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03-17-16 Regular Meeting of the Planning and Zoning Commission
CityofLaPorte PlanningandZoningCommissionAgenda Noticeisherebygivenofa RegularMeeting oftheLaPortePlanningandZoningCommissiontobeheld on Thursday,March17,2016at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway, LaPorte,Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow: 1.Calltoorder. 2.Rollcallofmembers. 3.Considerapprovalofmeetingminutes:February18,2016,Meeting. 4.ConsiderarequestbyLibertyPropertyTrustforapprovalofawaivertotheĭźƷǤƭDesign Guidelines(ExteriorFaçadeMaterials)asoutlinedinSection106928oftheCodeofOrdinance thth fortheproposedwarehousedistributionfacilityat1801S.16Street(southeastcornerofS.16 StreetandExportDrive). 5.ContinueapublichearingfromandopenedduringtheFebruary18,2016RegularMeetingofthe PlanningandZoningCommissiontoreceiveinputonproposedmodificationstoOrdinanceNo. 1444,morecommonlyknownastheCityofLaPorteDevelopmentOrdinance,regulatingreview processforsubdivisions,siteplansandotherdevelopmentrelatedrequirementsandcodifying theregulationsaspartofChapter86oftheCityofLaPorteCodeofOrdinances. a.StaffPresentation b.ApplicantPresentation c.PublicComments(for,against,orquestions) d.QuestionandAnswer 6.Closepublichearing. 7.ConsiderarecommendationtotheLaPorteCityCouncilontheproposedmodificationsto OrdinanceNo.1444andthecodificationofthoseregulationsaspartofChapter86oftheCityof LaPorteCodeofOrdinances. 8.Administrativereports. 9.Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecific factualinformationorexistingpolicy. 10.Adjourn. AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting; however,noactionwillbetakenbytheCouncil. IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019. CityofLaPorte604W.FairmontParkwayPhone:(281)4715020 PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005 PlanningandZoningCommissionAgenda Thursday,March17,2016 Page2 CERTIFICATION IcertifythatacopyoftheThursday,March17,2016,agendaofitemstobeconsideredbythePlanning andZoningCommissionwaspostedontheCityHallbulletinboardonthe____dayof ____________________,2016. Title: CityofLaPorte604W.FairmontParkwayPhone:(281)4715020 PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005 Planning and Zoning Commission Minutes of February 18, 2016 Commissioners Present: Trey Kendrick, Wyatt Smith, Richard Warren, Nick Barrera, Mark Follis, Larry Stockham, and Hal Lawler Commissioners Absent: Helen LaCour, Lou Ann Martin City Staff Present: Director of Planning and Development Tim Tietjens, City Planner Eric Ensey, Assistant City Attorney Clark Askins, and Planning Technician Ryan Cramer Call to order. 1. Chairman Hal Lawler called the meeting to order at 6:02 p.m. Roll Call of Members. 2. Commissioners Kendrick, Warren, Barrera, Follis, Smith, Stockham, and Chairman Lawler were present for roll call. Consider approval of meeting minutes: January 21, 2016 Meeting 3. Motion by Commissioner Barrera to approve the meeting minutes of January 21, 2016. Second by Commissioner Warren. Motion carried. Ayes: Kendrick, Warren, Barrera, Follis, Smith, Stockham, and Lawler Nays: Consider a request by Stripes 4. Façade Materials) as outlined in Section 106-928 of the Code of Ordinances for the proposed Stripes Gas Station and Convenience Store proposed at the southeast corner of W. Main Street (Spencer Highway) and Bay Area Boulevard (Sens Road). Design Guidelines. The site falls under the Tier 2 Design Guidelines and must be 50% stone or brick. The applicant had indicated that this is a new prototype building. Staff did not support the request because of a possible precedent that it would set. Commissioner Smith asked if it was a material similar to a previous case.City Planner Ensey said that this material is more of a hardy plank as compared to ephus in the previous case. Commissioner Stockham questioned whether or not the ordinance applied to only the front of the building. City Planner Ensey said it applies to all sides visible from a right-of-way, which in this case would be all four sides. The Commissioner then asked for clarification as to if each side had to be 50% or if it was just the total. City Planner Ensey said in his opinion the ordinance is about spreading it out on all sides, but it does not have to be exactly even. Planning and Zoning Commission Minutes of February 18, 2016 Page 2 of 6 Commissioner Follis asked whether or not the other La Porte Stripes locations had to meet this requirement. Staff responded that those sites were built under requirement. Applicants James Butcher, 3525 Air Street, Corpus Christi, Texas, and Billy Green, 1915 Woodland Hills, Missouri City, Texas gave a presentation about how this location will be the very first of their new prototype. The material proposed for the building is a fiber cement product. The applicant indicated they would be willing to add masonry to the canopy pillars. The Commission confirmed that the façade was going to be 100% of the fiber cement. Commissioner Stockham asked if they would be willing to use a brick printing on their material instead of wood. Mr. Butcher said that they could look into it but it would probably be a significant cost. Chairman Lawler pointed out that while Stripes is trying to keep a prototype, the City is trying to . The applicant stated that changing the materials will add days to an already aggressive timeline. When asked to compare La Porte to Missouri City, Mr. Butcher said they are encountering similar obstacles and in some places Missouri City requires 100% brick or stone. Commissioner Warren said the façade requirements are new deviate from them. Motion by Commissioner Follis to deny the (Exterior Façade Materials) as outlined in Section 106-928 of the Code of Ordinances for the proposed Stripes Gas Station and Convenience Store proposed at the southeast corner of W. Main Street (Spencer Highway) and Bay Area Boulevard (Sens Road). Second by Commissioner Smith. Motion carried. Ayes: Kendrick, Warren, Barrera, Follis, Smith, Stockham, and Lawler Nays: Guidelines 5. (Exterior Façade Materials) as s for the th proposed warehouse distribution facility at 1801 S. 16th Street (southeast corner of S. 16 Street and Export Drive). City Planner Eric Ensey delivered the staff report on a waiver request by Liberty Property Trust for es for the proposed warehouse distribution facility at 1801 S. 16th Street (southeast corner of S. 16th Street and Export Drive). This building would be under the Tier 3 requirements as it is in the TIRZ No. 1. Under this tier the code requires that the building be 20% brick Planning and Zoning Commission Minutes of February 18, 2016 Page 3 of 6 or stone. No other buildings in Port Crossing meet this standard. Staff did not support the request as proposed but was willing to