracts of land also containing a total of approximately 63
acres out of the Tract are joining in this Agreement for the purpose of confirming their
agreement to develop their respective portions of the Tract pursuant to the provisions of this
Agreement.
The City has required, and Owner-Developer and the Other Owners have agreed, that the Tract
will be developed in accordance with the General Plan approved by the City (as defined below
and attached hereto).
AGREEMENT
NOW THEREFORE, in consideration of the mutual promises, obligations, and benefits
contained herein, the City and Owner-Developer agree as follows:
ARTICLE I. DEFINITIONS AND EXHIBITS
1.1Definitions. Unless the context indicates otherwise, the following words as used in this
Contract shall have the following meanings:
City
means the City of La Porte, Texas.
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ATTACHMENTA
General Plan
means the plan for the physical development and use of the Tract as defined herein
and approved by the City on _____ day of ____, 2015, and as it may be amended from time to
time..
Owner-Developer Port Crossing Land, LP their
means or assigns or succeeding developers (or
their designated agent or agents).
Tract
means the approximately 300 acres of land to be developed by Owner-Developer as
described in Exhibit A.
1.2Exhibits. The following exhibits attached to this Contract are a part of the Contract as
though fully incorporated herein:
Exhibit A - Special Conditional Use Permit #15-91000004 (“SCUP”), as it may amended from
time to time.
Exhibit B - General Plan
Exhibit C - Land Use Exceptions
.
Exhibit DExhibit D - Recorded Declaration of Restrictive Covenants for Port Crossing
applicable to all construction and uses.
Exhibit E- Traffic Control Plan
ARTICLE II. GENERAL PLAN AND LAND USE
2.1General Plan and Land Use. Owner-Developer and Other Owners shall develop their
respective portions of the entire Tract in accordance with the General Plan, SCUP and this
Agreement approved by the City. The General Plan is attached as Exhibit B and additional Land
Use Restrictions are provided for in paragraph 2.3. The Owner-Developer and Other Owners
shall only be responsible for compliance with the General Plan, SCUP and this Agreement with
respect to their respective portions of the entire Tract.
2.2Amendments. The City acknowledges and Developer represents that Developer’s intent
is to develop the Tract as a predominantly commercial PUD development, with some industrial
components consistent with City’s Land Use Plan subject to certain exceptions listed below.
Developer or Developer’s successors shall provide appropriate amenities and support facilities as
set forth on the General Plan, which is attached to this Agreement. City acknowledges that
Developer intends to develop the Tract in phases, and that all development shall be consistent
with the Special Conditional Use Permit (SCUP), the General Plan, and this Agreement. Should
Developer determine that the General Plan needs to be amended, Developer shall submit an
application for amendment of the Special Conditional Use Permit, which said application shall
be processed consistent with this Agreement, the current General Plan, and the Zoning
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ATTACHMENTA
Ordinance of the City of La Porte, as the same may be amended from time to time. Amendments
to the General Plan, the Special Conditional Use Permit, and/or this Agreement shall be in
writing.
2.3 Additional Land Use Restrictions. Owner/Developer agrees to conform all
development and improvements to the Tract to the City’s Code of Ordinances and established
policies, and further agrees that land uses shall be further restricted according to Exhibit C,
except for the permitted uses authorized by Exhibit “C”.
ARTICLE III. RESTRICTIVE COVENANTS
3.1 Development of Restrictive Covenants. Owner-Developer has developed a Draft
Declaration of Restrictive Covenants for Port Crossing, which are attached to this Agreement as
Exhibit “D”. These protective covenants and deed restrictions will apply to and be binding upon
the Tract, and shall be in form substantially similar to Exhibit “D”. The covenants and deed
restrictions have been approved by the City and have been recorded concurrently with each
recorded plat.
ARTICLE IV. TERMINATION
.
