HomeMy WebLinkAbout06-16-16 Regular Meeting of the Planning and Zoning Commission
CityofLaPorte
PlanningandZoningCommissionAgenda
Noticeisherebygivenofa RegularMeeting oftheLaPortePlanningandZoningCommissiontobeheld
on Thursday,June16,2016at6:00p.m.atCityHallCouncilChambers,604WestFairmontParkway,La
Porte,Texas,regardingtheitemsofbusinessaccordingtotheagendalistedbelow:
1.Calltoorder.
2.Rollcallofmembers.
3.Considerapprovalofmeetingminutes:May19,2016.
4.OpenapublichearingtoreceiveinputonanapplicationforZoneChangeRequest#1692000002,a
requestbyGroveEnterprisestorezonea3.7062acretractoflandlegallydescribedasTracts9A&
50AofAbstract30oftheWPHarrisSurvey,fromNeighborhoodCommercial(NC)toMedium
DensityResidential(R2).
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
5.Closepublichearing.
6.ConsiderarecommendationtotheLaPorteCityCouncilonZoneChangeRequest#1692000002.
7.ConsiderarecommendationtotheLaPorteCityCouncilonaproposedamendmenttotheFuture
LandUsePlancomponentoftheLaPorteComprehensivePlanbyamendingthelanduse
designationfora3.7062acretractoflandlegallydescribedasTracts9A&50AofAbstract30of
theWEHarrisSurvey,fromͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuse.
8.OpenapublichearingtoreceiveinputonanapplicationforZoneChangeRequest#1692000003,a
requestbyMarkFollistorezoneaLots1117,Block1114,TownofLaPorteSubdivision,from
NeighborhoodCommercial(NC)toLowDensityResidential(R1).Additionally,theCityofLaPorte
isinitiatingtherezoningfortheadjacentLots1823,Block1114,TownofLaPorteSubdivisionfrom
GeneralCommercial(GC)toLowDensityResidential(R1),andLot24,Block1114,TownofLaPorte
Subdivision,fromsplitzonedGeneralCommercial(GC)andHighDensityResidential(R3)toLow
DensityResidential(R1).
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
9.Closepublichearing.
10.ConsiderarecommendationtotheLaPorteCityCouncilonZoneChangeRequest#1692000003.
11.ConsiderarecommendationtotheLaPorteCityCouncilonaproposedamendmenttotheFuture
LandUsePlancomponentoftheLaPorteComprehensivePlanbyamendingthelanduse
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
PlanningandZoningCommissionAgenda
Thursday,June16,2016
Page2
designationforthetractoflandlegallydescribedasLots1124,Block1114,TownofLaPorte
Subdivision,fromͻDĻƓĻƩğƌ/ƚƒƒĻƩĭźğƌͼandͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼusetoͻ\[ƚǞ
DensitywĻƭźķĻƓƷźğƌͼuse.
12.OpenapublichearingtoreceiveinputonanapplicationforSpecialConditionalUsePermit#16
91000001,arequestbyBaywayHomesfordevelopmentof9singlefamilyattachedduplexhomes
onLots717,2021,2227,Block32,BeachParkSubdivision,generallylocatedonthewestsideof
BayshoreDrivenortheastofSylvanBeachPark.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
13.Closepublichearing.
14.ConsiderapprovalorotheractiononSpecialConditionalUsePermitrequest#1691000001.
15.OpenapublichearingtoreceiveinputonanapplicationforSpecialConditionalUsePermit#15
91000002,arequestbyPriorityTowingtoallowdevelopmentofatowingwreckeryardon
approximately2acresofthe5.2acretractofland,legallydescribedasTract6oftheLaPorte
Outlots,generallylocatedonthesouthsideofSpencerHighwaywestofBayAreaBoulevard.
a.StaffPresentation
b.ApplicantPresentation
c.PublicComments(for,against,orquestions)
d.QuestionandAnswer
16.Closepublichearing.
17.ConsiderapprovalorotheractiononSpecialConditionalUsePermitrequest#1691000002.
18.ConsiderapprovalorotheractiononarequestbyTheUrbanCompaniesfortheSensRoadBusiness
developmentofacommercial/industrialbusinessparkona62acre
ParkGeneralPlantoallowfor
tractlocatedonthenortheastcornerofSensRoadandN.CStreet.
19.Administrativereports.
20.Commissioncommentsonmattersappearingontheagendaorinquiryofstaffregardingspecific
factualinformationorexistingpolicy.
21.Adjourn.
AquorumofCityCouncilmembersmaybepresentandparticipateindiscussionsduringthismeeting;
however,noactionwillbetakenbytheCouncil.
IncompliancewiththeAmericanswithDisabilitiesAct,TheCityofLaPortewillprovideforreasonable
accommodationsforpersonsattendingpublicmeetings.Tobetterserveattendees,requestsshouldbe
received24hourspriortothemeetings.PleasecontactPatriceFogarty,CitySecretary,at2814705019.
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
PlanningandZoningCommissionAgenda
Thursday,June16,2016
Page3
CERTIFICATION
IcertifythatacopyoftheThursday,June16,2016,agendaofitemstobeconsideredbythePlanningand
ZoningCommissionwaspostedontheCityHallbulletinboardonthe____dayof
____________________,2016.
Title:
CityofLaPorte604W.FairmontParkwayPhone:(281)4715020
PlanningandDevelopmentLaPorte,TX775716215Fax:(281)4705005
PlanningandZoningCommission
MinutesofMay19,2016
CommissionersPresent:NickBarrera,RichardWarren,TreyKendrick,LarryStockham,Wyatt
Smith,MarkFollis,HelenLaCourandChairmanHalLawler
CommissionersAbsent:LouAnnMartin
CityStaffPresent:CityAttorneyKnoxAskins,CityPlannerEricEnsey,andPlanning
TechnicianRyanCramer
1.CalltoOrder.
ChairmanHalLawlercalledthemeetingtoorderat5:59p.m.
2.Rollcallofmembers.
LouAnnMartinwastheonlyCommissionmembernotpresent.
3.Considerapprovalofmeetingminutes:March17,2016,andApril28,2016.
Motion byTreyKendricktoapprovethemeetingminutesoftheMarch17,2016andApril28,
2016meetings.
Second byHelenLaCour.Motioncarried.