compromise in certain areas. Commissioner Follis asked for a clarification on whether or not the guidelines are required for buildings over 50,000 square feet. City Planner Ensey said that the rule only applies to Tier 1 buildings. Commissioner Follis asked what the total cost of the project was. City Planner Ensey said that the applicant was in the audience and could answer that question. The applicant, Ken Chang of Liberty Property Trust, 8827 N Sam Houston Parkway West, Houston, TX, made the point that none of the other buildings in Port Crossing have masonry. He noted that they are putting a lot of glass on their building, something that most companies do not do and is an extra cost to the builder. Mr. Chang brought in sketches showing the average walk in to their proposed walk in to make the point that Liberty Property builds nicer buildings. Commissioner Follis asked whether or not they were still subject to Tier 3 guidelines being on Highway 146 but City Planner Ensey told him that in the Special Conditional Use Permit they were allowed under Tier 3. Commissioner Follis then asked what the total cost would be. Mr. Chang said that a rough estimate, just for construction would be $18-$20 million dollars. Commissioner Follis said that a rough estimate of the cost to put brick veneer all around would come out to about $200,000, or 1% of the project. Mr. Chang argued that tying the brick and stone to their modern glass look would be difficult. Commissioner Follis was more concerned about the long uninterrupted side walls. Commissioner Follis said that the majority of the 20% should be focused on the east and west walls due to visibility. The board as a whole expressed a desire for the applicant to keep the glass at the corner entries while having the 20% brick or stone on the sides. Mr. Chang offered to put windows along the wall in exchange for not having to meet the 20% brick or stone in an effort to keep the look continuous. Commissioner Follis said the intent of the design guidelines was to make the building as a whole look better and putting it all one side would go against the initial intent. In an attempt to summarize the Commissionposition, Chairman Lawler said they understand that it does not make sense to put the brick or stone on the side with bay doors, and they like the window treatments. Amongst the remaining walls, the west wall is the one they would like to look the best so the majority of the stone should be on that wall. Commissioner Smith pointed out that putting too much brick or stone on one wall compared to the others could look unattractive. Planning and Zoning Commission Minutes of February 18, 2016 Page 4 of 6 Assistant City Attorney Clark Askins clarified if the Commission was going to deny the waiver they would still like to see the glass on the corner treatments. Mr. Chang asked if the Commission would consider allowing use of a second story glass element on the corner entrances towards the masonry requirement. Commissioner Follis and Chairman Lawler concurred, but Commissioner Warren argued that if concessions are made then other applicants can look for concessions as well. Motion by Commissioner Warren to deny a distribution facility at 1801 S. 16th Street (southeast corner of S. 16th Street and Export Drive). Second by Commissioner Follis. Motion Carried. Ayes: Warren, Follis, Lawler, and Smith Nays: Kendrick, Barrera, Stockham Consider a request by Liberty Property Trust for approval of a major development site plan for a 6. proposed warehouse distribution facility at 1801 S. 16th Street (southeast corner of S. 16th Street and Export Drive). City Planner Eric Ensey delivered the staff report for the 415,272 square foot warehouse distribution facility site plan. The site is zoned PUD and is part of the Port Crossing Business Park. The staff review team had determined that the plan met all applicable ordinance and Special Conditional Use Permit requirements. City Planner Ensey said the plan did meet the landscaping and parking requirements. For informational purposes he also noted that the Zoning Board of Adjustment allowed a variance for a 3 rd drive along Export Drive and S. 16 th Street to facilitate easier and safer ingress and egress. It was determined that the applicant would also build a sidewalk major development site plan. Commissioner Follis asked if the Commission was the final say on this request, City Planner Ensey said yes. Commissioner Follis asked if they had the proper landscaping setbacks, City Planner Ensey said yes because in determining setbacks staff looked at what had been accepted for the other buildings in Port Crossing. Commissioner Follis then asked if that was written anywhere in the Special Conditional Use Permit (SCUP), City Planner Ensey said that it was not written anywhere. City Planner Ensey also said that the uses were limited to anything that was allowed in a Business Industrial Zone in 2006, according to the approved SCUP. Commissioner Smith asked if there were any tax breaks associated with building in this area, City Planner Ensey said that it was in the TIRZ. Commissioner Follis asked about the size and location of planters in the parking lot. City Planner Ensey said the applicant complied with the code requirements. Planning and Zoning Commission Minutes of February 18, 2016 Page 5 of 6 Motion by Commissioner Kendrick for approval of a major development site plan for the proposed Port Crossing B4 Building at 1801 S. 16th Street (southeast corner of S. 16th Street and Export Drive) with the condition Second by Commissioner Barrera. Motion carried. Ayes: Kendrick, Warren, Barrera, Follis, Smith, Stockham, and Lawler Nays: Before moving to the next agenda item Chairman Lawler suspended the meeting for a break at 8:26 PM and reconvened the meeting at 8:34 PM. Open a public hearing to receive input on proposed modifications to Ordinance No. 1444, more 7. commonly known as the City of La Porte Development Ordinance, regulating review process for subdivisions, site plans and other development-related requirements and codifying the regulations ances. Chairman Lawler opened the public hearing at 8:38 PM. , Commissioner Follis suggested this agenda item be continued th to the March 17 meeting, in the interest of time. of it and staff was okay with it. Motion by Commissioner Follis to continue the public hearing to the March 17 th meeting. Second by Commissioner Warren. Ayes: Kendrick, Warren, Barrera, Follis, Smith, Stockham, and Lawler Nays: Close Public Hearing 8. The public hearing was not closed. See Agenda Item 7. Consider recommendation on proposed modifications to Ordinance No. 1444, more commonly 9. known as the City of La Porte Development Ordinance, regulating review process for subdivisions, site plans and other development-related