4.1 TermThis Agreement shall have a term commencing on the date first written above,
and continuing until the date in which all portions of the Tract have been platted and developed
(with construction of all streets and utilities on the Tract as reflected by the Plat completed or
installed and financed by the Owner-Developer.
Failure of Owner-Developer to begin construction in accordance with the Special Conditional
Use Permit as scheduled under the terms of the Special Conditional Use Permit, shall terminate
this Agreement. Owner-Developer may, before the expiration of one year, request an extension
of time from the Planning and Zoning Commission, in the event that construction has not started
in accordance with the Special Conditional Use Permit.
ARTICLE V. OPEN SPACE/TRAIL, BUFFERING AND BEAUTIFICATION
5.1 Open Space/Pedestrian Trail System. The Owner-Developer shall provide common
open space as shown in Comprehensive Plan and the General Plan, including any required
portion of planned City trail system within the project consisting of public sidewalks within the
rights-of-way noted on the Plat on at least one side of each street, together with landscaping
adjacent to such sidewalks pursuant to the landscape plan approved by the City. Owner-
Developeralso will cooperate with any additional trail system plan on property dedicated to the
City in fee or as an easement within the drainage easement and/or detention pond/drainage
system shown on the General Plan.
It is recognized that, until the final design of the detention pond/drainage system is approved, the
exact location and dimensions of these facilities is unknown. When the final design is approved
the City will evaluate the potential for use of these areas as public recreation amenities.
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ATTACHMENTA
At that time and with mutual consent, the City may elect to accept these facilities either in
easement or fee. The initial development of the detention pond/drainage system and perimeter
landscaping of these facilities shall be the responsibility of the Owner -Developer. In
coordination with the Owner-Developer and the Harris County Flood Control District, the City
will accept the drainage and detention facilities as public domain with right of entry,
Maintenance of said facilities will rest solely with the Owner-Developer and the property
owner’s association governing the Tract.
5.2 Buffering and Beautification.The Owner-Developer shall implement a uniform and/or
Formatted: Left, Space After: 0 pt
compatible landscape plan for all phases of the entire project that will address landscaping
Formatted: Font: Bold
provisions not only adjacent to Wharton Weems Blvd. and Powell Road, but also within the
building setbacks and landscape easements or reserves throughout. A Landscape Buffer (a
minimum of 50’ wide) shall be provided along the west side of Powell Road and shall include
extensive screening-type vegetation.landscaping materials compatible with the Declaration of
Restrictive Covenants. A landscape buffer, a minimum of 50’ wide, will also be provided along
State Highway 146. Landscape reserves shall also be included adjacent to all roadways,
including the east side of Powell; but rather than screen, shall be landscaped compatible with the
ultimate use of that adjacent property. Parking is allowed in any landscape buffer.A row of
standard automobile parking stalls is permitted within the Landscape Buffer subject to the
following criteria:Parking lots withina Landscape Buffer shall be developed using the following
criteria:
i.Shrubs are required in the Landscape Buffer within 10’ of any parking areaadjacent to
the right-of-way and shall be spaced at three feet on center. At maturity, shrubs in a
required Landscape Buffer should form a continual evergreen hedge or row of 36 inch in
height.
ii.Parking lot with minimum 20 spaces shall provide aAplanter at the ratio of one for
every ten parking spaces is required.
iii.Planters (minimum 135 square feet) shall not abut on more than two sides of required
perimeter landscape area. Each required planter shall have one shade tree. Trees shall be
dispersed throughout the parking lot to maximize the shading effect on the parking
spaces. These trees are exclusive of trees planted around the perimeter of the parking lot.
5.3 Signage. The Owner-Developer shall implement acomply with the sign standards policy,
as part of the recorded Declaration of Restrictive Covenants (Exhibit “D”) consistent with the
City’s Code of Ordinances as guidance to insure effective and uniform signage is employed
throughout the project. This policy will include uniform and/or compatible project identification
monuments, business signage, street and other traffic directional devices conforming to the
Tract’s traffic control plan and deed restrictions.