Ayes:NickBarrera,RichardWarren,TreyKendrick,LarryStockham,WyattSmith,
MarkFollis,HelenLaCourandChairmanHalLawler
Nays:None
4.ConsiderarequestforapprovalofReplat#1697000001byS.16thStreetPartnersLTDforthe
proposed16thStreetPartnersSubdivision,areplatofBlocks1172,1173,1174,1179,1180
and1181,TownofLaPorteSubdivision.
ChairmanLawleropenedthepublichearingat6:01p.m.
a.StaffPresentation
th
CityPlannerEricEnseypresentedƭƷğŅŅƭreportonareplatrequestbyS.16StreetPartners
LTD.
CityPlannerEnseysaidthisisinconjunctionwithagendaitemnumberfive,whichisamajor
th
developmentsiteplanforaproposedwarehousedistributionfacilitylocatedat1401S.16
Street.
b.ApplicantPresentation
TheapplicantJoeLlamas,saidhedidnothaveanythingtoaddtoCityPlanner9ƓƭĻǤƭ
presentation.
c.PublicComments
Therewerenopubliccomments.
ChairmanLawlerclosedthepublichearingat6:06PM.
d.QuestionandAnswer
Therewerenoquestions.
Motion byTreyKendricktoapproveReplat#1697000001byS.16thStreetPartnersLTDforthe
proposed16thStreetPartnersSubdivision,areplatofBlocks1172,1173,1174,1179,1180and
1181,TownofLaPorteSubdivision.
Second byWyattSmith.MotionCarried.
Ayes:NickBarrera,RichardWarren,TreyKendrick,LarryStockham,WyattSmith,
MarkFollis,HelenLaCourandChairmanHalLawler
Nays:None
5.ConsiderarequestforapprovalofaMajorDevelopmentSitePlan#1683000001byS.16th
StreetPartnersLTDforaproposedwarehousedistributionfacilityat1401S.16thStreet
(southeastcornerofS.16thStreetandtheunimprovedW.MStreetrightofway).
CityPlannerEnseypresentedƭƷğŅŅƭreportonthemajordevelopmentsiteplan.
CityPlannerEnseynotedwhilethisdevelopmentiszonedPlannedUnitDevelopmentlikePort
Crossingtothesouth,itisnotpartofthePortCrossingDevelopment.
CityPlannerEnseyreportedtherewereminorcommentsthatmustbeaddressedasitpertains
todrainage.
Motion byCommissionerKendricktoapproveMajorDevelopmentSitePlan#1683000001byS.
16thStreetPartnersLTDforaproposedwarehousedistributionfacilityat1401S.16thStreet
(southeastcornerofS.16thStreetandtheunimprovedW.MStreetrightofway)withthe
conditionthatalldrainagecommentsbesatisfied.
Second byCommissionerWarren.MotionCarried.
Ayes:NickBarrera,RichardWarren,TreyKendrick,LarryStockham,WyattSmith,
MarkFollis,HelenLaCourandChairmanHalLawler
Nays:None
6.ConsiderarequestforapprovalofReplat#1697000002byW.DeanLawtherfortheproposed
LocLomaΑSection1Replat,areplatofLots69and1113,Block1,LocLomaSubdivisionΑ
Section1.
ChairmanLawleropenedthepublichearingat6:36PM.
a.StaffPresentation
CityPlannerEricEnseypresentedƭƷğŅŅƭreportonareplatapplicationbyW.DeanLawther.
CityPlannerEnseynotedstaffhasreviewedtheplattoensuretheplathasmetallCity
requirements.CityPlannerEnseyalsorecommendediftheCommissionweretoapprovethe
platthattheyincludethepreviousdeedrestrictionswiththenewplat.
b.ApplicantPresentation
TheğƦƦƌźĭğƓƷƭrepresentativedidnothaveanythingtoadd.CommissionerFollisaskedif
anyofthesurroundingneighborshadbeennotified.CityPlannerEnseysaidthatbecauseit
wasaplattheywerenotrequiredtosendmailednoticetoresidentswithin200feetofthe
propertyandtheğƦƦƌźĭğƓƷƭrepresentativesaidtheparentcompanyhadnotmadecontact
withtheneighborseither.
c.PublicComments
ChairmanLawlerclosedthepublichearingat6:36PM.
d.QuestionandAnswer
Therewerenoquestions.
Motionby CommissionerBarreratoapproveReplat#1697000002byW.DeanLawtherforthe
proposedLocLomaΑSection1Replat,areplatofLots69and1113,Block1,LocLoma
SubdivisionΑSection1withtheconditionthatalldeedrestrictionsfromthepreviousplatbe
continuedtothenewplat.
Secondby CommissionerWarren.MotionCarried.
Ayes:NickBarrera,RichardWarren,TreyKendrick,LarryStockham,WyattSmith,
MarkFollis,HelenLaCourandChairmanHalLawler
Nays:None
7.AdministrativeReports
ndth
CityPlannerEnseysaidtheTexasAPAconferencewillbeinSanAntonioNovember24andif
anyCommissionerswouldliketogotheyshouldemailhimorPlanningTechnicianCramer.
8.Commissioncommentsonmatterappearingontheagendaorinquiryofstaffregarding
specificfactualinformationorexistingpolicy.
CommissionerFollistoldtheCommissionCityCouncilhadcontinuedtheirChapter106Zoning
discussion.
CommissionerSmithreiteratedhisdesiretoseethePortCrossingķĻǝĻƌƚƦƒĻƓƷƭoutside
storagestopped.
9.Adjourn
Motion byCommissionerWarrentoadjourn.
Second byCommissionerFollis.MotionCarried.
Ayes:NickBarrera,RichardWarren,TreyKendrick,LarryStockham,WyattSmith,
MarkFollis,HelenLaCourandChairmanHalLawler
Nays:None
ChairmanLawleradjournedthemeetingat6:46p.m.
Respectfullysubmitted,
RyanCramer
Secretary,ZoningBoardofAdjustment
PassedandApprovedon,2016.
HalLawler
Chairman,PlanningandZoningCommission
CityofLaPorte,Texas
PlanningandZoningCommission
June16,2016
AGENDAITEMS46
ConsiderapprovalofaZoneChangetorezoneatractoflandfurtherdescribedas
Tracts9Aand50AofAbstract30oftheWPHarrisSurvey,
fromNC,NeighborhoodCommercial,toR2,MediumDensityResidential.
