HomeMy WebLinkAbout11-19-15 Regular Meeting of the Planning and Zoning Commission
CityofLaPorte
PlanningandZoningCommissionAgenda
Noticeisherebygivenofa RegularMeeting oftheLaPortePlanningandZoningCommissiontobeheld
on Thursday,November19,2015at6:00p.m.atCityHallCouncilChambers,604WestFairmont
Parkway,LaPorte,Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:October15,2015Meeting.
4.ConsiderapprovalorotheractionregardingarequestbyTurfwayFEC,LLCforapprovalofthe
proposedLaPorteTownCenterGeneralPlanforthe20acretractoflandknownasTract1L,
JohnsonHunterSurvey,Abstract35generallylocatedontheeastsideofStateHighway146
northofWhartonWeemsBoulevard.
5.OpenapublichearingtoreceiveinputonanapplicationforSpecialConditionalUsePermit#15
91000007,arequestbyTurfwayFEC,LLCtoallowforconstructionofanentertainment,
commercialandresidentialmixedusedevelopmentona20acretractoflandknownasTract1L,
JohnsonHunterSurvey,Abstract35generallylocatedontheeastsideofStateHighway146
northofWhartonWeemsBoulevard.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
6.Closepublichearing.
7.ConsiderapprovalorotheractiononSpecialConditionalUsePermitrequest#1591000007.
8.ConsiderarecommendationtotheLaPorteCityCouncilonaproposedamendmenttotheFuture
LandUseMapcomponentoftheLaPorteComprehensivePlanbyamendingthelanduse
designationfora20acretractoflandknownasTract1L,JohnsonHunterSurvey,Abstract35,
fromͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼtoͻ/ƚƒƒĻƩĭźğƌͲͼͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼandͻaźǣĻķ
ƭĻ͵ͼ
9.ConsiderarecommendationtotheLaPorteCityCouncilonarevisedOfficialZoningMapforthe
CityofLaPorte.
10.Administrativereports.
11.Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecific
factualinformationorexistingpolicy.
12.Adjourn.
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting;
however,noactionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe
received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
PlanningandZoningCommissionAgenda
Thursday,November19,2015
Page2
CERTIFICATION
IcertifythatacopyoftheThursday,November19,2015,agendaofitemstobeconsideredbythePlanningand
ZoningCommissionwaspostedontheCityHallbulletinboardonthe____dayof____________________,2015.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
PlanningandZoningCommission
MinutesofOctober15,2015
CommissionersPresent:HelenLaCour,NickBarrera,MarkFollis,WyattSmith,andHalLawler
CommissionersAbsent:RichardWarren,TreyKendrick,LouAnnMartin,andLesBird
CityStaffPresent:DirectorofPlanningandDevelopmentTimTietjens,CityPlannerEric
Ensey,PlanningTechnicianRyanCramer,AssistantCityAttorneyClark
Askins,andOfficeCoordinatorPeggyLee
Calltoorder.
1.
ChairmanHalLawlercalledthemeetingtoorderat6:01p.m.
RollCallofMembers.
2.
CommissionersLaCour,Barrera,Follis,Smith,andLawlerwerepresentforrollcall.
Considerapprovalofmeetingminutes:August6,2015;August20,2015;September17,2015.
3.
Motion byCommissionerFollistoapprovethemeetingminutesofAugust6,2015;August20,
2015;andSeptember17,2015.
Second byCommissionerSmith.Motioncarried.
Ayes:CommissionersLaCour,Barrera,Follis,Smith,andLawler.
Nays:None
ConsiderarequestbyKobelcoCompressorsAmericaforconsiderationofawaivertotheĭźƷǤƭ
4.
DesignGuidelines(ExteriorFaçadeMaterials)fortheproposedoffice/warehousefacilitylocated
atthenorthwestcornerofFairmontParkwayandBayAreaBoulevard.
CityPlannerEricEnseypresentedthestaffreportonarequestbyKobelcoCompressorsAmericafor
awaivertothe/źƷǤƭdesignguidelinesforexteriorfaçadematerials.Duetothesitelocationalong
FairmontParkway,thedevelopmentisrequiredtocomplywithguidelinesforTier3buildings.The
applicantisrequestingapprovaltousestuccofacedinsulatedmetalinterlockingpanelsinlieuof
traditionalstucco.
IppeiIwata,withGrayConstruction,spokeonbehalfofKobelcoCompressors.Mr.Iwataspoke
abouta30tonoverheadbridgecranethatisanintegralpartofthebusiness.Wheninoperation,
thecranecausesasignificantamountofmovementonthebuilding,whichultimatelycausescracks
inthemasonry.Mr.Iwataprovidedasampleofthematerialbeingrequestedforsubstitution.
PlanningandZoningCommission
MinutesofOctober15,2015
Page2of2
Motion byCommissionerFollistoapproveawaivertothe/źƷǤƭDesignGuidelines(ExteriorFaçade
Materials)requestedbyKobelcoCompressorsAmericafortheproposedoffice/warehousefacility
locatedatthenorthwestcornerofFairmontParkwayandBayAreaBoulevard.
Second byCommissionerLaCour.Motioncarried.
Ayes:CommissionersLaCour,Barrera,Follis,Smith,andLawler.
Nays:None
Administrativereports.
5.
Mr.TietjensintroducedthenewlyhiredPlanningTechnician,RyanCramer,totheCommission.
Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecific
6.
factualinformationorexistingpolicy.
TherewasaquestionandbriefdiscussiononwhethertheCommissionshouldconsideramending
thenewlyadopteddesignguidelines.Theconsensusfromthegroupwasthatitwasnotnecessary.
Adjourn
7.
Motion byCommissionerBarreratoadjourn.
Second byCommissionerSmith.
ChairmanLawleradjournedthemeetingat6:28p.m.
Respectfullysubmitted,
PeggyLee
Secretary,PlanningandZoningCommission
PassedandApprovedon________________________,2015.
HalLawler
Chairman,PlanningandZoningCommission
CityofLaPorte,Texas
PlanningandZoningCommission
November19,2015
AGENDAITEM4
ConsiderapprovalorotheractionfortheLaPorteTownCenterGeneralPlan
toallowforconstructionofan
entertainment,commercialandresidentialmixedusedevelopment
ona20acretractdescribedasTracts1L,JohnsonHunterSurvey,Abstract35,
LaPorte,HarrisCounty,Texas
Applicant:TurfwayFEC,LLC
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterGeneralPlan
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationtotheCityCouncilonarequestbytheapplicantTurfway
FEC,LLCfortheLaPorteTownCenterGeneralPlantoallowconstructionofan
entertainment,commercialandresidentialmixedusedevelopmentona20acretract
describedasTracts1L,JohnsonHunterSurvey,Abstract35,LaPorte,HarrisCounty,Texas.
ThisitemwouldbecomeanexhibittotheSpecialConditionalUsePermit(AgendaItem#5),
shoulditbeapprovedbythePlanningandZoningCommissionandCityCouncil.
RECOMMENDATION
StaffrecommendsapprovaloftheproposedGeneralPlanfortheLaPorteTownCenter
development,subjecttoaconditionthatanysubstantialdeviationrequirean
amendmenttotheGeneralPlanapprovedbythePlanningandZoningCommission.
DISCUSSION
PropertyOwner:
BayforestRanchLTD
Developer/Applicant:
TurfwayFEC,LLC.
!ƦƦƌźĭğƓƷƭRequest:
TheapplicantisseekingapprovalofthisGeneralPlantoallowforconstructionofa
mixedusetowncenterdevelopmentonthesubjectproperty.Theapplicantisunder
contracttoacquiretheentire20acretractofland.TheattachedExhibitAincludesthe
proposedGeneralPlanalongwithaprojectdescriptionlettersubmittedbythe
applicant.TheGeneralPlanidentifiesthescaleandscopeoftheproposeddevelopment
alongwithallproposedlanduses.
BackgroundInformation:
Thesubjectsiteisapproximately20acresinareaandislocatedontheeastsideofState
Highway146justnorthofWhartonWeems.TheattachedExhibitBisanAreaMap
showingthelocationofthesubjectproperty.
1
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterGeneralPlan
ThelegaldescriptionofthepropertyisTracts1L,JohnsonHunterSurvey,Abstract35,La
Porte,HarrisCounty,Texas.