5.4 Ownership and Maintenance. Ownership of the landscape buffers, reserves and
easements will be held by fee ownership of adjoining property or by the Property Owners
Association (POA), subject to conditions of the deed restrictions and landscape plan. The
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ATTACHMENTA
maintenance of the buffers, reserves and easements will be the responsibility of the contiguous
property owners pursuant to provisions of the deed restrictions, enforced by the POA.
The Open Space/Pedestrian Trail System shall be constructed within the drainage easements, the
detention pond/drainage system, landscape reserves, or public right-of-ways as dictated by the
final detention design. Ownership and maintenance of the Open Space/Pedestrian Trail System
and drainage/detention pond system shall be determined according to Article 5.1 of this
Agreement.
ARTICLE VI. SCHEDULE
6.1 Schedule. The Owner-Developer or Other Owners, as applicable, shall establish a
specific schedule for the development of and construction improvements on the Tract with the
end user(s). However, in lieu of and as the basis of that detailed schedule, the following work
program is anticipated:
Initiation of a complete engineering study, including drainage and preliminary
infrastructure design.
Detailed engineering design for Phase One, being all or a substantial part of the area
identified herein as Section One. This would include a rail connection to the main line
and a minimum spur connection to the first building anticipated, water and sanitary sewer
service, initial drainage, and detention to accommodate Phase One;
Construction of Wharton Weems Blvd., Powell Road, and Export Drive shall be
completed in accordance with the Traffic Study recommendations or as needed for
development purposes;
Initiation of procedure to abandon and relocate a portion of Powell Road, south of the
projection of Wharton Weems Blvd. within one (1) year of SCUP approval;
Platting, site plan, and detailed engineering plan review by the City of La Porte and
others;
Initiation of construction pursuant to item 6.1 above, identified as Phase One; and
Continuation of remainder of development as rapidly as market demands.
ARTICLE VII. FIRE PROTECTION, HAZARDOUS MATERIALS & SAFETY
7.1Fire Protection.The Owner-Developer shall formulate a plan for fire protection to serve
the Tract by separate agreement with the POA and respective grantees.
7.27.1 Hazardous Materials. The Owner-Developer agrees no hazardous materials as
identified in state and federal standards (NEPA) as well as City Fire Code, shall be stored on site.
Compliance will be enforced by the POA in concert with the City.
7.3Safety.The Owner-Developer shall formulate a public safety and training plan with the
City and POA, to ensure safe, efficient handling and storage of materials prior to issuance of a
building permit.
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ATTACHMENTA
ARTICLE VIII. TRAFFIC CONTROL PLAN
8.1.1 Traffic Control Plan. The Owner-Developer has established a Traffic Control Plan
(shown on the attached Exhibit “D
E”) for the entire project to regulate to the extent practical
project-generated vehicular traffic. In Section One, based on the target market use, the Traffic
Control Plan will include designated truck routes to and from the site, segregation of automobile
traffic, limitation of access from public streets (driveways) and utilization of common cross
easements between tracts for internal circulation.
8.2 Truck Traffic. This controlled traffic will ultimately be directed to State Highway 146
via Powell Road to Wharton Weems Blvd., to standards approved by Harris County as shown on
Exhibit “B” - General Plan. Project driveways will be constructed to induce proper directional
movement to preempt to the extent practical northbound traffic on Powell Road. This will be
complemented by traffic signage as appropriate. In addition, Owner-Developer shall employ
routing plans, driver instruction, and other controls as necessary to obtain compliance of carriers,
employees, and regular contractors or service vendors.
8.3 Driveway Access. The Owner-Developer shall establish driveway access controls that
shall be controlled through restrictive covenants, architectural controls and City Site Plan review.