Applicant:DaveStricklandRPLS(onbehalfofGroveEnterprises)
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
June16,2016
GroveEnterprisesZoneChange
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderationofarecommendationofapprovalorotheractiontotheCityCouncilfor
theproposedzonechangeapplication#1692000002,arezoningofTracts9Aand50Aof
Abstract30oftheWPHarrisSurvey,fromNC,GeneralCommercial,toR2,Medium
DensityResidential.
RECOMMENDATION
Staffrecommendsapprovaloftheproposedzonechangerequest.
DISCUSSION
PropertyOwners:
GroveEnterprises
AgentRepresentingPropertyOwner:
DaveStrickland,DaveStricklandRPLS
!ƦƦƌźĭğƓƷƭRequest:
TheapplicantisrequestingapprovalofarezoningofTracts9Aand50AofAbstract30of
theWPHarrisSurveytoR2inordertodevelopthepropertywithsinglefamily
detachedpatiohomesΛͻƭźƓŭƌĻfamilyspeciallotƌźƓĻͼΜ͵TheattachedExhibitAisthe
applicationsubmittedtothecityalongwithaprojectdescriptionletter,rezoningexhibit
andconceptualsiteplanpreparedbytheapplicant.
BackgroundInformation:
Theparcelsincludedaspartofthiszonechangerequestarelocatedonthewestsideof
S.BroadwayStreetacrossfromBaysideDrive.TheattachedExhibitBisanareamap
thatidentifiesthesubjectsite.
Thelegaldescriptionoftheentiretractis:Tracts9Aand50AofAbstract30oftheWP
HarrisSurvey.ThesubjectsiteiscurrentlyzonedNC,NeighborhoodCommercial,andis
undeveloped.
1
PlanningandZoningCommissionRegularMeeting
June16,2016
GroveEnterprisesZoneChange
TheattachedExhibitCshowsthezoningofthesubjectpropertyandsurrounding
properties.Thefollowingtablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ R3,HighDensityResidentialMultifamilyApartmentComplex
{ƚǒƷŷ NC,NeighborhoodCommercialShellGasStation
R1,LowDensityResidentialShadyRiverSubdivision
ĻƭƷ R1,LowDensityResidentialTaylorBayouandShadyRiverSubdivisionbeyond
9ğƭƷ R3,HighDensityResidentialVacantUndevelopedandMultifamilyApartment
Complex
ThesiteiscurrentlyidentifiedasNeighborhoodCommercialintheFutureLandUseMap
(seeExhibitD).Asaresult,inordertorezonethepropertytheĭźƷǤƭFutureLandUse
MapwillneedtobeamendedtoidentifythissiteasLowDensityResidential,whichis
Item7ontheagenda.
NotificationRequirements:
StafffindsthatthepublichearingnotificationrequirementsoutlinedinSection106171
wereperformedinaccordancewithcodeprovisions,includingthefollowing:noticeina
newspaperofgeneralcirculationatleast15dayspriortothehearing;writtennotice
mailedtoownersofrealpropertywithin200feetofthesitewithin10daysofthe
hearing;signpostedonthesitewithin15daysofthehearing.Inaccordancewithstate
law,noticeofthepublichearingwasalsopostedatCityHallandonthe/źƷǤƭwebsite.
Analysis:
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
1.PatioHomes.TheapplicantproposestheconstructionofͻƭźƓŭƌĻfamilyspecial
lotƌźƓĻͼresidentialpatiohomes.Theproposeddevelopmentwillberequiredto
complywiththeresidentialarearequirementsforsuchuseSection106333of
theĭźƷǤƭcodeofordinance.Forinstance,eachlotwillneedtobeaminimum
4,500squarefeetinarea,ЍЉoflotfrontage,setbacksofЋЉinthefront,ЊЉin
therear,andЉonthesides,andamaximumdensityof6.0unitsperacre.These
willbereviewedaspartofthepreliminaryandfinalplattingofthesite.The
applicantcanstillalsoconstructsinglefamilydetachedresidentialaswell.
2.LandUse.AllowingfortheR2zoningonthissiteandthedevelopmentofpatio
homeswillprovideareasonabletransitionfromthemultifamilyapartment
(zonedR3)tothenorthofthesiteandtheexistingsinglefamilydetachedShady
RiverSubdivision(zonedR1)tothewestandsouth.Theproposedpatiohomes
wouldbealessintenseusethanpossibleNeighborhoodCommercialusesthat
coulddeveloponthispropertyasitiscurrentlyzoned.
2
PlanningandZoningCommissionRegularMeeting
June16,2016
GroveEnterprisesZoneChange
Althoughtheapplicantsubmittedasurveywithlotsonit,thatdrawingisonly
conceptualinnature.Theapplicantwillberequiredtocomplywithallapplicable
developmentstandardsforR2development.
3.Access.AlthoughthesitehasdirectaccesstoS.BroadwayStreet,theapplicant
willneedtoprovideapublicorprivatestreettoprovideaccessforeachofthe
individuallots.
4.Utilities.ThereareexistingwaterandsanitarysewerutilitiesintheS.Broadway
Streetrightofway.Aspartoftheplattingofthisproperty,theapplicantwillbe
requiredtosubmitconstructiondrawingsforextensionofthoselinestoprovide
utilitiesfortheindividuallotswithinastreetrightofwayorthroughseparate
easements.
5.Floodplain.Thesubjectsiteislocatedwithinthe100yearfloodplain.Asaresult,
partofthereviewofthebuildingoftheindividualhouseswillrequire
compliancewiththeĭźƷǤƭfloodplainregulations.
Additionally,the/źƷǤƭComprehensivePlanidentifiesanumberofitemstobe
consideredpriortomakinglandusedecisions.Thefollowingtablebreaksdowneach
itemandƭƷğŅŅƭfinding:
Criterion:StaffFindings:
AbilityofinfrastructuretosupporttheTheĭźƷǤƭinfrastructurehasthecapacitytosupportthe
permitteduse.proposeddevelopment.Althoughwaterlinesareinproximity
oftheproposeddevelopment,theapplicantwillhavetoextend
thewaterandsanitarysewerlinesbeforeanybuildingpermits
maybeissued.
ImpactonthevalueandpracticalityofTheproposedrezoningshouldleadtodevelopmentofthese
thesurroundinglanduses.properties,thereforeincreasingvaluesofsurrounding
properties.