requirements and codifying the regulations as part of There was no recommendation on this item from the Commission. See Agenda Item 7. Administrative Reports 10. There were no administrative reports. Planning and Zoning Commission Minutes of February 18, 2016 Page 6 of 6 Commission comments on matters appearing on the agenda or inquiry of staff regarding specific 11. factual information or existing policy. Commissioner Warren said he was glad the Commission is still trying to adhere to the Design Guidelines. Chairman Lawler thanked everyone for the discussion because a lot more of these type cases will be coming up and this makes for a good review experience. houses do not bring the jobs that La Porte is really looking for and agreed with it. Commissioner Kendrick apologized for stepping in and answering for the Planning and Development Director when Chairman Lawler asked him a question. Adjourn 12. Motion by Commissioner Kendrick to adjourn. Second by Commissioner Warren. Chairman Lawler adjourned the meeting at 8:42 p.m. Respectfully submitted, Ryan Cramer Secretary, Planning and Zoning Commission Passed and Approved on __________________ ______, 2016. Hal Lawler Chairman, Planning and Zoning Commission CityofLaPorte,Texas PlanningandZoningCommission March17,2016 AGENDAITEM4 ConsideraWaiverRequesttothe/źƷǤƭ DesignGuidelines(ExteriorFaçadeMaterials) fortheProposedPortCrossingB4WarehouseBuilding thth attheSoutheastCornerofS.16StreetandExportDrive(1801S.16Street). Applicant:LibertyPropertyTrust 9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ /źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ PlanningandZoningCommissionRegularMeeting March17,2016 DesignGuidelinesWaiverΑPortCrossingB4Building PlanningandDevelopmentDepartment StaffReport ISSUE ShouldthePlanningandZoningCommissionapprovearequestbyLibertyPropertyTrustfora waivertotheĭźƷǤƭexteriorfaçadematerialsdesignguidelinesforconstructionoftheproposed th PortCrossingB4WarehouseBuildinglocatedatthesoutheastcornerofS.16Streetand th ExportDrive(1801S.16Street)? DISCUSSION TheapplicantpresentedarequesttowaivetheĭźƷǤƭarchitecturaldesignguidelinesconcerning exteriorfaçadematerials.TheCommissiondiscussedtherequestandsuggestedthatthe applicantprovidetherequired20%stoneorbrickcoveragefortheentirebuildingonthe easternandwesternfaçadeofthebuilding.Basedonthediscussionthattookplace,the applicantdevelopedplansthatcompliedwiththe/ƚƒƒźƭƭźƚƓƭrecommendation. Theapplicantincluded,aspartoftheirrevisedsubmittalpackageforthismeeting,arendering thatshowswhatthebuildingwouldlooklikeifitincorporatedtherequired20%stonefaçade wholebuildingontheeasternandwesternfaçadeasdiscussedbythe requirementforthe Commission.Becauseofthesizeofthebuilding,the20%requirementwouldfilltheentireeast andwestfaçadewithbrickorstone.Theapplicantassertsthatthiswouldtakeawayfromthe aretryingtocreate.Staffacknowledgesthatalthough architecturalstyleofthebuildingthey thisoptionmeetscode,itdoesnotprovideavisuallyappealingdesign.Infact,thedesignis monolithicinnatureandvoidofarchitecturaldetailsincludingvarietyofmaterialsand horizontalandverticalarticulation. Theapplicanthasprovidedanalternativeoptionthatincludessomestonealongwithother architecturalfeaturesonthebuildingthatprovidevisualrelieftothefaçadeofthebuilding. Althoughthisoptiondoesnotincludetherequired20%stonerequirementfortheentire building,itdoesprovide20%coverageofstoneonboththeeastandwestfaçades.The proposedalternativedesignisanattemptbytheapplicanttocomemoreintocompliancewith theĭźƷǤƭdesignguidelinesandprovidinganattractiveandhighqualitydevelopmentforthe community.Stafffindsthatthearchitecturaldetailingprovidedalongwiththemasonry proposedisconsistentwiththeintentoftheĭźƷǤƭdesignguidelinesinprovidingattractive, qualitybuildingsinthecommunity.Additionally,staffbelievesthattheproposedbuildingwill beofahighervisualqualitythanthepreviousbuildingconstructedinthePortCrossingBusiness Park. 1 PlanningandZoningCommissionRegularMeeting March17,2016 DesignGuidelinesWaiverΑPortCrossingB4Building Coderequirements: ThesiteissubjecttotheĭźƷǤƭDesignGuidelinesasoutlinedinArticleIXofChapter106ofthe ĭźƷǤƭCodeofOrdinances.Section106928outlinesvariousarchitecturaldesignguidelines, includingbuildingform,buildingarticulation,roof,architecturaldesignelements,andexterior façadematerials.BecausethissiteiswithintheTIRZNo.1,thecoderequires20%ofthe ĬǒźƌķźƓŭƭfaçadebecoveredbystoneorbrickmaterialsforaTier3buildingand80%forother materialssuchasstucco,architecturalblock,cementitiousfiberboard,EIFS(above14feet),and painted,coloredorstampedtiltwall. Section106927oftheĭźƷǤƭCodeofOrdinancesstatesthatthePlanningandZoning Commissionmayapproveawaiverrequestsubjecttotwofindings.Thefollowingisalistof thosefindings: 1.TheprojectasdesignedisconsistentwiththegeneralspiritandintentoftheCityofLa tƚƩƷĻƭComprehensivePlan. 2.Theproposedbuildingwillresultinanattractivecontributiontothecommunity. ATTACHMENTS ExhibitA:ApplicantLetterandBuildingElevations ExhibitB:AreaMap ExhibitC:Section106928,ArchitecturalDesignGuidelines ExhibitD:ExteriorFaçadeMaterialsPolicy 2 EXHIBIT A EXHIBIT A EXHIBIT A A EXHIBIT A EXHIBIT 2/23/2016 3:52:56 PM C:\\Users\\stapper\\Documents\\151257_Central_stapper.rvt AABBCCDD T1 A1 SCALE:OVERALL SOUTH ELEVATION SCALE:OVERALL NORTH ELEVATION A302-1 A2 A302-1 S1 A4 B1 A303-1 A2 A304-1 A1 A303-1 A4 R1 1 1 C1 Q1 D1 A306-1 A1 P1 E1 SCALE:OVERALL WEST ELEVATION SCALE:OVERALL EAST ELEVATION N1 F1 M1 G1 9A 2 2 1A L1 H1 8A 2A K1 J1 7A A305-1 A4 3A J1 K1 A305-1 A2 6A 4A H1 L1 5A 33 G1 5A M1 4A F1 6A N1 3A E1 7A P1 2A D1 8A Q1 1A C1 9A R1 4 4 T.O.H.P.-B4 T.O.L.P.-B4 37' - 3"43' - 9" T.O.H.P.-B4 T.O.L.P.-B4 F.F. 0" 37' - 3"43' - 9" F.F. B1 0" S1 TRUCK COURT TRUCK COURT T.O.H.P.-B4 T.O.L.P.-B4 T.O.H.P.-B4 T.O.L.P.-B4 A306-1 37' - 3"43' - 9" -4' - 0"37' - 3"43' - 9" -4' - 0" A4 F.F. F.F. A1 0" 0" T1 SEALSHEET TITLECHECKED BY:DRAWN BY:PROJECT NO:GENERAL NOTESPROJECT TITLE OVERALL BUILDING 'B4' 12016-01-29OWNER REVIEW Liberty Port Crossing - Liberty Property Trust 2016-01-25Site Submission DATE ELEVATIONS La Porte, TX 77571 A PROJECT FOR NKKRS151257 1801 S. 16th St. Phase 1 SHEET NUMBER A201-1 REVISION Copyright © 2013 POWERS BROWN ARCHITECTURE this drawing and the architectural work depicted therein are the sole property of Powers Brown Architecture. No portion of this drawing may be copied without the express written consent of the Architect. A EXHIBIT A EXHIBIT 0 00 00 0 0 12204 0 00000 12011201 EXHIBIT B 0 12001200 1222 0 0 0 0 0 0 0 0 0 1222 AREA MAP 0 00 0 0 0 0 1328 0 1802 1802 130013001302000 000 0 00 00 0 0 0 1302 0 1328 0 1401 1402 14011402 W M ST 1402 1407 1405 1406 0 14121405 1411 0 1501 14101501 0 1501 1501 702 706 1412 13300 10101002818 810 00 13300 0 GARDEN WALK 801 10071003911807803 0 01500 1501 00 1501 1501 1501 151315101511 1512 0 1518 0 15231520 