TheattachedExhibitCidentifiesthisparcelontheĭźƷǤƭFutureLandUsePlan,as
adoptedintheComprehensivePlan,asexistingandproposed.Currentlythesiteis
identifiedasͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuses.
ThesiteiszonedPUD,PlannedUnitDevelopment,andisvacant.TheattachedExhibitD
showsthezoningofthesubjectpropertyandsurroundingproperties.Thefollowing
tablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ PUD,PlannedUnitDevelopmentVacant,undeveloped(identifiedintheFutureLand
UsePlanasͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼΜ
{ƚǒƷŷ PUD,PlannedUnitDevelopmentVacant,undeveloped(identifiedintheFutureLand
UsePlanasͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼΜ
ĻƭƷ PUD,PlannedUnitDevelopmentStateHighway146rightofway,withundeveloped
PortCrossingIndustrialBusinessParkonthewestside
oftheROW
9ğƭƷ PUD,PlannedUnitDevelopmentLaPorteMunicipalGolfCourse
Analysis:
GeneralPlanreviewrequiresapprovalbythePlanningandZoningCommission;thereis
noreviewofthedocumentbytheCityCouncilrequired.However,shouldthe
CommissionapprovetheproposedGeneralPlan,itwouldbecomeanexhibittothe
SpecialConditionalUsePermit(SCUP)applicationthatisbeingreviewedasAgendaItem
#6andwhichrecommendationwillbeforwardedtoCityCouncilforfinalapproval.The
GeneralPlanisintendedtoprovideforaconceptuallayoutofusesandisrequiredfor
developmentsthatexceed10acresinsize.
ShouldCityCouncilapprovetheproposedSCUP,theapplicantwillberequiredtosubmit
applicationforasitedevelopmentplanincompliancewithapplicablecode
requirements,whichwillberequiredtobepresentedtothePlanningandZoning
Commissionforapproval.Thesiteplanwillberequiredtocomplywithallrequirements
ofChapter106,Zoning,oftheĭźƷǤƭCodeofOrdinancesincludingbutnotlimitedto
parking,detention,façadedesign,landscaping,etc.unlessavarianceisapprovedbythe
BoardofAdjustment.
Theproposeddevelopmentincludesamixoflandusesona20acreparcelofland.The
usesproposedarelaidoutintheLaPorteTownCenterGeneralPlan,includedasExhibit
A.Thefollowingisabreakdownoflandusesoutlinedbytheapplicantintheattached
projectdescriptionletter:
2
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterGeneralPlan
50,000squarefootentertainmentcenter
20,000squarefootconference,theaterandmuseum
8restaurants
50,000squarefeetofofficespace
14brownstonetownhomes
7liveworkunits
114roomhotel
2acresofparkandwaterfeatures
AspartoftheSCUP,staffhasincludedanumberofconditionsrelatedtotheproposed
landuses,includinglimitationoncertainuseswithinthedevelopmentarea.Theintent
ofthedevelopmentistoprovideretail,restaurantandserviceusesalongwithsome
brownstonetownhouseandliveworkunits.
In2007,thecityapprovedaGeneralPlanfortheadjacenttractsoflandnorthandsouth
ofthesubjectsitecalledͻ\[ğƉĻƭatFairmontDƩĻĻƓƭͼ(seetheattachedExhibitE).The
developmentincludedvariousphasesofsinglefamilydetachedresidential
development.ThephasesdevelopedtothispointaretheDRHortonHomes
developmentatthesoutheastcornerofWhartonWeemsandHighway146and
BayshoreElementarySchoolatthenortheastcornerofMcCabeandHighway146.
AlthoughtheproposeddevelopmentisnotconsistentwiththecurrentFutureLandUse
Plan(FLUP)asadoptedintheComprehensivePlan,staffhasbroughtforwardan
amendmenttotheFLUP.Thecitymay,fromtimetotime,amenditsFLUP.Aspartof
theSCUP,aconditionhasbeenaddedtoensurecompatibilitywithsurroundingland
usesbyrequiringtheconstructionofan8foothighsolidmasonryfencewith
landscapingalongthenorthandsouthperimeterboundaryoftheproperty.
TheproposedGeneralPlanshowsphasingofthedevelopmentintothreephases.The
firstphaseincludesdevelopmentoftheFamilyEntertainmentCenter,hotel,and
commercialpadsitesalongHighway146alongwithassociateddetention.PhaseII
includestheremainderofthecommercialalongwithaportionofthetownhomesand
theliveworkunits.Andfinally,thethirdphaseistherestofthepublicroadand
remainingtownhomes.
TheproposeddevelopmentwilltieintotheexistingЊЏͼwaterlineintheHighway146
rightofwayandaЋЍͼsanitarysewerlinethattraversestheeasternportionofthesite
thoughaneasement.Theapplicantwillberequiredtoextendpublicutilitylinesthrough
thedevelopmenttoprovidethoseutilitiestoallproperties.Asaresult,theapplicant
willberequiredtoenterintoaUtilityExtensionAgreementwiththecityforextension
ofanyutilitylines.
3
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterGeneralPlan
ThesubjectdevelopmentisaportionofafuturetrailsystemrunningfromLittleCedar
BayouParktoBayshoreElementary.Thedeveloperwillberesponsibleforconstruction
ofthatportionofthehikeandbiketrailonthispropertyinaccordancewithcity
requirementsintermsoflocationandconstructionspecifications.Inordertoprovide
connectivitybetweenthehikeandbiketrailandthedevelopment,theapplicantshall
alsoprovideatrailspurtoandthroughthesite.
ATTACHMENTS
ExhibitA:ProposedGeneralPlanandProjectDescriptionLetter
ExhibitB:AreaMap
ExhibitC:LandUseMap
ExhibitD:ZoningMap
ExhibitE:LakesatFairmontGreenGeneralPlan
4
EXHIBIT
A
EXHIBIT
A
EXHIBIT
A
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
EXHIBITA
Ensey, Eric
From:David Miles \[dcmiles@heritagelp.com\]
Sent:Wednesday, November 11, 2015 11:07 AM
To:Ensey, Eric; Cramer, Ryan
Cc:Clydene Miles
Subject:FW: Storm Detention Storage Volume Estimations
EricandRyan
PleaseattachtoLaPorteTownCenterpreface.
Thankyousomuch.
David
STORMWATERRETENTION/DETENTION
Theestimatedstormdetentionstoragevolumerequired:435,600cf
Stormdetentionstorageprovided:
FontPond:67,500cf
RearPond:342,000cf
StorageProvidedwithinParkingLot/miniaturegolfcourse:65,340cf
Totalstormdetentionstoragevolumeprovided=474,840cf>435,600cfrequired.
PARKINGREQUIREMENTS
Theestimatedparkingrequirementsare976
Parkingspacesprovided:
Retail:200spaces
Restaurant:320spaces
FamilyentertainmentCenter:220spaces
HotelandConference:194spaces
TownhomesandLive/Work:42spaces
SpacesRequired:976spaces*
SpacesProvided:979spaces
Approx.ͻƚƓstreetƦğƩƉźƓŭͼ103spaces
TotalSpacespacesprovided:1082spaces*>979spacesrequired.
LANSDSCAPEREQUIREMENTS
Theestimatedlandscaperequirementswillmeetorexceedthe10%minimalrequirementforeachlot.
Withͻgreenͻcommonsareaobjectivestheentire20Acretractwillyieldupwardsto15%.
ConnectivitytothehikeandbiketrailandsidewalkswithanassortmentofIndigenousTrees.
NativePlantVegetationwithappointedHigherMaintenanceGardens.
AbundantWaterFeaturesandPatiosandPlazas.
TreelinedfrontagealongHWY146(TBD).suggestionPalmTrees.
TotalLandscapearea:Approximately15%.Provided.>10%required.