ConformanceofazoningrequestwithThereisanitemontheagendaforconsiderationofan
thelanduseplan.amendmenttotheĭźƷǤƭFutureLandUsePlanthatwouldbring
theproposedzonechangeintoconformancewiththe
ComprehensivePlan.
CharacterofthesurroundingandTheproposedrezoningtoR2willprovideareasonable
adjacentareas.transitionofresidentialusesinthevicinityfromtheR3
multifamilytothenorthandR1ShadyRiverSubdivisiontothe
westandsouth.
Suitabilityofthepropertyfortheuses
Theproposedrezonewouldbeconsistentintermsofproviding
whichwouldbepermissible,consideringareasonabledensitytransitionwiththesurrounding
density,accessandcirculation,andneighborhoodandexistingzoning.Theproposeduseswouldbe
adequacyofpublicfacilitiesandservices.suitableforthesubjectpropertiesandwillbeprovided
sufficientaccessandcirculationwithexistinginfrastructure.
TheextenttowhichtheproposeduseTheproposedrezoningwillnotadverselyimpactthetrafficin
designationwouldadverselyaffectthethevicinity,astheexistingroadsystemhassufficientcapacity.
capacityorsafetyofthatportionofthe
3
PlanningandZoningCommissionRegularMeeting
June16,2016
GroveEnterprisesZoneChange
road.
TheextenttowhichtheproposeduseTheproposedrezonewillnotcreateexcessiveairpollutionor
designationwouldcreateexcessiveairothernegativeenvironmentalissues.
pollution,waterpollution,noise
pollution,orotherenvironmentalharm
toadjacentproperties.
Thegain,ifany,tothepublichealth,Theproposedrezonewilllikelyencouragedevelopmentinan
safety,andwelfareoftheCity.areathathashistoricallynotseenmuchdevelopment.
Conclusion:
Basedontheaboveanalysis,staffrecommendsthePlanningandZoningCommission
recommendapprovaloftheproposedrezonetoLowDensityResidential(R1).
ATTACHMENTS
ExhibitA:ZoneChangePermitApplicationandSupplementalInformationProvided
bytheApplicant
ExhibitB:AreaMap
ExhibitC:ZoningMap
ExhibitD:LandUseMap
4
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT B
AREA MAP
ZONE #16-92000002
FOUNTAIN DR
VIEW
ESCENT
CR
MC C
ABE R
D
BAYSHORE AVE
PINE B
LUFF D
R
H
ACKBERRY AVE
PROPOSED REZONE
(NC TO R-2)
HOLLOW TREE AVE
BAYSIDE DR
S
HA
DY
R
IV
ER
R
D
DWI
RE DR
BAY O
AKS DR
FA
IRFIELD AVE
FAI
RFIELD AVE
MEADOW
LAWN AVE
FO
REST ST
T ST
ORES
F
1 inch = 500 feet
EXHIBIT C
ZONING EXHIBIT
REZONE #16-92000002
SANDEL
JUN
IPE
R
MH
R-3
VIEW
SCENT
CRE
M
C C
ABE
RD
BAYSHORE AVE
PUD
PROPOSED REZONE
P
INE B
LUFF
DR
(NC TO R-2)
HAC
KBERRY AVE
HOLLOW TREE AVE
BAYSIDE DR
R-3
NC
R-1
FA
LK AVE
S
H
A
DY
R
IV
E
R
RD
DW
IRE DR
NC
BAY O
AKS D
R
FAIRFIELD AVE
FAIRFIELD AVE
LEGEND
Zoning
MEADO
WLAWN AVE
LOW-DENSITY RESIDENTIAL
HI-DENSITY RESIDENTIAL
MANUFACTURED HOUSING
F
O
R
E
S
T
S
T
FOREST ST
NEIGHBORHOOD COMMERCIAL
PLANNED UNIT DEVELOPMENT
1 inch = 500 feet
EXHIBIT D
LAND USE EXHIBIT
REZONE #16-92000002
EXISTING FUTURE LAND USEPROPOSED FUTURE LAND USE
MHDR
MHDR
JJ
M
C C
ABE
RD
M
C C
ABE
RD
LDR
LDR
COM
LOCATION OF
COM
LOCATION OF
PROPERTY
PROPERTY
BAYSIDE DR
BAYSIDE DR
NC
NC
S
H
A
DY
R
SIV
HE
AR
DYRD
R
IV
EDWI
R RE D
RDR
DWI
RE D
R
FAIRFIELD AVE
FAIRFIELD AVE
PI
PI
F
AIRFIELD
F
AIRFIELD
MEADO
WLAWN
MEADO
WLAWN
FOR
EST
FOR
EST
FOR
EST ST
FOR
EST ST
LAND USE LEGEND
LOW-DENSITY RESIDENTIALNEIGHBORHOOD COMMERCIALPUBLIC / INSTITUTIONAL
MID-HIGH DENSITY RESIDENTIALCOMMERCIAL
SEAGROVE
SEAGROVE
CityofLaPorte,Texas
PlanningandZoningCommission
June16,2016
AGENDAITEM7
Considerapprovalofanamendmentto
theCityofLatƚƩƷĻƭFutureLandUsePlan
byamendingthelandusedesignationfor
Tracts9Aand50AofAbstract30oftheWPHarrisSurvey
fromͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌ͵ͼ
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
June16,2016
FutureLandUsePlanAmendment(Tracts9Aand50AofAbstract30oftheWPHarrisSurvey)
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationofapprovaltotheCityCouncilforanamendmenttothe
ĭźƷǤƭFutureLandUsePlanfromͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensity
wĻƭźķĻƓƷźğƌͼuseforTracts9Aand50AofAbstract30oftheWPHarrisSurveyas
demonstratedintheattachedExhibitA.
RECOMMENDATION
ShouldthePlanningandZoningCommissiondesiretorecommendapprovalofAgenda
Item(46)pertainingtoZoneChangeRequest#1692000002toR2,MediumDensity
Residential,thentheĭźƷǤƭFutureLandUsePlanshouldbeamendedfrom
ͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuseforsaidtract.