15191520 1524 1606 0 0 00 0 17010 0 0 000 EXPORT DR 1706 0 13100 0 000 0 1806 00 0 0 0 0 0 0 0 SUBJECT SITE 0 0 0 12502 12502 12504 0 1842 125000 12500 0 0 12330 0 0012330 0 12330 0 0 618 1018 702 910 918 1902 0 1011 611 0 0 919 0 0 0711 0 0 811 911 615 0 0 0 2302 0 0 2314 0 0 12000 0 0 2322 0 0 0 2334 0 74 78 0 113 97 105 0 0 0 85 0 0 1921 0 1240012400 0 0 1926 0 0 0 12000 EXHIBIT C Sec. 106-928. Architectural design guidelines. (a) Building Form (Applicable to Tier 1 and 2) (1) All buildings shall be designed and constructed in tripartite architectureso that they have a distinct base, middle and top. Examples of Single Story Tri-Partite (b) Building Articulation (Applicable to Tier 1 and 2) (1) Primary facades clearly visible from a public street or along an active storefront shall meet the following minimum standards for articulation: Horizontal Articulation. a. No building wall shall extend for a distance equal to 3 times the wall’s height without having an off set equal to 25% of the wall’s height, and that new plane shall extend for a distance equal to at least 25% of the maximum length of the first plane. Vertical Articulation. b. No horizontal wall shall extend for a distance greater than 3 times the height of the wall without changing height by a minimum of 25% of the wall’s height. EXHIBIT C BUILDING ARTICULATION EXAMPLES (c) Roofs (Applicable to Tier 1) (1) Where clearly visible from a public street or along active storefronts, any hip, gable or mansard roofs may only utilize the following materials: metal standing seam, slate, clay or concrete tile (barrel or Roman shape). Minimum 3 on 12 roof pitch required. (d) Architectural Design Elements (1) The following is a list of acceptable architectural design elements that must be included into the design of buildings as required in this section. a. Canopies, awnings, porticos with colonnade, or arcades b. Raised pilaster cornices (end columns at corner), or quoin corners c. Vertical elements (tower, cupola, lighthouse, turret, arches, etc) d. Windows and doors framed with smooth cobble, cast stone, limestone, or other decorative masonry headers and sills; or dormer windows e. Outdoor patios and/or courtyards (landscaped and furnished) f. Decorative ornamentation integrated into the building façade, such as corbels, EXHIBIT C medallions (nonsignage), functioning clocks, niches, wrought iron, balconettes, gargoyles, or horizontal and rhythm patterned brickwork; or other architectural features approved by the Director of Planning and Development or designee g. Any other architectural design element approved by the Director of Planning and Development or designee the (2) Applicable to Tier 1, all structures shall be designed to incorporate no less than four of architectural elements above. Buildings over 50,000 square feet must include a minimum of five of the referenced architectural elements in subsection d.1 above. the (3) Applicable to Tier 2, all structures shall be designed to incorporate no less than two of architectural elements above. Buildings over 50,000 square feet must include a minimum of three of the referenced architectural elements in subsection d.1 above. the (4) Applicable to Tier 3, all structures shall be designed to incorporate no less than one of architectural elements from the list in subsection above. d.1 Exterior Façade Materials (e) Allowed exterior materials are categorized into the following three groups, of which at (1) least two materials from different groups shall be used in all exterior facades in Tier 1, Tier 2, and Tier 3: Group A: Brick and stone a. Group B: Stucco, architectural concrete block with integrated color (split face b. CMU), factory primed cementitious fiberboard in the form of lap siding or board and batten, EIFS (above 14 feet from grade only), and painted, colored or stamped tilt-wall c. Group C: Metal, tile, wood (2) Prohibited exterior materials include cinder block, vinyl, plastic, aggregate peagravel finished surfaces, and pre-engineered metal building siding. (3) Primary façade treatments are applicable to Tier 1 buildings. The following shall apply to all exterior walls of buildings which are clearly visible from a public street or along an active storefront: a. Primary Facades, excluding windows, doors, and other openings, shall be constructed of at least 80% Group A materials and up to 20% Group B materials. However, accent materials from Group C may be allowed in limited application for architectural features as approved by the Director of Planning and Development or designee. Buildings over 50,000 b.square feet may use SplitFace CMU (architectural block) for up to 20% of the primary façade, in addition to the 20% of Group B materials. (4) Building color requirements are applicable to buildings in all tiers. The dominant color of all buildings shall be muted shades of color. Black and stark white shall not be used except as an accent color. There are no restrictions on accent colors which comprise less than 1.0% of the building face, except that florescent colors are prohibited. CityofLaPorte,Texas PlanningandZoningCommission March17,2016 AGENDAITEMS57 ConsiderarecommendationtotheCityCouncil onproposedmodificationstoOrdinance1444(DevelopmentOrdinance) 9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ /źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ PlanningandZoningCommissionRegularMeeting March17,2016 DevelopmentOrdinanceModifications PlanningandDevelopmentDepartment StaffReport ISSUE Followingthepublichearing,shouldthePlanningandZoningCommissionconsider recommendingapprovaltotheCityCouncil,theproposedmodificationstoOrdinance No.1444,morecommonlyknownastheCityofLaPorteDevelopmentOrdinance,as presentedintheattachedExhibitA? RECOMMENDATION StaffrecommendsthePlanningandZoningCommissionrecommendapprovaltothe CityCounciloftheproposedmodificationstoOrdinanceNo.1444(Development Ordinance)aspresentedintheattachedExhibitA. DISCUSSION ThisitemwasscheduledfortheFebruary18,2016,PlanningandZoningCommission RegularMeeting.TheCommissionopenedthepublichearingandcontinuedittothe March17,2016,meeting.Attachedtothisstaffreportisthestaffreportfromthe Februarymeeting,whichcontainsadescriptionoftheproposedmodificationsas presentedintheordinance.Additionally,staffhasincludedtheproposedordinancefor yourconsiderationandtheCertificatesandSignatureBlocks. ATTACHMENTS ExhibitA:StaffReportfromtheFebruary18,2016,PlanningandZoning CommissionMeeting ExhibitB:ProposedOrdinanceAmendingOrdinance1444(Development Ordinance) ExhibitC:CertificatesandSignatureBlocks 1 EXHIBIT A CityofLaPorte,Texas PlanningandZoningCommission February18,2016 AGENDAITEMS79 ConsiderarecommendationtotheCityCouncil onproposedmodificationtoOrdinance1444(DevelopmentOrdinance) 9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ /źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ EXHIBIT A PlanningandZoningCommissionRegularMeeting February18,2016 DevelopmentOrdinanceModifications PlanningandDevelopmentDepartment StaffReport ISSUE Followingthepublichearing,shouldthePlanningandZoningCommissionconsider recommendingapprovaltotheCityCouncil,theproposedmodificationstoOrdinance No.1444,morecommonlyknownastheCityofLaPorteDevelopmentOrdinance,as presentedintheattachedExhibitA? RECOMMENDATION StaffrecommendsthePlanningandZoningCommissionrecommendapprovaltothe CityCounciloftheproposedmodificationstoOrdinanceNo.1444(Development Ordinance)aspresentedintheattachedExhibitA. DISCUSSION OrdinanceNo.1444istheĭźƷǤƭDevelopmentOrdinanceandincludestheprocedures andregulationsregardingdevelopmentofpropertyintheCityofLaPorte.These tedevelopmentplanstogeneral regulationsrangefromsubdivisionplattingtosi engineeringstandardsandrequirements.TheDevelopmentOrdinancewasadoptedby CityCouncilin1985withminormodificationsthroughtheyears. AnauditofthePlanningandDevelopmentDepartmentwascommissionedand conductedbytheCityCouncilin2012.In2013,PlanningandDevelopmentDepartment staffbeganimplementingthevariousrecommendationsoftheaudit.Oneofthe recommendationsoftheauditwasforthecitytoupdateandcodifytheDevelopment Ordinance. Asaresult,thePlanningandZoningCommissionestablishedasubcommitteeatthe February19,2015meetingtoreviewOrdinanceNo.1444(DevelopmentOrdinance)and recommendmodificationstotheordinance.ThesubcommitteeincludedCommissioners MarkFollis(Chair),RichardWarren,NickBarrera,andLouAnnMartin.Planningand DevelopmentDepartmentstaffsupportwasprovidedtothegroup. TheattachedExhibitAisthedraftordinancethatincludestheproposedmodifications toOrdinance1444asrecommendedbythesubcommittee.TheSubcommitteeis presentingthisdocumenttotheCommissionasapublichearingitemfordiscussion 1 EXHIBIT A PlanningandZoningCommissionRegularMeeting February18,2016 DevelopmentOrdinanceModifications purposesandtopresentthemodificationsbeingproposed.Noticeofthispublichearing waspublishedintheBayAreaObserverandpostedatCityHallandontheĭźƷǤƭ website. Thefollowingincludesadescriptionofthemodificationsbeingproposed.Thoseareasin theattachedExhibitAhighlightedinyellowindicatenewlanguageaspartofthe proposedmodification.ThestrikeƷŷƩƚǒŭŷƭindicatewherelanguageisproposedtobe removed.LƷƭimportanttonotethattheproposedchangestothedocumentarenot substantialinnature.Themajorityofthechangesproposedweretoarrangethe documentinamannerthatitcouldbecodified.Thereweresomeprocessesthathave changedovertheyears,sothosehavebeenincludedinthisdocument.Alltheproposed modificationsareconsistentwithstatelawandhavebeenreviewedbytheCity Attorney. GeneralModifications: 1.TheDevelopmentOrdinanceisbeingproposedtobecodifiedasChapter86oftheCity ofLaPorteCodeofOrdinances. 2.ReferencestooldversionsofstatelawhavebeenmodifiedwithreferencestoTexas LocalGovernmentCode. 3.AnyreferencetothePlanningDepartmentwasreplacedwithͻtƌğƓƓźƓŭand testothedepartmentnameortitleofthedirector. 5ĻǝĻƌƚƦƒĻƓƷͼasitrela 4.Thecertificatesandsignatureblockspreviouslyincludedaspartoftheordinancehave beenremoved.Itisrecommendedornecessarythatthesebeadoptedinthecodified versionofthecode.Instead,theSubcommitteeisrecommendingthattheybea departmentalpolicyofthePlanningandDevelopmentDepartment.Thesecertificates havebeenincludedaspartofExhibitBforreferencepurposes. Purpose(Section861): 5.Anewpurposeclausewasaddedtooutlineageneralpurposeforthechapter. Statutoryauthorityandjurisdiction(Section862): 6.ThissectionwasmodifiedtooutlinetheĭźƷǤƭauthoritytoregulateandapprovevarious developmentprojectsinthecommunity. Conformancerequirements(Section863): 7.Thissectionwasmodifiedtosimplifyandmoreclearlyprovidevariousconformance requirementsfordevelopment,includingconformancewiththeComprehensivePlan, PublicImprovementCriteriaManual(PICM),etc. Definitions(Section864): 8.Mostofthemodificationstothissectionareminorinnatureandfunctionasameansof clarificationofterms. Howeverthereweresomenewdefinitionsaddedthatwerenotincludedintheoriginal 2 EXHIBIT A PlanningandZoningCommissionRegularMeeting February18,2016 DevelopmentOrdinanceModifications DevelopmentOrdinance:ͻ/źƷǤͼͲͻ/źƷǤBuildingwĻŭǒƌğƷźƚƓƭͼͲͻ/źƷǤ/ƚǒƓĭźƌͼͲandͻtƌğƷͲ !ķƒźƓźƭƷƩğƷźǝĻͼ͵ \[Thevariousdevelopmentapplicationshavebeenproposedtobebrokenoutindifferentsections forcodificationpurposes.Thosesectionsinclude:PredevelopmentApplicantConsultation, GeneralPlan,DevelopmentSitePlans,andSubdivisionPlatting.\] PredevelopmentApplicantConsultation(Section865): 9.ThePredevelopmentApplicantConsultation(orPAC)processreplacestheSketchPlan procedures.TheintentofthePACprocessistoprovideapplicants/developerswithan opportunitytodiscusstheĭźƷǤƭreviewprocessandrequirementsforaproposed developmentproject. : GeneralPlans(Section866) 10.ThiswasalreadyaprocedureinthepreviousversionoftheDevelopmentOrdinance, howevermodificationshavebeenmadetocodifytheserequirements.Additional requirementstoGeneralPlansubmittalshavebeenincluded(includingdrainageplans andtrafficanalysis). DevelopmentSitePlans(Section867): 11.BothMajorandMinorSitePlansareincludedinthissection.Bothhavethesame submittalrequirements,butdifferentreviewpaths(whichhasnotbeenmodified). 12.Additionalsubmittalrequirementshavebeenadded(includingparkingandlandscaping tables,drainagecalculations,exteriorbuildingelevationsifsubjecttotheĭźƷǤƭDesign Guidelineregulations,atrafficimpactanalysisifrequiredbytheDirector. 13.AnewprovisionwasaddedforamendmentstoSitePlans.Theintentofthissectionisto allowtheDirectortoapprovemodificationsthatdonotchangethecharacterofthe development(especiallyifsaidsiteplanwasapprovedbythePlanningandZoning Commission). SubdivisionPlats(Section868): 14.Allthevariousplatprocesseshavebeenmovedtothissection.Theplattingprocedures aregenerallygovernedbystatestatutes,andasaresult,therearefewermodifications proposedtothissection. 15.TherequirementsforgroupcarefacilitiespreviouslyapprovedbyCityCouncilandnot ubsections(j)and(k). codifiedwereincludedass GeneralStandardsforSubdivisionsandDevelopments(Section8615): 16.Therearenotmanysubstantivemodificationsproposedtothissection.Mostofthe modificationsareforclarificationpurposes. 17.Theonlysubstantivemodificationistothefeesassociatewiththevariousdevelopment applications.TheSubcommitteeanalyzedthefeeschargedbyothermunicipalitiesfor similardevelopmentapplications.Thefeemodificationsproposedareintendedtobring thefeeschargedbytheCityofLaPortemoreinlinewithoursurrounding municipalities.Thesefeesareintendedtohelpoffsettheadministrativecostsof processingdevelopmentapplications. 