This will include conditions and design standards consistent as to size, but fewer in number as
established in TxDOT Driveway Manual, Harris County, Texas, and the City Zoning Code (106-
835) pursuant to specific site plan review. Unless otherwise approved during review of
preliminary plats and the Plat, driveways along SH146 entering this Tract shall be limited to a
total of eighteen (18), but in all cases, each individual reserve with frontage on SH146 shall have
at least one opening. Provision shall be made, where practical, for internal cross-access
easements to maximize ingress, egress and circulation to minimize congestion on public rights-
of-way and to encourage traffic to be directed to Wharton Weems Blvd. interchange.
8.4 Transportation Issues The Developer shall continue to work with the City, Harris
County and other public and private sector interests to implement the timely study and/or
construction of transportation components.
ARTICLE IX. SITE RAIL TRAFFIC
9.1Site Rail Traffic. The Other Owners and/or Rail Logix, LP (“Rail Logix”), a Texas
limited partnership, an affiliate of one of the partners of Owner-Developer, as applicable, will
continue to work with City and such parties’ rail consultants, as evidence of the commitment to
the City to improve rail efficiency in the area, reduce conflicts at Fairmont Parkway, and
potentially decrease current rail impacts. On-site rail facilities and operations shall be controlled
by Rail Logix in order to maximize rail efficiency and minimize peak hour conflicts with
vehicular traffic at Fairmont Parkway. Owner – Developer, Other Owners and Rail Logix agree
and acknowledge that the rail yard as depicted on the General Plan shall be limited to a
maximum of 22 rail lines and that no rail lines or sidings will extend to the east side of Powell
Road.
ARTICLE X. UTILITIES, DRAINAGE
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ATTACHMENTA
10.1 Utilities, Drainage. The Owner-Developer shall design and construct adequate water,
wastewater, and drainage facilities to serve each phase of this project in accordance with City
requirements and as further defined by this Agreement. As to water and sanitary sewer, this
would include a water system that would deliver 4-6,000 gallons per minute necessary for
sprinklered fire protection with a loop connection to the 16” main on the east side of S.H. 146
and a gravity wastewater disposal system that flows into a 60” trunk line on “K” street south of
Fairmont Parkway.
The Developer will provide a drainage study for the Tract. The study and design of drainage
improvements shall meet the requirements and approval of the City and Harris County Flood
Control District. Owner-Developer’s representative agrees to meet with City, prior to design of
public utilities, to discuss design criteria standards and policies. City shall approve all
construction plans and specifications for public improvements in accordance with the applicable
Public Improvement Criteria Manual.
ARTICLE XI. BUILDING LINES
11.1 Building Lines. The Owner-Developer shall establish building lines appropriate to the
use, but not less than those prescribed in the City Code of Ordinances in effect on September 11,
2006. Within the industrial Land Uses area west of Powell Road there will be a landscaped 50-
foot buffer and building line along Powell Road. Similarly, along State Highway 146, a 50-foot
landscape buffer and building line shall be maintained. These respective 50- foot landscape
buffers shall be kept free from all other uses with the exception of signage, drainage and
detention improvements, and approved drives, parking and entrances. Owner-Developer agrees
that other building lines will be either equal to or greater than that required by the zoning
ordinance in effect on September 11, 2006, for the land use shown and shall be based on site use
and orientation of the improvements or as shown on the General Plan.
ARTICLE XII. MISCELLANEOUS
12.1 Sale of Tract; Assignability. Any contract by Owner-Developer to sell the entirety or
any portion of the Tract to a person or entity intending to develop the tract or such portion
thereof (a “Successor Developer,” whether one or more) and any instrument of conveyance for
the entirety or any portion of the Tract to such Successor Developer shall recite and incorporate
this recorded Contract and exhibits hereto and provide that this Contract be binding on such
Successor Developer.