DISCUSSION
StaffispresentingforconsiderationanamendmenttotheĭźƷǤƭFutureLandUsePlanin
conjunctionwitharequestbyFollisConstructionandtheCityofLaPorteforthe
rezoningofTracts9Aand50AofAbstract30oftheWPHarrisSurveytoR2.Theapplicant
proposesthedevelopmentofsinglefamilydetachedͻƭƦĻĭźğƌlotƌźƓĻͼresidentialpatio
homesinaccordancewithapplicablecoderequirements.
TheĭźƷǤƭFutureLandUsePlan(FLUP)identifiesthispropertyasͻbĻźŭŷĬƚƩŷƚƚķ
/ƚƒƒĻƩĭźğƌͼuse.Inordertoaccommodatetheproposeddevelopment,theFLUPwould
needtobeamendedtoallowforͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuse.TheFLUPmaybe
amendedfromtimetotime,ifapprovedbytheCityCouncil,uponrecommendationby
thePlanningandZoningCommission.TheattachedExhibitAdemonstratestheexisting
landuseversuswhatisbeingproposed.Theproposedͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuse
wouldbeconsistentwithsurroundinglandusetothewestandsouth(ShadyAcres
Subdivision)andwillprovideareasonabletransitionofuses.
Section213.003oftheTexasLocalGovernmentCode(LGC)specifiesrequirementsfor
amendingtheĭźƷǤƭFutureLandUsePlan,whichwasadoptedasacomponentofthe
ComprehensivePlan.TheLGCrequiresreviewoftheproposedamendmentbythe
PlanningandZoningCommissionandconsiderationbytheCityCouncil.Apublichearing
willbescheduledatthetimeofCityCouncilreview.
1
PlanningandZoningCommissionRegularMeeting
June16,2016
FutureLandUsePlanAmendment(Tracts9Aand50AofAbstract30oftheWPHarrisSurvey)
TheFutureLandUsePlanidentifiesthefollowingsurroundinglanduses(seethe
attachedExhibitA):
ZoningLandUse
bƚƩƷŷ R3,HighDensityResidentialMultifamilyApartmentComplex
{ƚǒƷŷ NC,NeighborhoodCommercialShellGasStation
R1,LowDensityResidentialShadyRiverSubdivision
ĻƭƷ R1,LowDensityResidentialTaylorBayouandShadyRiverSubdivisionbeyond
9ğƭƷ R3,HighDensityResidentialVacantUndevelopedandMultifamilyApartment
Complex
ATTACHMENTS
ExhibitA:ExistingandProposedFutureLandUsePlan
2
EXHIBIT A
LAND USE EXHIBIT
REZONE #16-92000002
EXISTING FUTURE LAND USEPROPOSED FUTURE LAND USE
MHDR
MHDR
JJ
M
C C
ABE
RD
M
C C
ABE
RD
LDR
LDR
COM
LOCATION OF
COM
LOCATION OF
PROPERTY
PROPERTY
BAYSIDE DR
BAYSIDE DR
NC
NC
S
H
A
DY
R
SIV
HE
AR
DYRD
R
IV
EDWI
R RE D
RDR
DWI
RE D
R
FAIRFIELD AVE
FAIRFIELD AVE
PI
PI
F
AIRFIELD
F
AIRFIELD
MEADO
WLAWN
MEADO
WLAWN
FOR
EST
FOR
EST
FOR
EST ST
FOR
EST ST
LAND USE LEGEND
LOW-DENSITY RESIDENTIALNEIGHBORHOOD COMMERCIALPUBLIC / INSTITUTIONAL
MID-HIGH DENSITY RESIDENTIALCOMMERCIAL
SEAGROVE
SEAGROVE
CityofLaPorte,Texas
PlanningandZoningCommission
June16,2016
AGENDAITEMS810
ConsiderapprovalofaZoneChangetorezoneatractoflandfurtherdescribedas
Lots1123,Block1114,TownofLaPorteSubdivision,
fromGC,GeneralCommercial,toR1,LowDensityResidential
andLot24,Block1114,TownofLaPorteSubdivision,
fromsplitzonedGC,GeneralCommercial,andR3,HighDensityResidential,
toR1,LowDensityResidential.
Applicant:MarkFollis,FollisConstructionandCityofLaPorte
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
June16,2016
Follis/COLPZoneChange
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderationofarecommendationofapprovalorotheractiontotheCityCouncilof
theproposedzonechangeapplication#1692000003,arezoningofLots1123,Block
1114,TownofLaPorteSubdivision,fromGC,GeneralCommercial,toR1,LowDensity
Residential,andalsorezoningLot24,Block1114,TownofLaPorteSubdivision,from
splitzonedGC,GeneralCommercial,andR3,HighDensityResidential,toR1,Low
DensityResidential.
RECOMMENDATION
Staffrecommendsapprovaloftheproposedzonechangerequest.
DISCUSSION
PropertyOwners:
MarkFollis,FollisConstruction(ownerofLots1117,Block1114).
CityofLaPorte(ownerofLots1823,Block1114).
EmmelineJ.Renis(ownerofLot24,Block1114).
!ƦƦƌźĭğƓƷƭRequest:
Mr.FollisisrequestingapprovalofazonechangeforLots1117,Block1114,toR1in
ordertodevelopthepropertywithsinglefamilydetachedhouses.Inordertocontinue
thelowdensityresidentialuseonthatportionofParkAvenue,staffisrecommending
thecityrezonethelotsunderitsownership(Lots1823)andinitiatetherezoningofLot
24,ownedbyEmmelineRenis,toR1aswell.Thiswillmaintainaconsistentresidential
landusealongParkAvenueinthearea.TheattachedExhibitAistheapplication
submittedtothecityalongwithaprojectdescriptionletter,rezoningexhibitand
conceptualsiteplanpreparedbyMr.Follisthatexplainshisintendeduseofthe
property.
StaffattemptedtonotifytheownerofLot24,EmmelineRenis;however,HarrisCounty
taxrecordsprovidenoaddresstocontactthepropertyowner.ThislotisastandardЋЎ
byЊЋЎlot.TheintentofincludingthislotaspartofthiszonechangeistoͻĭƌĻğƓǒƦͼ
thelot,whichiscurrentlysplitzoned,andisconsistentwiththeadjacentlotstothe
north.