1
EXHIBIT B
AREA MAP
W I ST
Y
KW
T P
ON
IRM
FA
W
T
W K S
W K ST
LITTLE CEDAR BAYOU DR
W M ST
K
L
A
W
N
E
D
R
A
G
LOCATION OF
PROPERTY
EXPORT DR
BA
Y
HA
R
BO
R
VD
L
B
S
M
EE
W
ON
T
R
A
H
W
SANDEL
JUN
IPER
CO
RA
L D
R
D
MC CABE R
E RD
MC CAB
1 inch = 1,000 feet
EXHIBIT C
LAND USE EXHIBIT
W I ST
COM
Y
KW
T P
ON
IRM
FA
W
OUT
T
W K S
W K ST
LITTLE CEDAR BAYOU DR
W M ST
LI
K
L
A
W
N
E
D
R
A
G
LOCATION OF
PROPERTY
EXPORT DR
BI
HI
LDR
BA
Y
HA
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BO
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VD
L
B
S
M
EE
W
ON
T
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A
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W
Legend
NC
LOW-DENSITY RESIDENTIAL
PO
MID-HIGH DENSITY RESIDENTIAL
NEIGHBORHOOD COMMERCIAL
COMMERCIAL
SANDEL
MHDR
JUN
IPER
PI
BUSINESS INDUSTRIAL
LIGHT INDUSTRIAL
CO
RA
L D
R
HEAVY INDUSTRIAL
D
MC CABE R
E RD
MC CAB
PARKS AND OPEN SPACE
PUBLIC / INSTITUTIONAL
1 inch = 1,000 feet
EXHIBIT D
ZONING EXHIBIT
LI
R-1 W I ST
HI
BI
Y
KW
T P
ON
IRM
FA
W
GC
T
W K S
W K ST
LITTLE CEDAR BAYOU DR
W M ST
R-3
LI
K
L
A
W
N
E
D
R
A
G
R-2
R-1
LOCATION OF
PROPERTY
EXPORT DR
PUD
R-1
BA
Y
HA
R
BO
R
VD
L
B
S
M
EE
W
ON
T
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A
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W
NC
R-3
SANDEL
JUN
IPER
MH
CO
RA
L D
R
D
MC CABE R
E RD
MC CAB
R-1
R-1
1 inch = 1,000 feet
EXHIBIT E
CityofLaPorte,Texas
PlanningandZoningCommission
November19,2015
AGENDAITEMS57
ConsiderrecommendationonSpecialConditionalUsePermit(#1591000007),
arequesttoallowforconstructionofan
entertainment,commercialandresidentialmixedusedevelopment
ona20acretractdescribedasTracts1L,JohnsonHunterSurvey,Abstract35,
LaPorte,HarrisCounty,Texas
Applicant:TurfwayFEC,LLC
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterSCUP
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationtotheCityCouncilonarequestbytheapplicantTurfway
FEC,LLCforaSpecialConditionalUsePermit(SCUP)toallowconstructionofan
entertainment,commercialandresidentialmixedusedevelopmentona20acretract
describedasTracts1L,JohnsonHunterSurvey,Abstract35,LaPorte,HarrisCounty,Texas.
RECOMMENDATION
ShouldtheCommissiondesiretoconsiderarecommendationforapprovalofthis
request,staffrecommendsconsideringvariousconditions,asdescribedlaterinthisstaff
report.
DISCUSSION
PropertyOwner:
BayforestRanchLTD
Developer/Applicant:
TurfwayFEC,LLC.
!ƦƦƌźĭğƓƷƭRequest:
TheapplicantisseekingapprovalofthisSCUPtoallowforconstructionofamixeduse
towncenterdevelopmentonthesubjectproperty.Theapplicantisundercontractto
acquiretheentire20acretractofland.TheattachedExhibitAincludestheSCUP
Application,projectdescriptionletterandconceptualsiteplansubmittedbythe
applicant.TheattachedExhibitBistheGeneralPlanforthetractoflandthatindicates
theapproximatescaleofdevelopmentandproposeduseoftheproperty.
BackgroundInformation:
Thesubjectsiteisapproximately20acresinareaandislocatedontheeastsideofState
Highway146northofWhartonWeems.TheattachedExhibitCisanAreaMapshowing
thelocationofthesubjectproperty.
ThelegaldescriptionofthepropertyisTracts1L,JohnsonHunterSurvey,Abstract35,La
Porte,HarrisCounty,Texas.
1
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterSCUP
TheattachedExhibitDidentifiesthisparcelontheĭźƷǤƭFutureLandUsePlan,as
adoptedintheComprehensivePlan,asexistingandproposed.Currentlythesiteis
identifiedasͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuses.
ThesiteiszonedPUD,PlannedUnitDevelopment,andisvacant.TheattachedExhibitE
showsthezoningofthesubjectpropertyandsurroundingproperties.Thefollowing
tablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ PUD,PlannedUnitDevelopmentVacant,undeveloped(identifiedintheFutureLand
UsePlanasͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼΜ
{ƚǒƷŷ PUD,PlannedUnitDevelopmentVacant,undeveloped(identifiedintheFutureLand
UsePlanasͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼΜ
ĻƭƷ PUD,PlannedUnitDevelopmentStateHighway146rightofway,withundeveloped
PortCrossingIndustrialBusinessParkonthewestside
oftheROW
9ğƭƷ PUD,PlannedUnitDevelopmentLaPorteMunicipalGolfCourse
NotificationRequirements:
ThepublichearingnotificationrequirementsoutlinedinSection106171were
performedinaccordancewithallapplicablecodeprovisions,includingthefollowing:
noticeinanewspaperofgeneralcirculationatleast15dayspriortothehearing;written
noticemailedtoownersofrealpropertywithin200feetofthesitewithin10daysofthe
hearing;signpostedonthesitewithin15daysofthehearing.Additionalnoticeofthe
publichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteincompliancewithstate
law.
Analysis:
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
LandUse.
Theproposeddevelopmentincludesamixoflanduses.ThoseusesarelaidoutintheLa
PorteTownCenterGeneralPlanpresentedasAgendaItem#4onƷƚƓźŭŷƷƭagendaand
includedaspartofExhibitAofthismemorandum.Thefollowingisabreakdownofland
usesoutlinedbytheapplicantintheattachedprojectdescriptionletter:
50,000squarefootentertainmentcenter
20,000squarefootconference,theaterandmuseum
8restaurants
50,000squarefeetofofficespace
14brownstonetownhomes
7liveworkunits
2
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterSCUP
114roomhotel
2acresofparkandwaterfeatures
Staffisrecommendinganumberofconditionsassociatedwithlanduseberequiredas
partoftheSCUP:
1.LandusesarepermittedinaccordancewiththeLaPorteTownCenterGeneral
Plan.Anymodificationstosuchplaninthefuturewillrequireconsiderationby
thePlanningandZoningCommission.
2.ApprovalofthisSCUPwouldallowforGeneralCommercialusesinthe
commercialarea,excludinganumberofusesthataremoreintensethan
retail/service/officeuses,includingautomotiverelated,generalcontractors,etc.
3.Thetownhousedevelopmentshouldbeconstructedinaccordancewiththe
provisionsofSection106333oftheCodeofOrdinances,whichoutlinesgeneral
requirementsfortownhousedevelopment.Anydeviationfromthese
requirementswouldrequireapprovalofavariancebytheBoardofAdjustment.
Theseunitswouldbesubjecttoallapplicablebuildingcoderequirementsforfire
rating.
4.Liveworkunitsareaconceptintendedtoprovideforbusinessesonthemain
floorandresidentialabove.Theliveworkunitsarepermittedsubjecttothe
setbackrequirementsoutlinedfordevelopmentintheMainStreetOverlay
District,whichstipulatesaЉfrontsetback,ЋЉrearsetback,andЉsidesetback.
Theseunitswouldbesubjecttoallapplicablebuildingcoderequirementsforfire
rating.Anydeviationfromtheserequirementswouldbesubjecttoapprovalofa
variancebytheBoardofAdjustment.
AdjacentDevelopment.
In2007,thecityapprovedaGeneralPlanfortheadjacenttractsoflandnorthandsouth
ofthesubjectsitecalledͻ\[ğƉĻƭatFairmontDƩĻĻƓƭͼ(seetheattachedExhibitF).The
developmentincludedvariousphasesofsinglefamilydetachedresidential
development.ThephasesdevelopedtothispointaretheDRHortonHomes
developmentatthesoutheastcornerofWhartonWeemsandHighway146and
BayshoreElementarySchoolatthenortheastcornerofMcCabeandHighway146.