3 EXHIBIT A PlanningandZoningCommissionRegularMeeting February18,2016 DevelopmentOrdinanceModifications Waivers(Section8626): 18.ThissectionwaspreviouslycalledͻğƩźğƓĭĻƭͼ͵TheSubcommitteeisrecommendingthe namebechangedtoͻğźǝĻƩƭͼasthetermvarianceisgenerallyandlegallytiedto reviewofmodificationstoChapter106(Zoning)bytheZoningBoardofAdjustment. BecausethesewaiversarereviewedbythePlanningandZoningCommission,itiseasier todifferentiateandexplaintheprocedureasaͻğźǝĻƩͼ͵ ATTACHMENTS ExhibitA:ProposedOrdinanceAmendingOrdinance1444(Development Ordinance) ExhibitB:CertificatesandSignatureBlocks ExhibitC:OriginalOrdinance1444(DevelopmentOrdinance) 4 EXHIBIT B ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 86 “DEVELOPMENT REGULATIONS” OF THE CODE OF ORDINANCES OF THE CITY OF LA PORTE, TEXAS BY ADOPTING COMPREHENSIVE GUIDELINES, RULES AND REGULATIONS FOR SUBDIVISION AND DEVELOPMENT OF LAND IN THE CITY OF LA PORTE; PROVIDING THAT ANY PERSON VIOLATING THE TERMS OF THIS ORDINANCE SHALL BE DEEMED GUILTY OF A MISDEMEANOR AND UPON CONVICTION SHALL BE FINED IN A SUM NOT TO EXCEED TWO THOUSAND DOLLARS; PROVIDING FOR THE PUBLICATION OF THE CAPTION HEREOF; CONTAINING A REPEALING CONTAINING A SEVERABILITY CLAUSE CLAUSE;; FINDING COMPLIANCE WITH THE OPEN MEETINGS LAW; AND PROVIDING AN EFFECTIVE DATE HEREOF. Section 1 “Article I. In General. Sec. 86-1. Purpose. Sec. 86-2. Statutory authority and jurisdiction. 1 Monday,February08,2016 EXHIBIT B Sec. 86-3. Conformance requirements. 2 Monday,February08,2016 EXHIBIT B Sec. 86-4. Definitions. 3 Monday,February08,2016 EXHIBIT B 4 Monday,February08,2016 EXHIBIT B 5 Monday,February08,2016 EXHIBIT B 6 Monday,February08,2016 EXHIBIT B 7 Monday,February08,2016 EXHIBIT B 8 Monday,February08,2016 EXHIBIT B 9 Monday,February08,2016 EXHIBIT B Sec. 86-5. Pre-development Applicant Consultation. Sec. 86-6. General Plans. 10 Monday,February08,2016 EXHIBIT B . 11 Monday,February08,2016 EXHIBIT B 12 Monday,February08,2016 EXHIBIT B 13 Monday,February08,2016 EXHIBIT B Sec. 86-7. Development Site Plans. 14 Monday,February08,2016 EXHIBIT B 15 Monday,February08,2016 EXHIBIT B 16 Monday,February08,2016 EXHIBIT B 17 Monday,February08,2016 EXHIBIT B 18 Monday,February08,2016 EXHIBIT B Sec. 86-8. Subdivision plats. 19 Monday,February08,2016 EXHIBIT B 20 Monday,February08,2016 EXHIBIT B 21 Monday,February08,2016 EXHIBIT B 22 Monday,February08,2016 EXHIBIT B 23 Monday,February08,2016 EXHIBIT B 24 Monday,February08,2016 EXHIBIT B 25 Monday,February08,2016 EXHIBIT B Sec. 86-15. General standards for subdivision and developments. 26 Monday,February08,2016 EXHIBIT B 27 Monday,February08,2016 EXHIBIT B 28 Monday,February08,2016 EXHIBIT B 29 Monday,February08,2016 EXHIBIT B 30 Monday,February08,2016 EXHIBIT B Development Type Major/Minor Fees 31 Monday,February08,2016 EXHIBIT B _____ ____ __ _ __ _ _ _ _ _ ____ _ _ _ ____ _ _ _ ____ ____ o ____ o _____ o ____ ____ ____ ____ ____ Dimensional Accuracy Standards Line Definition: For all lines required to be defined on a line between two points is considered as “defined” if the following information is provided: 32 Monday,February08,2016 EXHIBIT B Lines to be defined for street rights-of-way (centerline and both edges), perimeter boundaries, lots, blocks, reserves and easements, all lines between any combination of the following points: Lines to be defined for high banks of stream or depression (no right-of-way or easement), lines between: Lines to be defines for flood hazard area, lines between: 33 Monday,February08,2016 EXHIBIT B Sec. 86-16. Engineering and construction standards for subdivisions. 34 Monday,February08,2016 EXHIBIT B Sec. 86-25 Open space within subdivisions and developments. et seqet seq prima facie 35 Monday,February08,2016 EXHIBIT B 36 Monday,February08,2016 EXHIBIT B 37 Monday,February08,2016 EXHIBIT B 38 Monday,February08,2016 EXHIBIT B Sec. 86-26. Variances Waivers. 39 Monday,February08,2016 EXHIBIT B Section 2 Section 3. 40 Monday,February08,2016 EXHIBIT B Section 4 Section 5. Section 6 41 Monday,February08,2016 EXHIBIT B 42 Monday,February08,2016 EXHIBIT C SBC IGNATURE LOCKS AND ERTIFICATES General Plans Developer/Owner Signature Block: The (Name of Development) General Plan is as proposed in this document. I/we acknowledge that this document indentifies the intended development of the subject parcel. Developer/Owner City Approval Signature Block: This General Plan was reviewed and accepted by the City of La Porte Planning and Zoning Commission on the ___ day of ________________, 20___. By: Chair of the Planning and Zoning Commission Attest: Secretary, Planning and Zoning Commission Site Development Plans Owner’s Certificate: I (or we), (name of owners), as Owners (whether one or more) of the (number of acres) tract described in the above and foregoing site plan of (Name of development)do hereby establish said development of said property according to all lines, dedications, restrictions and notations on said site plan. I (We) further certify that all improvements shown on said site plan shall be constructed in the locations shown. ADDITIONAL PARAGRAPHS TO BE ADDED AS APPROPRIATE When development contains natural drainage ways such as bayous, creeks, gullies, ravines, draws or drainage ditches: FURTHER, Owners agree to keep all of the property within the boundaries of this site plan and adjacent to any drainage easement, ditch, drainage ways and easements clear of fences, buildings, planting and other obstructions to the operations and maintenance of the drainage EXHIBIT C facility and that such abutting property shall not be permitted to drain directly into this easement except by means of an approved drainage structure. When private streets and utilities are established within the site plan: FURTHER, Owners agree that those streets and utilities located within the boundaries of this site plan specifically noted as private, shall be maintained as private streets and utilities by the owners, heirs, successors and assigns and, further, that said private streets shall always be available for the general use of the public for fireman, firefighting equipment, police and other emergency vehicles of whatever nature at all times. When owner is an individual or individuals WITNESS my (or our) hand in the City of ______________, _____________, this day of , 20 . (Name of Owner/s) When owner is a company of corporation In TESTIMONY WHEROF, the (Name of company) has caused these presents to be signed by (Name of President), its President thereunto authorized, attested by its Secretary (or authorized trust officer), (Name of Secretary of authorized trust officer), and its common seal hereunto affixed by this day of , 20 . By: (Name – President of Authorized Agent) (Name of Company) (Title) ATTEST: By: Name – Secretary or Authorized Trust Officer) (Title) (Affix Corporate Seal) Flood Statement: This tract is in Flood Zone ____ and \[is/is not\] within the 100-year Flood Plain according to FEMA Map # __________________________, Dated _____________________. 