1
PlanningandZoningCommissionRegularMeeting
June16,2016
Follis/COLPZoneChange
BackgroundInformation:
Theparcelsincludedaspartofthiszonechangerequest(Lots1124)arelocatedonthe
northsideofParkAvenuebetweenFairmontParkwayandGroveAvenue.Theattached
ExhibitBisanareamapthatidentifiesthesubjectsiteandownershipinformation.
Thelegaldescriptionoftheentiretractis:Lots1124,Block1114,TownofLaPorte
Subdivision.Lots1123arecurrentlyzonedGC,GeneralCommercial,andare
undeveloped.Lot24issplitzonedGC,GeneralCommercial,andR3,HighDensity
Residential.
TheattachedExhibitCshowsthezoningofthesubjectpropertyandsurrounding
properties.Thefollowingtablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ GC,GeneralCommercial/źƷǤƭHikeandBikeTrail
{ƚǒƷŷ R3,HighDensityResidentialUndeveloped
ĻƭƷ GC,GeneralCommercialUndeveloped
9ğƭƷ MU,MixedUseUndeveloped
R1,LowDensityResidentialExistingsinglefamilydetachedresidentialhomeson
GroveAvenue.
ThesiteiscurrentlyidentifiedasCommercialintheFutureLandUseMap(seeExhibit
D).Asaresult,inordertorezonethepropertytheĭźƷǤƭFutureLandUseMapshouldbe
amendedtoidentifythissiteasLowDensityResidential,whichisItem11onthe
agenda.
Requirements:
Notification
StafffindsthatthepublichearingnotificationrequirementsoutlinedinSection106171
wereperformedinaccordancewithcodeprovisions,includingthefollowing:noticeina
newspaperofgeneralcirculationatleast15dayspriortothehearing;writtennotice
mailedtoownersofrealpropertywithin200feetofthesitewithin10daysofthe
hearing;signpostedonthesitewithin15daysofthehearing.Inaccordancewithstate
law,noticeofthepublichearingwasalsopostedatCityHallandonthe/źƷǤƭwebsite.
Analysis:
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
1.LandUse.Stafffindsthatallowingforsinglefamilydetachedhousestobe
constructedonthissiteisconsistentwiththeusepatternofthearea.Thereare
currentlyhouseslocatedtothesouthofParkAvenue.GeneralCommercialisa
2
PlanningandZoningCommissionRegularMeeting
June16,2016
Follis/COLPZoneChange
reasonableusealongFairmontParkway;however,theĭźƷǤƭhikeandbiketrail,
locatedattheintersectionofFairmontParkwayandParkAvenue,isareasonable
transitionlinetosinglefamilydetachedresidentialdevelopment.
2.Access.AlllotshavedirectaccesstotheParkAvenuepublicrightofway.
3.Utilities.ThereisanexistingЏͼwaterlineinParkAvenue.Therearenosanitary
sewerlinesinthevicinity.Theapplicantwillberequiredtoextendsanitary
sewerlinesinaccordancewiththeĭźƷǤƭPublicImprovementCriteriaManual
(PICM)guidelinespriortotheissuanceofanybuildingpermits.
Additionally,the/źƷǤƭComprehensivePlanidentifiesanumberofitemstobe
consideredpriortomakinglandusedecisions.Thefollowingtablebreaksdowneach
itemandƭƷğŅŅƭfinding:
Criterion:StaffFindings:
AbilityofinfrastructuretosupporttheTheĭźƷǤƭinfrastructurehasthecapacitytosupportthe
permitteduse.proposeddevelopment.Althoughwaterlinesareinproximity
oftheproposeddevelopment,theapplicantorfuture
developerwillhavetoextentthesanitarysewerlinebeforeany
buildingpermitsmaybeissued.
ImpactonthevalueandpracticalityofTheproposedrezoningshouldleadtodevelopmentofthese
thesurroundinglanduses.properties,thereforeincreasingvaluesofsurrounding
properties.
ConformanceofazoningrequestwithThereisanitemontheagendaforconsiderationofan
thelanduseplan.amendmenttotheĭźƷǤƭFutureLandUsePlanthatwouldbring
theproposedzonechangeintoconformancewiththe
ComprehensivePlan.
CharacterofthesurroundingandTheproposedrezoningwouldbeconsistentwiththe
adjacentareas.developmentpatternontheeastsideofParkAvenue,whichis
alreadyzonedR1.Thetractssouthoftheproposedrezoneare
currentlyzonedR3andallowforresidentialuse.
SuitabilityofthepropertyfortheusesTheproposedrezonewouldbeconsistentintermsofdensity
whichwouldbepermissible,consideringwiththesurroundingneighborhood.Theproposeduseswould
density,accessandcirculation,andbesuitableforthesubjectpropertiesandwithsufficientaccess
adequacyofpublicfacilitiesandservices.andcirculationwithexistinginfrastructure.
TheextenttowhichtheproposeduseTheproposedrezoningwillnotadverselyimpactthetrafficin
designationwouldadverselyaffectthethevicinity,astheexistingroadsystemhassufficientcapacity.
capacityorsafetyofthatportionofthe
road.
Theextenttowhichtheproposeduse
Theproposedrezonewillnotcreateexcessiveairpollutionor
designationwouldcreateexcessiveairothernegativeenvironmentalissues.
pollution,waterpollution,noise
pollution,orotherenvironmentalharm
toadjacentproperties.
Thegain,ifany,tothepublichealth,Theproposedrezonewilllikelyencouragedevelopmentinan
3
PlanningandZoningCommissionRegularMeeting
June16,2016
Follis/COLPZoneChange
safety,andwelfareoftheCity.areathathashistoricallynotseenmuchdevelopment.
Conclusion:
Basedontheaboveanalysis,staffrecommendsthePlanningandZoningCommission
recommendapprovaloftheproposedrezonetoLowDensityResidential(R1).
ATTACHMENTS
ExhibitA:ZoneChangePermitApplicationandSupplementalInformationProvided
bytheApplicant
ExhibitB:AreaMap
ExhibitC:ZoningMap
Map
ExhibitD:LandUse
4
EXHIBIT A
EXHIBIT A
Follis Construction, Inc.
-471--471-6038
May 18, 2016
Eric J Ensey
City Planner
City of La Porte
Planning & Development Department
604 W Fairmont Parkway
La Porte TX 77571-6215
RE: Zone Change Request for Follis –(Lots 11-24, Block 1114)
Mr. Ensey:
This is a request for a Zone Change for (Lots 11-24, Block 1114) currently zoned (GC) General Commercial
to rezone to (R1)Low Density Residential.