Althoughcurrentlyundeveloped,theadjacentpropertiestothenorthandsouthofthe
subjectsitehavebeenidentifiedforsinglefamilydetachedresidential.Thisisalsocalled
outintheĭźƷǤƭFutureLandUsePlanapprovedintheComprehensivePlan.Although
thisdocumentcanbeamendedandlandusescanbechanged,weshouldplanforwhat
hasbeencontemplatedatthistimefordevelopmentofthoseparcels.Asaresult,the
developerisproposingtheinstallationofpublicroadsalongtheperimeterofthe
developmenttoprovideaccesstobothparcelsascontemplatedintheLakesat
FairmontGreensGeneralPlan.Additionally,staffisrecommendingthataconditionbe
consideredthatrequirestheapplicanttoinstallan8foothighmasonryfencewith
landscapingtoprovideabufferbetweenthisdevelopmentandanyfutureresidential
3
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterSCUP
developmentthatiscontemplatedaspartoftheadjacentLakesatFairmontGreens
GeneralPlan.Iffuturemodificationstothelanduseareapprovedbythecityandare
similartothoseofthisdevelopment,thensuchfenceandlandscapingwillnotbe
required.
SitePlan.
TheapplicanthassubmittedaconceptualsitelayoutaspartoftheirGeneralPlan,
howeverthisisnotaformalsiteplansubmittalandstaffhasnotreviewedthe
documentforcompliancewithapplicablerequirements.Atthistimetherehasbeenno
formalapplicationforasitedevelopmentplanasrequiredintheĭźƷǤƭDevelopment
Ordinance.Aformalapplicationforasitedevelopmentplanisnotrequireduntilaftera
SCUPisapproved.ShouldCityCouncilapprovetheproposedSCUP,theapplicantwillbe
requiredtosubmitapplicationforasitedevelopmentplan,incompliancewith
applicablecoderequirements,tothePlanningandZoningCommissionforapproval.The
siteplanwillberequiredtocomplywithallrequirementsofChapter106,Zoning,unless
avarianceisapprovedbytheBoardofAdjustment.
DesignGuidelines.
ArticleIXofChapter106outlinestheĭźƷǤƭdesignguidelinesforexteriorbuilding
façades.BecausethesiteisalongHighway146whichistheprimarycorridorthrough
thecity,itiscategorizedasaTier1buildingthatrequirescertainspecificdesignand
façadetreatments.Thedevelopmentwillberequiredtocomplywithsuch
requirements.
HikeandBikeTrail.
TheĭźƷǤƭComprehensivePlandescribesadesireforahikeandbiketrailsystem
connectionnorthandsouthfromLittleCedarBayouParktoBayshoreElementary
School.Thesubjectdevelopmentisaportionofthatfuturetrailsystem.Asacondition
ofthisSCUP,thedevelopershallconstructthatportionofthehikeandbiketrailonthis
propertyinaccordancewithcityrequirementsintermsoflocationandconstruction
specifications.Additionallytheapplicantshall,uponcompletionoftrailconstruction,
dedicatetothecityapermanentpublictraileasement20footoncenterforfuture
maintenanceofthetrail.Inordertoprovideconnectivitybetweenthehikeandbike
trailandthedevelopment,theapplicantshallprovideatrailspurtoandthroughthe
site.
Parking.
TheapplicantwillberequiredtoprovideparkinginaccordancewiththeĭźƷǤƭparking
requirements.Thenumberofparkingspacesrequiredinrelationtotheamountof
parkingprovidedwillbeworkedoutatthetimeofsiteplanreview.Staffdoeshave
someconcernthattheamountofparkingmightnotbesufficienttoaccommodateall
theproposeduses.However,untilsitedevelopmentplansaresubmittedforreview,
staffcannotaccuratelyverifywhethertheamountofparkingisincompliancewith
4
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterSCUP
applicablecoderequirements.Thiswillbeverifiedatthetimethesiteplansare
submitted.
StaffisalsoconcernedwiththelocationofparkingalongHighway146.Staffencourages
parkingbetowardthecenterofthedevelopment,wherepossible,meaningthat
buildingsshouldbemovedclosertothepublicrightofway.Aconditionhasbeen
includedrequestingtheapplicanttominimizetheamountofparkingstallsalongthe
Highway146frontageorinstalllandscapingandplanterislandsinsuchamannerasto
breakuptheparking.
PublicStreets.
Theapplicanthasindicatedadesiretosubdivideparcelsandselloffthoseoutparcelsor
padsitestoothersfordevelopment.Asaresult,publicstreetsarerequiredforaccessto
thoseparcels.Theapplicantwillberequiredtoreplatthetractoflandandaspartof
suchreplattingwillberequiredtodedicaterightsofwayforanyrequiredpublicroads.
Typicallyallpublicimprovementsarerequiredtobeinstalledandacceptedbythecity
priortotherecordationofthefinalplat.Staffisrecommendingaconditionthatallows
theapplicanttheopportunitytoeither1.)installallpublicimprovementspriortothe
recordationoftheplat,or2.)ifphasingofpublicimprovementsisrequired,the
applicantshallenterintoadevelopmentagreementwiththecitytoensurethatsuch
improvementsbeinstalled.Saiddevelopmentagreementwillfurtheroutlineatime
frameforcompletionofsuchimprovementsalongwithafinancialguarantee,approved
bythecity,forsuchimprovements.
TrafficImpacts.
Thereisnotenoughinformationatthistimetodeterminetrafficimpactsassociated
withtheproposeddevelopment.Asaresult,staffisrequestingconsiderationofa
conditionthatwouldrequiresubmittalofatrafficimpactanalysisthatwillreviewthe
potentialtrafficgeneratedfromthisfacilityanditsimpactsonthesystem.Anypotential
negativeimpactsdirectlyassociatedwiththedevelopmentofthepropertywouldhave
tobemitigatedandincorporatedinthesitedevelopmentplan,onaproportionatelevel.
PublicUtilities.
Publicutilityfacilitiesandservicesaresufficienttohandletheproposeddevelopment.
Waterandsanitarysewerlinesarebothavailableinthevicinity,withwaterinthe
Highway146rightofwayandsanitarysewerinaneasementthatrunsthroughthe
parcelontheeastside.Theapplicantisproposingapublicstreetalongtheeasement,
whichisacceptable.Theapplicantwillberequiredtoenterintoautilityextension
agreementwiththecityforanyextensionofpublicwaterandsewerlinesassociated
withthedevelopment.Anyutilityextensionswillbedeterminedatthetimeofsite
developmentplanreviewandshallbeconstructedatthecostofthedeveloper.
5
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterSCUP
Drainage.
Thedevelopmentofthissitewillrequireonsitedetention.Althoughstaffhassome
concernsthattheamountofdetentionindicatedintheGeneralPlanmaynotbe
sufficientfortheproposeddevelopment,suchdrainageanddetentionwillbereviewed
aspartofthesiteplansubmittal.Sufficientdetentionwillberequired.
Conclusion:
Basedontheanalysisabove,stafffindsthatifthePlanningandZoningCommission
desirestorecommendapprovaloftheproposedSpecialConditionalUsePermit,thena
numberofconditionsshouldbeconsideredintheapproval.
Section106217oftheZoningOrdinanceoutlinesspecificconditionsforapprovalof
SCUPapplications.Therearethreedifferentconditionsthatmustbemetinorderto
approveaSCUP.ThefollowingtableidentifieseachofthethreeconditionsandƭƷğŅŅƭ
findingoneach:
Condition:StaffAnalysis:
(1)ThatthespecificusewillbeTheproposeddevelopmenthasbeendesignedinamannertobe
compatiblewithandnotcompatiblewithandprovideservicestosurroundingdevelopment
injurioustotheuseandandconditionshavebeenincludedintheproposedSCUPtoensure
enjoymentofotherproperty,compatibilitywithfuturedevelopmentoftheadjacentundeveloped
norsignificantlydiminishortractsoflandimmediatelytothenorthandsouthoftheproposed
impairpropertyvalueswithindevelopment.Thedevelopmentofthissitewillenhancetheproperty
theimmediatevicinity.valuesintheareaandisasignificantinvestmentinthecommunity.