2 Monday,February08,2016 EXHIBIT C Amendment Table: All site plans shall include the following table: AMENDMENT TABLE Description of Proposed Modification/s: Date of Approval: Approval Authority Signature: Landscape Table: All site plans shall include the following table: LANDSCAPE TABLE Planting strip requirements per Section 106-800(c.1.b&c) Symbol:Common Name: Scientific Name: Amount Required: Quantity Proposed: Parking lot requirements per Section 106-800(c.1.e) Number of Parking Spaces Provided: Number of Trees required (ratio 1 tree per 10 parking spaces): Species of Shade Trees Provided as Parking Lot Landscaping: Planters Required (ratio of 135 sq. ft. per 10 parking spaces): Parking Table: All site plans shall include the following table: Parking Table Parking Spaces Required (Include parking ratio from Section 106-839): Parking Spaces Provided: Accessible Parking Spaces Required: Accessible Parking Spaces Provided: 3 Monday,February08,2016 EXHIBIT C City Approving Authority Certificate: Minor Development Site Plan: This is to certify that on day of , 20 the city of La Porte, in Texas, has approved this site plan and development of (Name of Development) conformance with the ordinances of the City of La Porte. By: Director, Planning and Development City Planner City Engineer Major Development Site Plan: This is to certify that on day of , 20 the City Planning and Zoning Commission of the City of La Porte, Texas has approved this site plan and development of (Name of Development) in conformance with the laws of the State of Texas and the ordinances of the City of La Porte. By: Chair, Planning and Zoning Commission ATTEST: By: Secretary, Planning and Zoning Commission By: Director, Planning and Development City Planner City Engineer 4 Monday,February08,2016 EXHIBIT C Subdivision Plats Owners Acknowledgement: STATE OF TEXAS COUNTY OF HARRIS I \[or we\], (name of owner or owners) acting by and through (name and title of officer) being officers of (name of company or corporation, owner (or owners) hereinafter referred to as Owners whether one or more of the (number of acres) tract described in the above and foregoing map of (Name of subdivision) do hereby make and establish said subdivision of said property according to all lines, dedications, restrictions and notations on said maps or plat and hereby dedicate to the use of the public forever, all streets (except those streets designated as private streets), alleys, parks, water courses, drains, easements and public places shown thereon for the purposes and considerations therein expressed; and do hereby bind myself (or ourselves), my (or our) heirs, successors and assigns to warrant and forever defend the title to the land so dedicated. FURTHER, Owners have dedicated and by these presents do dedicate to the use of the public for public utility purposes forever an unobstructed aerial easement five (5) feet in width from a plane twenty (20) feet above the ground level upward, located adjacent to all common use public utility easements shown hereon. FURTHER, Owners do hereby declare that all parcels of land designated as lots on this plat are originally intended for the construction of ___________________ thereon and shall be restricted for same under the terms and conditions of such restrictions filed separately. ADDITIONAL PARAGRAPHS TO BE ADDED AS APPROPRIATE When plat contains natural drainage ways such as bayous, creeks, gullies, ravines, draw or drainage ditches: FURTHER, Owners do hereby dedicate to the public a strip of land fifteen (15) feet wide on each side of the high bank of any and all bayous, creeks, gullies, ravines, draws, sloughs, or other natural drainage courses located and depicted upon in said plat, as easements for drainage purposes, giving the City of La Porte, Harris, County or any other governmental agency, the right to enter upon said easement at any and all times for the purposes of construction and maintenance of drainage facilities and structures. FURTHER, Owners do hereby covenant and agree that all of the property within the boundaries of this plat and adjacent to any drainage easement, ditch, drainage ways and easements clear of fences, buildings, and other obstructions to the operations and maintenance of the drainage facility and that such abutting property shall not be permitted to drain directly into this easement except by means of an approved drainage structure. When plat indicated building setback lines and public utility easements are to be established in adjacent acreage owner by the subdivider: 5 Monday,February08,2016 EXHIBIT C FURTHER, Owners do hereby certify that I am (or we) the owners of the property immediately adjacent to the boundaries of the above foregoing plat of (name and subdivision) where building setback lines or public utility easements are to be established outside the boundaries of the above and foregoing plat and do hereby make and establish all building setback lines and dedicate to the use of the public forever all public utility easements shown in said adjacent acreage. When private streets are established within the plat: FURTHER, Owners do hereby covenant and agree that those streets located within the boundaries of this plat specifically noted as private streets, shall be hereby established and maintained as private streets, by the owner, heirs, successors and assigns to property located within the boundaries of this plat and always available for the general use of said owners and to the public for fireman, firefighting equipment, police and the other emergency vehicles of whatever nature at all times and do hereby bind myself (or ourselves), my (or our), heirs (or) successors and assigns to warrant and forever defend the title to the land so designated and established as private streets. To be used when the subdivision is within the Extraterritorial Jurisdiction of the City of La Porte: FURTHER, Owners certify and covenant that they have complied with or will comply with the existing Harris County Road Law, Section 31-C as amended by Chapter 614, Acts of rd 1973, 63 Legislature and all other regulations heretofore on file with the Harris County Engineer and adopted by the Commissioner’s Court of Harris County. When replatted under the provisions of Section 212.014 Texas Local Government Code: FURTHER, the Owners hereby certify that this replat does not attempt to alter, amend, or remove any covenants or restrictions; I, (we) further certify that no portion of the proposed area to be replatted is limited by deed restriction to residential use for not more than two (2) residential units per lot. When replatted under the provisions of Section 212.014, Texas Local Government Code: FURTHER, the Owners certify that this replat does not attempt to alter, amend or remove any covenants or restrictions. When owner is an individual or individuals WITNESS my (or our) hand in the City of ______________, _____________, this day of _________________, 20 . (Name of Owner/s) When owner is a company of corporation 6 Monday,February08,2016 EXHIBIT C In TESTIMONY WHEROF, the (Name of company) has caused these presents to be signed by (Name of President), its President thereunto authorized, attested by its Secretary (or authorized trust officer), (Name of Secretary of authorized trust officer), and its common seal hereunto affixed by this day of , 20 . By: (Name – President of Authorized Agent) (Name of Company) (Title) ATTEST: By: Name – Secretary or Authorized Trust Officer) (Title) (Affix Corporate Seal) (Include Notary Acknowledgement) Harris County Clerk Filing Statement: I, (name of County Clerk), Clerk of County of Harris, do hereby certify that the within instrument with the certificate of authentication was filed for registration in my office on _______________ ___, 20__, at _______ o’clock _.M., and duly recorded on _______________ ___, 20__, at _______ o’clock _.M., and in Film Code No. ____________________ of the map records of Harris County for said county. Witness my hand and seal of office, at Houston, the day and date last above written. (Name of County Clerk) County Clerk Of Harris County, Texas By: Deputy Plat Accuracy Certificate: I, (name of engineer or surveyor) , am registered under the laws of the State of Texas to practice the profession of engineering (or surveying) and hereby certify that the above plat is true and correct; and that all bearings, distances, angles, curve radius, and central angles are accurately shown on the plat. By: (Name of Engineer or Surveyor) 7 Monday,February08,2016 EXHIBIT C Texas Registration No. (Affix Seal) Plat Final Survey Certificate: I (name of surveyor) , registered under the laws of the State of Texas to practice the profession of land surveying, do hereby certify that this plat accurately represents the results of a survey performed under my supervision and that all boundary corners, single points and points of curve have been, or will be, marked with five- eights inch iron rods not less than thirty (30) inches in length and that this plat (site plan) complies with the requirements as specified in the City of La Porte Development Ordinance. By: (Name of Engineer or Surveyor) Texas Registration No. (Affix Seal) Notary Acknowledgement: STATE OF TEXAS COUNTY OF HARRIS BEFORE ME, the undersigned authority, on this day personally appeared (Names of persons signing the plat, owners, and corporation officers), (corporation tittles if appropriate, known to me to be the persons whose names are subscribed to the foregoing instrument and acknowledgement to me that they executed the same for the purposes and considerations therein expressed (add for corporations, “and in the capacity therein and herein stated, and as the act and deed of said corporation.”). GIVEN UNDER MY HAND AND SEAL OF OFFICE, this ____ day of __________________________, 20____. My Commission Expires __________________ (Signature of Notary Public) Notary Public in and for the State of (Affix Notary Seal) Special plat statements to appear when appropriate on subdivision plats: When any portion of land within the plat boundary lies inside a Flood Hazard Zone Area: “Some land within this subdivision lies in a Flood Hazard Area. Such lands are subject to an increased chance of flooding and the City of La Porte places stricter requirements on 8 Monday,February08,2016 EXHIBIT C development therein through the La Porte Flood Hazard Prevention Ordinance. Flood Hazard Area on this plat are shown as shaded.” When the plat contains public street right of ways bordering on unrestricted reserves or unplatted acreage: “A one foot reserve is hereby established within the street right of way adjacent to all unrestricted reserves or unplatted acreage. Said one foot reserve shall be dedicated to the public and shall be removed and thereafter be vested in the public for street right-of-way purposes only upon proper platting of the adjacent unrestricted reserve or acreage.” City Approving Authority Certificate: Administrative Plat: This is to certify that the city of La Porte, Texas, has approved this plat and subdivision of (Name of Subdivision Plat) in conformance with the laws of the State of Texas and the ordinances of the City of La Porte and authorized the recording of this plat on day of , 20 . By: Director, Planning and Development City Planner City Engineer Major Subdivision Plat: This is to certify that the Planning and Zoning Commission of the city of La Porte, Texas, has approved this plat and subdivision of (Name of Subdivision Plat) in conformance with the laws of the State of Texas and the ordinances of the City of La Porte and authorized the recording of this plat on day of , 20 . By: Chair, Planning and Zoning Commission ATTEST: By: Secretary, Planning and Zoning Commission 9 Monday,February08,2016 EXHIBIT C By: Director, Planning and Development City Planner City Engineer Amending Plat Certificates: I (name of surveyor) , hereby certify that the following corrections were necessary to eliminate errors which appear on the plat of (name of subdivision) , recorded on (date and month) , (year) , in Volume (number) , page (number) (or where applicable film code numbers) of the map records of Harris County, Texas: (Provide a brief explanation of corrections required.) By: (Name of Engineer or Surveyor) Texas Registration No. (Affix Seal) I (we), (names(s) or owner(s)) , owner(s) of the property directly affected by this amending plat, being lot(s) (number) out of the block(s) (number) as indicated hereon, do hereby consent to this amending plat for the purposes herein expressed. (Name of Owner) (Repeat as necessary.) Vacating Plat Certificates: STATE OF TEXAS COUNTY OF HARRIS KNOW ALL MEN BY THESE PRESENTS: I (we), (names(s) or owner(s)) or (name of president and secretary or authorized trust officer of a company or corporation) , being the sole owner (owners) and 10 Monday,February08,2016 EXHIBIT C proprietor of the following described property in the City of La Porte, Harris County, Texas, to- wit: (Provide legal description of the property including, but not limited to, the acreage, the name of the recorded subdivision, the name of the Survey and Abstract Number, and recording references.) Do hereby desire and declare that said plat, subdivision and dedication thereon be vacated and cancelled so as to convert all of said platted property to acreage tracts as same existed before such property was platted, subdivided and recorded. (At this point any rights-of-way, easements or any other feature established in the subdivision being vacated which will not be cancelled as a result of this vacation action should be described.) 11 Monday,February08,2016