The vision for allthese propertiesis to build single family homes starting south of the bike trail located at
Fairmont and Park Avenue heading south on Park Avenue from lots 11-17 but also to maintain (R1) Low
Density Residential through lots 19-24.
Sincerely,
Mark Follis
Attachments
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT B
AREA MAP
ZONE CHANGE REQ. #16-92000003
PROPOSED REZONE
(GC TO R-1)
E K
ST
E
L ST
LEGEND
GENERAL COMMERCIAL
MIXED-USE
LOW-DENSITY RESIDENTIAL
MED-DENSITY RESIDENTIAL
HI-DENSITY RESIDENTIAL
1 inch = 300 feet
EXHIBIT C
ZONING EXHIBIT
REZONE #16-92000003
R-3
R-1
MU
R-2
PROPOSED REZONE
(GC TO R-1)
GC
MU
R
D
E
L
C
R
I
C
S
E
L ST
R-3
R-1
Legend
GENERAL COMMERCIAL
MIXED-USE
LOW-DENSITY RESIDENTIAL
MED-DENSITY RESIDENTIAL
HI-DENSITY RESIDENTIAL
R-1
1 inch = 500 feet
EXHIBIT D
LAND USE EXHIBIT
REZONE #16-92000003
EXISTING FUTURE LAND USEPROPOSED FUTURE LAND USE
JJ
PI
PI
LOCATION OF
LOCATION OF
PROPERTY
PROPERTY
WY
FAIRMONT PK
E
WY
FAIRMONT PK
E
COM
COM
E K STMU
E K ST MU
PO
PO
E L ST
E L ST
LDR
LDR
MHDR
MHDR
LAND USE LEGEND
LOW-DENSITY RESIDENTIALMIXED USEPARKS AND OPEN SPACE
MID-HIGH DENSITY RESIDENTIALCOMMERCIALPUBLIC / INSTITUTIONAL
CityofLaPorte,Texas
PlanningandZoningCommission
June16,2016
AGENDAITEM11
Considerapprovalofanamendmentto
theCityofLatƚƩƷĻƭFutureLandUsePlan
byamendingthelandusedesignationfor
Lots1124,Block1114,TownofLaPorteSubdivision
fromͻ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼ͵
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
June16,2016
FutureLandUsePlanAmendment(Lots1124,Block1114,TownofLaPorte)
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationofapprovalorotheractiontotheCityCouncilforan
amendmenttotheĭźƷǤƭFutureLandUsePlanfromͻ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensity
wĻƭźķĻƓƷźğƌͼuseforLots1124,Block1114,TownofLaPorteSubdivisionas
demonstratedintheattachedExhibitA.
RECOMMENDATION
ShouldthePlanningandZoningCommissiondesiretorecommendapprovalofAgenda
Item(810)pertainingtoZoneChangeRequest#1692000003toR1,LowDensity
Residential,thentheĭźƷǤƭFutureLandUsePlanshouldbeamendedfromͻ/ƚƒƒĻƩĭźğƌͼ
andͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼusetoͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuseforsaid
tracts.
DISCUSSION
StaffispresentingforconsiderationanamendmenttotheĭźƷǤƭFutureLandUsePlanin
conjunctionwitharequestbyFollisConstructionandtheCityofLaPorteforthe
1.Therezoning
rezoningofLots1124,Block1114,TownofLaPorteSubdivision,toR
wouldallowforthelotstodevelopassinglefamilydetachedresidentialinaccordance
withapplicablecoderequirements.
TheĭźƷǤƭFutureLandUsePlan(FLUP)identifiesthispropertyasͻ/ƚƒƒĻƩĭźğƌͼand
ͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼuse.Inordertoaccommodatetheproposed
development,theFLUPwouldneedtobeamendedtoallowforͻ\[ƚǞDensity
wĻƭźķĻƓƷźğƌͼuse.TheFLUPmaybeamendedfromtimetotime,ifapprovedbytheCity
Council,uponrecommendationbythePlanningandZoningCommission.Theattached
ExhibitAdemonstratestheexistinglanduseversuswhatisbeingproposed.The
proposedͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼusewouldbeconsistentwiththelanduseonthe
eastsideofParkAvenue.
Section213.003oftheTexasLocalGovernmentCode(LGC)specifiesrequirementsfor
amendingtheĭźƷǤƭFutureLandUsePlan,whichwasadoptedasacomponentofthe
ComprehensivePlan.TheLGCrequiresreviewoftheproposedamendmentbythe
1
PlanningandZoningCommissionRegularMeeting
June16,2016
FutureLandUsePlanAmendment(Lots1124,Block1114,TownofLaPorte)
PlanningandZoningCommissionandconsiderationbytheCityCouncil.Apublichearing
willbescheduledatthetimeofCityCouncilreview.
TheFutureLandUsePlanidentifiesthefollowingsurroundinglanduses(seethe
attachedExhibitA):
LandUseDevelopment
bƚƩƷŷ Commercial/źƷǤƭHikeandBikeTrail
{ƚǒƷŷ MidtoHighDensityResidentialUndeveloped
ĻƭƷ CommercialUndeveloped
9ğƭƷ MixedUseUndeveloped
LowDensityResidentialExistingsinglefamilydetachedresidentialhomeson
GroveAvenue
ATTACHMENTS
ExhibitA:ExistingandProposedFutureLandUsePlan
2
EXHIBIT A
LAND USE EXHIBIT
REZONE #16-92000003
EXISTING FUTURE LAND USEPROPOSED FUTURE LAND USE
JJ
PI
PI
LOCATION OF
LOCATION OF
PROPERTY
PROPERTY
WY
FAIRMONT PK
E
WY
FAIRMONT PK
E
COM
COM
E K STMU
E K ST MU
PO
PO
E L ST
E L ST
LDR
LDR
MHDR
MHDR
LAND USE LEGEND
LOW-DENSITY RESIDENTIALMIXED USEPARKS AND OPEN SPACE
MID-HIGH DENSITY RESIDENTIALCOMMERCIALPUBLIC / INSTITUTIONAL
CityofLaPorte,Texas
PlanningandZoningCommission
June16,2016
AGENDAITEMS1214
ConsiderrecommendationonSpecialConditionalUsePermit(#1691000001),
arequesttoallowfordevelopmentof9singlefamilyattachedduplexhomes
onLots717,2021,2227,ofBlock32,BeachParkSubdivision,
LaPorte,HarrisCounty,Texas
Applicant:BaywayHomes
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
June16,2016
BaywayHomesCirclesSCUP
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationtotheCityCouncilonarequestbytheapplicantBayway
HomesforaSpecialConditionalUsePermit(SCUP)toallowdevelopmentof9single
familyattachedduplexhomesonLots717,2021and2227,ofBlock32,BeachPark
Subdivisionlocatedonthenorthernmostoftheͻ/źƩĭƌĻƭͼacrossfromSylvanBeach
Park.