(2)ThattheconditionsplacedonAsaconditionofapprovaloftheproposedSCUP,theapplicantis
suchuseasspecifiedineachrequiredtosubmitasitedevelopmentplaninaccordancewiththe
districthavebeenmetbytherequirementsoftheĭźƷǤƭDevelopmentOrdinance.Additionally,the
applicant.sitedevelopmentplanwillneedtocomplywithallotherprovisionsof
theĭźƷǤƭZoningOrdinanceandwillbereviewedduringthesite
developmentreview.
(3)ThattheapplicanthasagreedTheapplicantwillneedtoconfirmontherecordatthepublichearing
tomeetanyadditionalthattheyareagreeabletotheconditionsimposedbytheSCUP.Staff
conditionsimposed,basedonhasprovidedalistofconditionsaspartofthisreport.However,the
specificsiteconstraints,andCommissionandCityCouncilmayremove,alter,orimposeadditional
necessarytoprotectthepublicconditions,shouldtheyapprovetheproposedSCUP.
interestandwelfareofthe
community.
ShouldthePlanningandZoningCommissionrecommendapprovaloftherequested
SCUPapplication,staffrecommendsthefollowingconditionsbeconsidered:
1.Asitedevelopmentplanshallbesubmittedinaccordancewithapplicable
requirementsoftheCityofLatƚƩƷĻƭDevelopmentOrdinanceandshallcomply
withallprovisionsofChapter106,ͻƚƓźƓŭͼofthe/źƷǤƭCodeofOrdinancesand
6
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterSCUP
allotherdepartmentreviewsandapplicablelawsandordinancesoftheCityof
LaPorteandtheStateofTexas.
2.AllbuildingsshallmeetorexceedtheDesignStandardsoutlinedinArticleIX,
Chapter106oftheCodeofOrdinances.
3.LandusespermittedinaccordancewiththeLaPorteTownCenterGeneralPlan.
AnymodificationstotheapprovedGeneralPlanrequireapprovalbythe
PlanningandZoningCommissioninaccordancewiththeĭźƷǤƭDevelopment
Ordinance.
4.Landusespermittedinthecommercialarea(allareasexcludingresidentialland
uses)shallbeinaccordancewiththeusespermittedinChapter106,Zoning,of
theĭźƷǤƭCodeofOrdinancesUseChartunderGC(GeneralCommercial)atthe
effectivedateofthisSCUP,excludingthefollowinguses:
a.Automobilerepairandmaintenance(811111811198);
b.Construction,MiningandForestryMachineryandEquipmentRental
andLeasing(532412);
c.OfficeMachineryandEquipmentRentalandLeasing(532420);
d.OtherCommercialandIndustrialMachineryandEquipmentRentaland
Leasing(532490);
e.TransitandGroundPassengerTransportation(485111485999);
f.MotorVehiclePartsandDealers(441110441228);
g.FurnitureandRelatedProductManufacturing(337110337122);
h.ConstructionofBuildings(236115236118);
i.Contractors(238110238390).
5.TheresidentiallandusesidentifiedintheGeneralPlanasͻƚǞƓŷƚǒƭĻͼshallbe
constructedinaccordancewiththerequirementsoutlinedinSection106333of
theCodeofOrdinancesandapplicablebuildingcoderequirementsandshallbe
limitedtotownhousedevelopmentonlyΑnotmultifamilyapartmentsor
condominiums.Additionally,theͻ\[źǝĻƚƩƉͼunitsarepermittedandshall
complywithapplicablesetbacksthatwouldberequried
forbuildingsinthe
MainStreetOverlayDistrict.
6.Theperimeterboundariesofthepropertyalongthenorth,southandeast
propertylinesshallincludetheinstallationofan8foothighsolidmasonryfence
intendedtomitigatetheimpactofdevelopmentonfutureresidential
development,asidentifiedintheĭźƷǤƭFutureLandUsePlan.Additionally,
shadetreesshallbeplantedatЋЉoncenteralongthefenceline.Iflanduseson
theadjacentpropertiesaremodifiedinthefutureallowingforsimilaruses,then
suchfenceandlandscapingshallnotberequired.
7.TheapplicantshallinstallthesegmentoftheĭźƷǤƭHikeandBikeTrailthrough
thedevelopmentareaasidentifiedintheĭźƷǤƭComprehensivePlan.The
constructionofthetrailshallbeinaccordancewithallapplicablerequirements
7
PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterSCUP
andspecificationsrequiredbytheCityEngineer.Additionally,following
constructionoftheHikeandBikeTrail,thedevelopershalldedicatetotheCity
ofLaPorteapermanentpublictraileasementЋЉoncenterfortheHikeand
BikeTrail.
8.ThedevelopershallprovideinternalconnectionbetweentheĭźƷǤƭHikeand
BikeTrailtothedevelopment.
9.Thedevelopershallworkwithstaffatthetimeofsiteplanreviewtominimize
theamountofparkingstallsalongtheHighway146frontage.Thisshouldbe
accommodatedbyrelocatingbuildingsinamannerthatplacesparkingonthe
sideofthebuildingor
internaltothedevelopment.Ifthisisnotpossible,the
developermayinstallplanterislandsat1per10spacesforbothrowsofparking
alongadriveaisleparalleltoHighway146.Additionally,hedgesshallbeplanted
at3footoncenterintworowsofplantings.Suchhedgerowshallbeinstalled
withavarietyofplantmaterialtoprovidevisualdiversityofplantmaterials.
10.Thedeveloperwillberequiredtoreplatthesubjectpropertyinaccordancewith
therequirementsoftheĭźƷǤƭcoderequirements.
11.Allpublicstreetsinternaltothedevelopmentsiteshallbeconstructedin
accordancewiththeĭźƷǤƭPublicImprovementCriteriaManualandshallbe
dedicatedtothecity.Regardlessofphasingofthedevelopment,anydedication
ofpublicimprovementsidentifiedaspartoftheplatmustbeacceptedbythe
citypriortotherecordationoftheFinalPlat.Shouldthedeveloperdesireto
constructsuchpublicstreetsatalatertime,thenadevelopmentagreement
shallberequiredbetweenthecityanddeveloperthatprovidesafinancial
guarantee,asapprovedbythecity,thatwillensurethatsaidpublicroadswillbe
installedandadateforwhichthoseimprovementsmustbemade.
12.Parkingonanypublicstreetshallonlybepermittedononesideofthestreet
andshallbesignedbythedeveloperinaccordancewithapplicablesign
requirements.
13.AccesstoanypublicrightofwayissubjecttotherequirementsofSection106
835,Figure103andwillbereviewedatthetimeofSiteDevelopmentPlan.
TXDOTrightofwayaccesspermitsshallbepresentedpriortopermitissuance
foralldrivewaysrequestedonHighway146.Maximumdrivewaywidthsshallbe
providedincompliancewithcitycoderequirements.
14.ThedeveloperwillberequiredtosubmitforapprovalbytheCityEngineer,a
drainagereportindicatinghowtheproposeddevelopmentwillaccommodate
therequirementsforstormwaterdetentioninaccordancewiththeĭźƷǤƭPublic
ImprovementCriteriaManual,orifdischarginginaTXDOTorHarrisCounty
system,approvalbysuchauthority.
15.BecauseHighway146hasbeenidentifiedasasignificantcorridorinthe
community,thedevelopershallworkwiththePlanningandZoningCommission
atthetimeofsiteplanreviewonalandscapethemealongtheHighway146
frontage.Suchthemeshallbeaboveandbeyondtherequirementsoutlinedin
Section106800oftheĭźƷǤƭCodeofOrdinances.
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PlanningandZoningCommissionRegularMeeting
November19,2015
LaPorteTownCenterSCUP
16.Allnecessarydocumentationforbuildingpermitreviewmustbesubmittedin
conjunctionwiththeĭźƷǤƭbuildingpermitapplicationprocess.
17.Atrafficimpactanalysis,performedbyalicensedengineeragreedtobyboth
theCityandtheapplicant,shallberequired.Ifanymitigationisrequiredbythe
study,theapplicantwillberesponsiblefortheirproportionoftheimpact.All
contributionswouldbesubjecttoreimbursementthroughtheTIRZ,pursuantto
approvalbytheTIRZBoard.
18.Ifextensionofanypublicwaterorsanitarysewerlineisrequiredaspartofthis
development,theapplicantwillberequiredtoexecutea
utilityextension
agreementwiththecityandinstallsuchimprovementsatthecostofthe
developer.