12.2 Force Majeure. If by reason of force majeure any party hereto shall be rendered unable
wholly or in part to carry out its obligations under this Agreement, then if such party shall give
notice and full particulars of such force majeure in writing to the party within a reasonable time
after occurrence of the event or cause relied on, the obligation of the party giving such notice, so
far as it is affected by such force majeure, shall be suspended during the continuance of inability
then claimed, but for no longer period; and any such party shall endeavor to remove or overcome
such inability with all reasonable dispatch. The term “Force Majeure” as employed herein shall
mean acts of God, strikes, lockouts or other industrial disturbances, acts of public enemy, orders
of any kind of the Government of the United States, or any civil or military authority,
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ATTACHMENTA
insurrection, riots, epidemics, landslides, lightning, earthquake, fires, hurricanes, storms, floods,
washouts, arrests, restraining of government and people, civil disturbances, explosions, or partial
or entire failure of water supply resulting in an inability to provide water necessary for operation
of the water and sewer systems hereunder. Force Majeure may not be claimed by Owner-
Developer under any set of circumstances prior to commencement of construction on the Tract.
12.3 Law Governing. This Contract shall be governed by the laws of the State of Texas and
no lawsuit shall be prosecuted on this Contract except in a federal or state court of competent
jurisdiction.
12.4 No Additional Waiver Implied. No waiver or waivers of any breach or default by any
party hereto of any term, covenant, condition, or liability hereunder, or the performance by any
party of any duty or obligation hereunder, shall be deemed or construed to be a waiver of
subsequent breaches or defaults of any kind, under any circumstances.
12.5 Addresses and Notice. Unless otherwise provided in this Contract, any notice,
communication, request, reply, or advice (herein severally and collectively, for convenience,
called “Notice”) herein provided or permitted to be given, made or accepted by any party to the
other (except bills), must be in writing and may be given or be served by depositing the same in
the United States mail postpaid and registered or certified and addressed to the party to be
notified. Notice deposited in the mail in the manner hereinabove described shall be conclusively
deemed to be effective, unless otherwise stated in this Contract, from and after the expiration of
three (3) days after it’s deposited. Notice given in any such other than the manner shall be
effective when received by the party to be notified. For the purpose of notice, addresses of the
parties shall, until changed as hereinafter provided, be as follows:
If to the City, to: If to Owner/Developer, to:
City of La Porte Port Crossing Land, LP
Attn: City Manager RussellMichael Plank
604 West Fairmont Parkway 3330 S. Sam Houston Pkwy. E.
La Porte, Texas 77571 Houston, TX 77047
and
Port Crossing Land, LP
Mark Stud
tmann
Michael Luecht
One Pierce Place, Suite 450
Itasca, IL 60143
The parties shall have the right from time to time and at any time to change their respective
addresses and each shall have the right to specify any other address by at least fifteen (15) days
written notice to the other.
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ATTACHMENTA
12.6 Merger and Modifications. This Contract, including the exhibits that are attached
hereto and incorporated herein for all purposes, embodies the entire agreement between the
parties relative to the subject matter thereof. This Contract shall be subject to change or
modification only with the mutual written consent of the parties.
12.7 Benefits of Contract. This Contract is for the benefit of the City and Owner-Developer
and shall not be construed to confer any benefit on any other person except as expressly provided
for herein.
12.8 Attorney’s Fees. In the event of any litigation between the parties with respect to this
Agreement, the prevailing party shall be entitled to recover its reasonable attorney’s fees and
court costs from the losing party.
12.9 Government Immunity Preserved. The Owner-Developer and the City agree that the
City does not, by entering in to this Contract or performing any act hereunder or by failing to
take any action hereunder, waive any governmental immunity that the City, its officers,
employees, or representatives, have under any law.
12.10 One-Party Breach. Any breach of this agreement by one party identified and referred to
herein as Owner-Developer shall not be or constitute a breach of this agreement by the other
party of Owner-Developer.