19.AnysubstantivemodificationstothisSpecialConditionalUsePermitwillrequire
anamendmenttothisSCUPinaccordancewithChapter106,ͻƚƓźƓŭͼofthe
/źƷǤƭCodeofOrdinances.
\[AnyadditionalconditionsrequestedbythePlanningandZoningCommission.\]
ATTACHMENTS
ExhibitA:DraftSCUP
ExhibitB:SCUPApplicationandSupplementalInformationfromtheApplicant
ExhibitC:AreaMap
ExhibitD:LandUseMap
ExhibitE:ZoningMap
ExhibitF:LakesatFairmontGreenGeneralPlan
9
City of La Porte
Special Conditional Use Permit #15-91000007
This permit is issued to: Turfway FEC, LLC
Owner or Agent
907 S. Friendswood Drive, Suite 303; Friendswood, TX 77546
Address
For Development of: La Porte Town Center Mixed Use Development
Development Name
Vacant 20 acre parcel; located on State Highway 146 north of Wharton
Weems Boulevard
Address
Legal Description: Tracts 1L, Abstract 35, Johnson Hunter Survey
Zoning: PUD, Planned Unit Development
Use: Entertainment, Hotel and Conference Center, Commercial and Medium-
Density Residential
Permit Conditions:
This Special Conditional Use Permit (SCUP) 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.
2.All buildings shall meet or exceed the Design Standards outlined in Article IX, Chapter 106 of
the Code of Ordinances.
3.Land uses permitted in accordance with the La Porte Town Center General Plan. Any
modifications to the approved General Plan require approval by the Planning and Zoning
Commission in accordance with the city’s Development Ordinance.
4.Land uses permitted in the commercial area (all areas excluding residential land uses) shall be
in accordance with the uses permitted in Chapter 106, Zoning, of the city’s Code of Ordinances
Use Chart under GC (General Commercial) at the effective date of this SCUP, excluding the
following uses:
a.Automobile repair and maintenance (811111-811198);
b.Construction, Mining and Forestry Machinery and Equipment Rental and Leasing
(532412);
c.Office Machinery and Equipment Rental and Leasing (532420);
d.Other Commercial and Industrial Machinery and Equipment Rental and Leasing
(532490);
e.Transit and Ground Passenger Transportation (485111-485999);
f.Motor Vehicle Parts and Dealers (441110-441228);
g.Furniture and Related Product Manufacturing (337110-337122);
h.Construction of Buildings (236115-236118);
i.Contractors (238110-238390).
5.The residential land uses identified in the General Plan as “Townhouse” shall be constructed in
accordance with the requirements outlined in Section 106-333 of the Code of Ordinances and
applicable building code requirements and shall be limited to townhouse development only –
not multifamily apartments or condominiums. Additionally, the “Live-Work” units are
permitted and shall comply with applicable setbacks that would be requried for buildings in the
Main Street Overlay District.
6.The perimeter boundaries of the property along the north, south and east property lines shall
include the installation of an 8-foot high solid masonry fence intended to mitigate the impact of
development on future residential development, as identified in the city’s Future Land Use Plan.
Additionally, shade trees shall be planted at 20’ on center along the fence line. If land uses on
the adjacent properties are modified in the future allowing for similar uses, then such fence and
landscaping shall not be required.
7.The applicant shall install the segment of the city’s Hike and Bike Trail through the
development area as identified in the city’s Comprehensive Plan. The construction of the trail
shall be in accordance with all applicable requirements and specifications required by the City
Engineer. Additionally, following construction of the Hike and Bike Trail, the developer shall
dedicate to the City of La Porte a permanent public trail easement 20’ on center for the Hike and
Bike Trail.
8.The developer shall provide internal connection between the city’s Hike and Bike Trail to the
development.
9.The developer shall work with staff at the time of site plan review to minimize the amount of
parking stalls along the Highway 146 frontage. This should be accommodated by relocating
buildings in a manner that places parking on the side of the building or internal to the
development. If this is not possible, the developer may install planter islands at 1 per 10 spaces
for both rows of parking along a drive aisle parallel to Highway 146. Additionally, hedges shall
be planted at 3-foot on center in two rows of plantings. Such hedge row shall be installed with a
variety of plant material to provide visual diversity of plant materials.
10.The developer will be required to replat the subject property in accordance with the
requirements of the city’s code requirements.
11.All public streets internal to the development site shall be constructed in accordance with the
city’s Public Improvement Criteria Manual and shall be dedicated to the city. Regardless of
phasing of the development, any dedication of public improvements identified as part of the plat
must be accepted by the city prior to the recordation of the Final Plat. Should the developer
desire to construct such public streets at a later time, then a development agreement shall be
required between the city and developer that provides a financial guarantee, as approved by the
city, that will ensure that said public roads will be installed and a date for which those
improvements must be made.
12.Parking on any public street shall only be permitted on one side of the street and shall be signed
by the developer in accordance with applicable sign requirements.
13.Access to any public right-of-way is subject to the requirements of Section 106-835, Figure 10-
3 and will be reviewed at the time of Site Development Plan. TXDOT right-of-way access
permits shall be presented prior to permit issuance for all driveways requested on Highway 146.
Maximum driveway widths shall be provided in compliance with city code requirements.
14.The developer will be required to submit for approval by the City Engineer, a drainage report
indicating how the proposed development will accommodate the requirements for storm water
detention in accordance with the city’s Public Improvement Criteria Manual, or if discharging
in a TXDOT or Harris County system, approval by such authority.
15.Because Highway 146 has been identified as a significant corridor in the community, the
developer shall work with the Planning and Zoning Commission at the time of site plan review
on a landscape theme along the Highway 146 frontage. Such theme shall be above and beyond
the requirements outlined in Section 106-800 of the city’s Code of Ordinances.
16.All necessary documentation for building permit review must be submitted in conjunction with
the city’s building permit application process.
17.A traffic impact analysis, performed by a licensed engineer agreed to by both the City and the
applicant, shall be required. If any mitigation is required by the study, the applicant will be
responsible for their proportion of the impact. All contributions would be subject to
reimbursement through the TIRZ, pursuant to approval by the TIRZ Board.
18.If extension of any public water or sanitary sewer line is required as part of this development,
the applicant will be required to execute a utility extension agreement with the city and install
such improvements at the cost of the developer.
19.Any substantive modifications to this Special Conditional Use Permit will require an
amendment to this SCUP in accordance with Chapter 106, “Zoning” of the City’s Code of
Ordinances.
Failure to start construction of 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
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT B
Ensey, Eric
From:David Miles \[dcmiles@heritagelp.com\]
Sent:Wednesday, November 11, 2015 11:07 AM
To:Ensey, Eric; Cramer, Ryan
Cc:Clydene Miles
Subject:FW: Storm Detention Storage Volume Estimations
EricandRyan
PleaseattachtoLaPorteTownCenterpreface.
Thankyousomuch.
David
STORMWATERRETENTION/DETENTION
Theestimatedstormdetentionstoragevolumerequired:435,600cf
Stormdetentionstorageprovided:
FontPond:67,500cf
RearPond:342,000cf
StorageProvidedwithinParkingLot/miniaturegolfcourse:65,340cf
Totalstormdetentionstoragevolumeprovided=474,840cf>435,600cfrequired.
PARKINGREQUIREMENTS
Theestimatedparkingrequirementsare976
Parkingspacesprovided:
Retail:200spaces
Restaurant:320spaces
FamilyentertainmentCenter:220spaces
HotelandConference:194spaces
TownhomesandLive/Work:42spaces
SpacesRequired:976spaces*
SpacesProvided:979spaces
Approx.ͻƚƓstreetƦğƩƉźƓŭͼ103spaces
TotalSpacespacesprovided:1082spaces*>979spacesrequired.
LANSDSCAPEREQUIREMENTS
Theestimatedlandscaperequirementswillmeetorexceedthe10%minimalrequirementforeachlot.
Withͻgreenͻcommonsareaobjectivestheentire20Acretractwillyieldupwardsto15%.
ConnectivitytothehikeandbiketrailandsidewalkswithanassortmentofIndigenousTrees.
NativePlantVegetationwithappointedHigherMaintenanceGardens.
AbundantWaterFeaturesandPatiosandPlazas.
TreelinedfrontagealongHWY146(TBD).suggestionPalmTrees.
TotalLandscapearea:Approximately15%.Provided.>10%required.
1
EXHIBIT B
EXHIBIT B
EXHIBIT B
EXHIBIT C
AREA MAP
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EXHIBIT D
LAND USE EXHIBIT
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EXHIBIT E
ZONING EXHIBIT
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EXHIBIT F
CityofLaPorte,Texas
PlanningandZoningCommission
November19,2015
AGENDAITEM8
Considerapprovalofanamendmentto
theCityofLatƚƩƷĻƭFutureLandUsePlan
byamendingthelandusedesignationfora20acretractofland
knownasTract1L,JohnsonHungerSurvey,Abstract35
fromͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuseto
ͻ/ƚƒƒĻƩĭźğƌͼuse,ͻaźǣĻķ
ƭĻͼuse,andͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼ͵
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
November19,2015
FutureLandUsePlanAmendment(LaPorteTownCenter)
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationofapprovaltotheCityCouncilforanamendmenttothe
ĭźƷǤƭFutureLandUsePlanasdemonstratedintheattachedExhibitA.
RECOMMENDATION
ShouldthePlanningandZoningCommissiondesiretorecommendapprovalofAgenda
ItemRequests(#49)pertainingtothedevelopmentofthe20acretractoflandfor
theLaPorteTownCenterdevelopment,thentheĭźƷǤƭFutureLandUsePlanshouldbe
amendedasdescribedinthisitem.
DISCUSSION
StaffispresentingforconsiderationanamendmenttotheĭźƷǤƭFutureLandUsePlanin
conjunctionwitharequestbyTurfwayFEC,LLCforthedevelopmentoftheLaPorte
TownCenterdevelopment.Thisisaproposedentertainment,retail/service,and
residentialmixedusedevelopmentlocatedonStateHighway146northofWharton
WeemsBoulevardona20acretractoflandknownasTract1L,JohnsonHunterSurvey,
Abstract35.
TheĭźƷǤƭFutureLandUsePlan(FLUP)identifiesthispropertyasͻ\[ƚǞDensity
wĻƭźķĻƓƷźğƌͼlanduse.Inordertoaccommodatetheproposeddevelopment,theFLUP
wouldneedtobeamendedtoallowforͻ/ƚƒƒĻƩĭźğƌͼuse(forproposedhotel,
entertainmentcenter,andretailandrestaurantpadsites),ͻaźǣĻķ
ƭĻͼuse(forthe
proposedliveworkunits),andͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼ(fortheproposed
brownstonetownhomeunits).TheFLUPmaybeamendedfromtimetotimeifapproved
bytheCityCouncil,uponrecommendationbythePlanningandZoningCommission.The
attachedExhibitAdemonstratestheexistinglanduseversuswhatisbeingproposed.
ThesubjectsiteiszonedPUD,PlannedUnitDevelopment,whichallowsfortheuses
proposedinthedevelopment.Theapplicanthasalsosubmittedapplicationfora
GeneralPlanandSpecialConditionalUsePermit,whicharebothbeingpresentedtothe
Commissionatthismeeting.ThisFLUPamendmentwouldbeconsistentwiththe
proposedGeneralPlanandSCUP.
1
PlanningandZoningCommissionRegularMeeting
November19,2015
FutureLandUsePlanAmendment(LaPorteTownCenter)
Section213.003oftheTexasLocalGovernmentCode(LGC)specifiesrequirementsfor
amendingtheĭźƷǤƭFutureLandUsePlan,whichwasadoptedasacomponentofthe
ComprehensivePlan.TheLGCrequiresreviewoftheproposedamendmentbythe
PlanningandZoningCommissionandconsiderationbytheCityCouncil.Apublichearing
willbescheduledatthetimeofCityCouncilreview.
TheFutureLandUsePlanidentifiesthefollowingsurroundinglanduses(seethe
attachedExhibitA):
LandUseDevelopment
bƚƩƷŷ LowDensityResidentialUndeveloped
{ƚǒƷŷ LowDensityResidentialUndeveloped
ĻƭƷ StateHighway146RightofWayStateHighway146RightofWay
9ğƭƷ ParkandOpenSpaceLaPorteMunicipalGolfCourse
ATTACHMENTS
ExhibitA:ExistingandProposedFutureLandUsePlan
2
EXHIBIT A
LAND USE EXHIBIT
EXISTING FUTURE LAND USEPROPOSED FUTURE LAND USE
JJ
ALK
EN W
ARD
G
ALK
EN W
ARD
G
MHDR
PO
PO
MHDR
MU
COM
LDR
LDR
Legend
LAND USE
MIXED USE
COM
LOW-DENSITY RESIDENTIAL
COMMERCIAL
MID-HIGH DENSITY RESIDENTIAL
PARKS AND OPEN SPACE
CityofLaPorte,Texas
PlanningandZoningCommission
November19,2015
AGENDAITEM9
ConsiderarecommendationtotheCityCouncil
foradoptionoftheOfficialZoningMap.
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
November19,2015
OfficialZoningMap
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ShouldthePlanningandZoningCommissionrecommendtotheCityCounciladoptionof
anupdatetotheOfficialZoningMapoftheCityofLaPorte?
DISCUSSION
Section106301through106307oftheCodeofOrdinancesstipulatestheprovisionsfor
theOfficialZoningMapforthecity.IthasbeentheĭźƷǤƭpastpracticetorevisethemap
fromtimetotime.ThelastrecordthecityhaswherethemapwasrevisedwasFebruary
14,2005.ThefollowingisanexcerptfromSection106306:
Sec.106306.Replacementofthezoningmaps.
Intheeventthattheofficialzoningmapsbecomedamaged,destroyed,lostordifficultto
interpretbecauseofthenatureand/ornumberofchangesandadditions,thecitycouncilmay,
byresolution,adoptanewofficialzoningmapbasedonreviewandawrittenreportfromthe
planningandzoningcommission,whichshallsupersedethepriorofficialzoningmaps.Thenew
officialzoningmapmaycorrectdraftingorothererrorsoromissionsinthepriorofficialzoning
maps,butnosuchcorrectionsshallhavetheeffectofamendingtheoriginalofficialzoningmap
oranysubsequentamendmentthereof.Thenewofficialzoningmapshallbeidentifiedbythe
signatureofthemayor,attestedbythecitysecretary,andbearingthesealofthecityanddate
underthefollowingwords:
"ThisistocertifythatthisOfficialZoningMapsupersedesandreplacestheOfficialZoningMap
adopted(dateofadoptionofthemapbeingreplaced)aspartoftheZoningOrdinanceoftheCity
ofLaPorte,Texas."
TherevisedOfficialZoningMapbeingpresentedincludesallzonechangesapprovedby
theCityCouncilsincethelastrevision.Acharthasbeenincludedthatreflectseachzone
changeapproved.