12.11 Covenant Running With the Land. The obligations imposed on Owner Developers
herein shall not impose personal liability on them, but shall constitute a covenant running with
the land, and as such shall be binding on the present owners of the Tract as well as subsequent
owners thereof.
(This space intentionally left blank)
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ATTACHMENTA
OWNER-DEVELOPER:
Port Crossing Land, LP,
a Texas limited partnership
By: Port Crossing Land GP, LLC
a Texas limited liability company
it general partner
By: _________________________________
Russell DMichael J. Plank, Vice PresidentManaging Partner
Formatted: Font color: Auto
Date:________________________________
OTHER OWNERS:
DEL PISO INVESTMENTS, LLLP, an Arizona limited
liability limited partnership
By: Harl Avenue Investments, L.L.C., an Arizona
limited liability company, its general partner
By: _________________________________
By:________________________________
Date:________________________________
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ATTACHMENTA
FLPCW, LP
a Texas limited partnership
By: FLP Candle GP, Inc.,
a Texas corporation its general partner
By: _________________________________
George Cook, President
Date:________________________________
National Property Holdings, L.P.,
a Texas limited partnership
By: National Property Holdings GP, LLC,
a Texas limited liability company
its general partner
By: _________________________________
Michael J. Plank, President
Date:________________________________
Powell Road Logistics, L.P.,
a Texas limited partnership
By: Powell Road Logistics GP, LLC
a Texas limited liability company,
its general partner
By: _________________________________
Michael J. Plank, President
Date:________________________________
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ATTACHMENTA
CITY OF LA PORTE, TEXAS
By: _________________________________
City Manager
Date:________________________________
ATTEST:
_______________________________
Martha Gillett, City Secretary
APPROVED:
__________________________________
John D. Armstrong, Assistant City Attorney
Exhibit C
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ATTACHMENTA
City of La Porte
Special Conditional Use Permit #15-91000004
This permit is issued to: Port Crossing, L.P.; Port Crossing A3, L.P.; Port Crossing A4, L.P.; Port
Crossing B5, L.P.
Owner or Agent
3330 S. Sam Houston Parkway E.; Houston, Texas 77047
Address
For Development of: Port Crossing Business Park: Approximately 300 acre mixed use
development (formerly Texas Import Export).
Development Name
Legal Description: 300 acres of land out of the George B. McKinstry League, A 47; William
Harris Survey, A-30; Johnson Hunter Survey, A-35; and more
particularly described in the Development Agreement
Zoning: PUD, Planned Unit Development
Permit Conditions:
This Special Conditional Use Permit is applicable for the subject property. A copy of which shall be maintained
in the files of the City’s Planning and Development Department upon approval. Project development shall be in
accordance with the following conditions:
1.This Special Conditional Use Permit-(SCUP) would be applicable to specific development
anticipated or proposed by the General Plan.
2.Uses are as described in the Land Use Exceptions (Exhibit C of the Amended Development
Agreement).
3.This SCUP outlines in general terms the proposed Planned Unit Development. The developer
recognizes and understands that any future construction or development of the private or public
improvements anticipated by this SCUP and the General Plan shall require further submittal and
approval of special conditional use permits, plats, site plans, construction drawings, and
building plans, etc. In addition, this SCUP supersedes SCUP #06-006.
4.This SCUP, the General Plan, Restrictive Covenants, and Land Use Exceptions are exhibits to
and are a part of the Amended Development Agreement.
5.Submittals shall be in accordance with this SCUP, General Plan, Development Agreement,
Restrictive Covenants, and Land Use Exceptions approved by the City of La Porte and
specifically Section 106-216 & 106-217 of the City of La Porte Code of Ordinances as it now
exists or may be amended from time to time.
6.The business park identification and entry features shall remain and be maintained as
constructed unless approved by the City Council.
7.Truck parking on any lot fronting State Highway 146 will be prohibited on the east side of any
structure.