ATTACHMENTS
ExhibitA:OfficialZoningMapΑ Revised
ExhibitB:DraftResolutionAdoptingtheOfficialZoningMaptobepresentedtoCity
Council
1
BATTLEGROUND
INDUSTRIAL DISTRICT
STRANG RD
STRANG RD
E 13TH ST
Miles
PORTER RD
00.250.51
ZONING LEGEND
E X ST
LARGE LOT
LOW-DENSITY RESIDENTIAL
SAN JACINTO DR
DEAF SMITH DR
MEDIUM-DENSITY RESIDENTIAL BOIS DARC DR
ALAMO DR
HIGH-DENSITY RESIDENTIAL
MANUFACTURED HOUSING
N
P ST
N P ST
BAY VISTA
NEIGHBORHOOD COMMERCIAL
MIXED USE LAINBROOK RD
P
SUNSET RIDGE
FIELD CRESTFIELDCR
EST DR
GENERAL COMMERCIAL
L ST
N
N L ST
L ST
THRUSH ST
WREN ST
BUSINESS INDUSTRIAL
SPARROW ST
VIOLA
N J ST
CARDINAL STNNIE
LOVI
LIGHT INDUSTRIAL
BLUEBIRD LN
ROBIN ST
HEAVY INDUSTRIAL
N H STFAIRLANE
N H ST
MAIN STREET DISTRICT
LTVATOR BLVD
GEORGE A
BARBOURS CUT BLVD
E
RIDGECREST
W BARBOURS CUT BLVD
MAIN ST DISTRICT OVERLAY
CAVALRY
N E ST
ARCHWAY DR
FLINTLOCK
PARKCREST DR
PLANNED-UNIT DEVELOPMENT
GLENVIEW DRN D STW MADISON ST
E. MADISON
CRESTWAY DR
N C ST
VALLEY VIEW DR
DOW PLACE DR
MEA
W ADAMS ST
GLENVALLEY DR
KING WILLIAMS DR
W POLK ST
MEADOW CREST DR
W POLK ST
CREEKVIEW DR
SPENCER HWYW MAIN ST
SPENCER HWY
ORCHARD RD
OLD
OLD ORCHARD RD
MONTGOMER
Y LN
E A ST
A
NTRIM LNW A ST
ANTRIM LN
CATLETT LN
BAKER
W B ST
CATLETT LNSPRUCE DR
W C ST
CARLOW LN
W C ST
BELFAST LNLINWOOD CT
CHATTANOOGA
GRAYWOOD CT
D
EFIANCE
CARLOW LN
DOGWOOD DR
W D STW D ST
IDLEWOOD DR
PINEWO
OD CT
MULBERRY DR
W E ST
W E ST
COLLINGSWOOD DR
BIRCHW F ST
W F ST
BIRCH DR
MESQUITE DR
W G ST
W G ST
SHELL ROCK RD
PECAN DR
RD
OCKY HOLLOW
R
H ST
W
CANIFF RD
PECAN CIR
W I ST
PARKWAY DR
TEJAS CT
FAIRMONT PKWY
W K ST
W K ST
NEW CENTURY DR
W M ST
LITTLE CEDAR BAYOU DR
GARDEN WALK
NEW
DECADE DR
BAYPORT
INDUSTRIAL DISTRICT
EXPORT DR
EDGEWOO
D
Ordinance Rezoned from: To: Date of Action
D
1503-GGG GC R-1 2004 MS BLV
N WEE
HARTO
W
1501-NNN GC R-1 2004
1501-TTT R-1 R-2 2004
REYNOLD
S
1501-VVV R-1, R-2 R-3 2004
1501-ZZZ GC R-1 2004
OAKHURST AVE
1501-CCCC LI, HI, PUD 2004
2816-2005 Property De-annexed from City Limits -- 2005
1501-GGGG GC R-1 2005
JUNIPE
R
SANDEL
1501-PPPP R-3 GC 2005
1501-IIII R-1 GC 2005
CORALCRESCENT VIEW
DR
1501-T-4 R-1, R-2 LL 2005
MC CABE RD
MC CABE RD
1501-U-4 R-2, BI PUD 2005
BAYSHORE AVE
1501-X-4 R-2, NC GC 2006
PIN
E BLUFF DR
1501-Y-4 GC R-3 2006
HACKBE
RRY AVE
1501 L-5 R-2 GC 2006
1501 N-5 R-3, LL GC 2007
BAYSIDE DR
1501 S-5 PUD NC 2007
1501 T-5 R-1 GC 2007
FALK AVE
1501-U-5 R-2 NC 2007
DWIRE DR
1501-O6 GC, LL PUD 2009
3139 BI PUD 2009
BA
Y OAKS DR
3238 R-3 R-1 2010
WATUMBA
3239 R-3 R-1 2010
AVE
MEADOWLAWN AVEMEADOWLAWN
3240 BI, HI PUD 2010
3325 LI, HI PUD 2011
UNKNOWN
FOREST ST
FOREST ST
3352 LI I HI 2011
SEAGROVE AVE
3454 BI LI 2012
3455 R-1 GC 2012
SHOREACRES B
LVD
3490 GC R-3 2013
CHOATE RD
3511 GC R-1 2013
OAKDALE AVE
3577 GC R-1 2014 SHADYLAWN AVE
3549 GC LL 2014
BAYWOO
D AVEBAYWOOD AVE
3559 LL R-1 2014
3570 R-1 GC 2014
Y LN
N. SHAD
S. SHADY LN
CITY OF LA PORTE, TEXAS
This is to certify that this Original Zoning Map supersedes and replaces
the Official Zoning Map adopted _____________________ as part of the
OFFICIAL ZONING MAP
Zoning Ordinance of the City of La Porte, Texas.
JUNE 2015
Louis R. Rigby, MayorPatrice Fogarty, City Secretary
EXHIBIT B
RESOLUTION NO. __________
A RESOLUTION ADOPTING A NEW OFFICIAL ZONING MAP FOR THE
CITY OF LA PORTE, HARRIS COUNTY, TEXAS; REPLACING THE
PREVIOUS OFFICIAL ZONING MAP DATED FEBRUARY 14, 2005; MAKING
CERTAIN FINDINGS RELATING TO THE SUBJECT; FINDING
COMPLIANCE WITH THE OPEN MEETINGS LAW; AND PROVIDING AN
EFFECTIVE DATE
WHEREAS, the existing Official Zoning Map of the City of La Porte, being dated
February 14, 2005, has become damaged, destroyed, lost or difficult to interpret because
of the nature and/or number of changes and additions to said map; and
WHEREAS, the City Council desires, in accordance with Section 106-306 of the
Code of Ordinances of the City of La Porte, Harris County, Texas, to replace said Official
Zoning Map with a new Official Zoning Map; and
WHEREAS, said new Official Zoning Map with GIS implications may correct
drafting or other errors or omissions in said prior Official Zoning Map, provided that said
corrections shall not have the effect of amending the original Official Zoning Map or any
subsequent duly adopted amendment thereof;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF LA PORTE, HARRIS COUNTY, TEXAS:
Section 1. The Official Zoning Map of the City of La Porte, identified in Section
106-301 of the Code of Ordinances of the City of La Porte is hereby replaced.
Section 2. The new Official Zoning Map of the City of La Porte is hereby
adopted, pursuant to Section 106-301 of the Code of Ordinances of the City of La Porte.
Said new Official Zoning Map, attached to this Resolution as Exhibit “A”, is fully
1
EXHIBIT B
incorporated by reference herein as if said map is set forth herein verbatim, and shall
supersede the prior Official Zoning Map. The said new Official Zoning Map based on
GIS technology hereby corrects drafting or other errors or omissions in the original
Official Zoning Map, and the City Council hereby finds that no such corrections shall
have the effect of amending the original Official Zoning Map or any subsequent duly
adopted amendment thereof. Said new Official Zoning Map shall be identified by the
signature of the Mayor, be attested by the City Secretary, shall bear the Seal of the City,
and shall contain the following words:
“This is to certify that this Official Zoning Map supersedes and replaces
th
the Official Zoning Map adopted the 14 day of February 2005, as part of
the Zoning Ordinance of the City of La Porte, Texas.”
Section 3. Two original and identical copies of the new Official Zoning Map of
the City of La Porte shall be identified by the signature of the Mayor, be attested to by the
City Secretary and bear the Seal of the City with the foregoing words attesting the
authenticity of said map. One copy of the map shall be filed with the City Secretary and
retained as the original record and shall not be changed in any manner. Two copies
hereafter called the “Official Zoning Map” shall be filed with the Enforcing Officer and
City Secretary, respectively, and shall be maintained up-to-date by the Planning
Department of the City of La Porte.
Section 4. The City Council officially finds, determines, recites and declares
that a sufficient written notice of the date, hour, place and subject of this meeting of the
City Council is posted at a place convenient to the public at the City Hall of the city for
2
EXHIBIT B
the time required by law preceding this meeting, as required by the Chapter 551, Texas
Local Government Code; and that this meeting has been open to the public as required by
law at all times during which this ordinance and the subject matter thereof has been
discussed, considered and formally acted upon. The City Council further ratifies,
approves and confirms such written notice and the contents and posting thereof.
Section 5. This Resolution shall become effective after its passage and approval.
PASSED, APPROVED, AND RESOLVED this _____ day of DECEMBER,
2015.
CITY OF LA PORTE, TEXAS
By:_______________________________
LOUIS R. RIGBY, MAYOR
ATTEST:
___________________________________
Patrice Fogarty, City Secretary
APPROVED:
___________________________________
Clark T. Askins,
Assistant City Attorney
3