8.The Developer shall comply with all other applicable laws and ordinances of the City of La
Porte and the State of Texas. To the extent there is a conflict between those laws and ordinances
and this SCUP, the SCUP controls.
9.This SCUP is binding on all owners of property included in the Legal description and their
successors and assigns.
ATTACHMENTA
If contract or agreement is terminated after completion of any stage and there is ample evidence that further
development has been abandoned, the ordinance establishing such special conditional use permit may be rescinded
by the City Council, upon its own motion or upon the recommendation of the Planning and Zoning Commission of
the City of La Porte, and the previous zoning of the entire tract shall be in full effect on the portion which is
undeveloped.
Validation Date:
Director of Planning and Development City Secretary
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Exhibit C
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Land Use Exceptions
In reserves where the General Plan indicates “GC” uses, all uses permitted in the City of La
Porte Zoning Ordinance Use Chart effective on September 11, 2006, under GC (indicated with a
“P”) are permitted here with the exception of:
Building Construction – General Contractors and Special Trade Contractors (152-161,
171-179)
Automotive Repair Services (751-754)
Outdoor Sales as a Primary or Accessory Use
Outdoor Storage as a Primary or Accessory Use
Residential Uses
In reserves where the General Plan indicates “BI” uses, all uses permitted in the City of La Porte
Zoning Ordinance Use Chart effective on September 11, 2006, under BI (indicated with a “P”)
are permitted here with the exception of:
Building Construction – General Contractors and Special Trade Contractors (152-161,
171-179)
Automotive Repair Services (751-754)
Outdoor Sales as a Primary or Accessory Use
Outdoor Storage as a Primary or Accessory Use, including any storage of Shipping
Containers
General Contractors, Heavy Construction (161, 162, 1541)
Off Premises Signs
In reserves where the General Plan indicates “LI” uses, all uses permitted in the City of La Porte
Zoning Ordinance Use Chart effective on September 11, 2006, under LI (indicated with a “P”)
are permitted here with the exception of:
Building Construction – General Contractors and Special Trade Contractors (152-161,
171-179)
Automotive Repair Services (751-754)
Outdoor Sales as a Primary or Accessory Use
Outdoor Storage as a Primary or Accessory Use, including any storage of Shipping
Containers
General Contractors, Heavy Construction (161, 162, 1541)
Manufacturing of Chemicals and Allied Products (282-285)
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Attached to and incorporated into this exhibit is the use chart for the City of La Porte Zoning Ordinance as of
September 11, 2006. To the extent that the zoning ordinance for the City of La Porte has been or is amended, after
the date Special Conditional Use Permit #SCU06-006 was first adopted, to modify, eliminate or replace the
permitted uses or the districts described in this exhibit, this exhibit controls unaffected by any such change.
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Off Premises Signs
An additional permitted use shall be SIC Manual Major Group 30 (Rubber and Misc.
Plastics Products)
In Reserve “A” labeled Rail/Warehouse on the General Plan, all uses permitted in the City of La
Porte Zoning Ordinance Use Chart effective on September 11, 2006, under LI (indicated with a
“P”) are permitted here with the exception of:
Building Construction – General Contractors and Special Trade Contractors (152-161,
171-179)
Automotive Repair Services (751-754)
Outdoor Sales as a Primary or Accessory Use
Outdoor Storage as a Primary or Accessory Use, including any storage of Shipping
Containers
General Contractors, Heavy Construction (161, 162, 1541)
Manufacturing of Chemicals and Allied Products (282-285)
Off Premises Signs
An additional permitted use shall be SIC Manual Major Group 30 (Rubber and Misc.
Plastics Products)
Additional permitted uses are certain HI uses permitted in the City of La Porte Zoning
Ordinance associated with rail services such as:
A rail yard with a maximum of 22 rail lines is permitted.
Rail service to and distribution from warehouses proposed;
Rail service to light manufacturing not otherwise exempted herein.
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