RECOMMENDATION
ShouldtheCommissiondesiretoconsiderarecommendationforapprovalofthis
request,staffrecommendsconsideringvariousconditions,asdescribedlaterinthisstaff
report.
DISCUSSION
PropertyOwner:
CRLofstead
Developer/Applicant:
BaywayHomeshasthesubjectpropertyundercontractandisapplyingonbehalfofthe
PropertyOwner.
!ƦƦƌźĭğƓƷƭRequest:
TheapplicantisseekingapprovalofthisSCUPtoallowfordevelopmentofninesingle
familyattachedtownhomesonvariouslotslocatedonthenorthernmostͻ/źƩĭƌĻͼnear
SylvanBeachParkandlegallydescribedasLots717,2021and2227,ofBlock32,
BeachParkSubdivision.Theapplicantisundercontractforthesubjectparcels.The
attachedExhibitBincludestheSCUPApplication,projectdescriptionletterand
conceptualsiteplansubmittedbytheapplicant.Section106310oftheĭźƷǤƭCodeof
OrdinancesallowsforsinglefamilydetachedresidentialasapermitteduseintheMixed
Use(MU)zonedistrict,howeverthecodedoesnotaddresssinglefamilyattached
duplexunits.Asaresult,theusetableallowsforconsiderationoftheuseonlywith
approvalofaSCUP.
1
PlanningandZoningCommissionRegularMeeting
June16,2016
BaywayHomesCirclesSCUP
BackgroundInformation:
ThesubjectsiteislegallydescribedasLots717,2021and2227,ofBlock32,Beach
ParkSubdivisionandisgenerallylocatedonthenorthernmostͻ/źƩĭƌĻͼadjacentto
SylvanBeachParkoffBayshoreDrive.TheattachedExhibitCisanAreaMapshowing
thelocationofthesubjectproperty.
TheattachedExhibitDidentifiesthisparcelontheĭźƷǤƭFutureLandUsePlan,as
adoptedintheComprehensivePlan,asexistingandproposed.Currentlythesiteis
identifiedasͻaźǣĻķ
ƭĻͼuses.
ThelotsarezonedMU,MixedUse,andarecurrentlyundeveloped.TheattachedExhibit
Eshowsthezoningofthesubjectpropertyandsurroundingproperties.Thefollowing
tablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ MU,MixedUseExistingsinglefamilyresidentialwithintheͻ/źƩĭƌĻͼ
{ƚǒƷŷ R2,MediumDensityResidentialSylvanBeachPark
ĻƭƷ GC,GeneralCommercialExistingsinglefamilyresidentialwithintheͻ/źƩĭƌĻͼͳ
alsoanexistingsinglefamilyresidentialhomeonLots
18and19betweentheproposeddevelopment.
9ğƭƷ R2,MediumDensityResidentialSylvanBeachPark
NotificationRequirements:
ThepublichearingnotificationrequirementsoutlinedinSection106171were
performedinaccordancewithallapplicablecodeprovisions,includingthefollowing:
noticeinanewspaperofgeneralcirculationatleast15dayspriortothehearing;written
within10daysofthe
noticemailedtoownersofrealpropertywithin200feetofthesite
hearing;signpostedonthesitewithin15daysofthehearing.Additionalnoticeofthe
publichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteincompliancewithstate
law.
Analysis:
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
Housedesign.
Theapplicanthasincludedacompletedescriptionoftheproposedhomes.The
proposedhomesaredesignedtobestilthomeswithcementitiousfibrousmaterials.
Thehomeswillbeapproximately2,300squarefeetinarea.Theapplicantisproposing
fourdifferentbuildingswithdifferenthousesizesbasedontheirregularshapeofthe
lots.TheattachedExhibitBincludestheğƦƦƌźĭğƓƷƭprojectdescriptionletter,proposed
layout,andexamplebuildingelevations.
2
PlanningandZoningCommissionRegularMeeting
June16,2016
BaywayHomesCirclesSCUP
Setbacks.
Section106443outlinesarearequirementsfordevelopmentintheMUdistrict.Staffis
recommending,asaconditionofapproval,thattheproposeddevelopmentprovide
setbacksconsistentwiththeMUdistrictrequirementsforsinglefamilydetached
developmentwiththeexceptionofthesharedpropertylinebetweeneachduplexunit.
InthecaseofthesharedpropertylineasetbackofЉshallbepermitted.Thefront
setbackrequirementisaЊЎminimumtoЋЎmaximumfromthepropertyline,theside
setbackisЎandtherearsetbackisЊЉ͵Thereisonelotthatissignificantlysmallerand
moreirregularthatmostofthelots.Staffisrecommendingthatconsiderationbegiven
toaЉsetbackfromtheside/rearsetbackadjacenttotheunimprovedalleyonthe
perimeterofthelotduetotheirregularityofthecurveofthelot.
LandUse.
ofOrdinancesoutlinesͻ/ƚƒƒĻƩĭźğƌandIndustrial
Section106310oftheĭźƷǤƭCode
ƭĻƭͼpermittedinthevariouszonedistricts,includingtheMixedUse(MU)district.The
MUdistrictwasrecentlyadoptedbytheCityCouncilin2014andallowsforsinglefamily
detachedresidentialasapermitteduseintheMUdistrict.Althoughsinglefamily
detacheduseispermittedintheMUdistrict,thedistrictiscategorizedunderthe
commercialuses.Theapplicantisproposingasinglefamilyattachedproductonthe
variousparcels.Theproposalincludesaduplexhomeontwooftheplattedlots.
AlthoughtheuseofͻƭźƓŭƌĻfamilyğƷƷğĭŷĻķͼisnotexpresslypermittedintheusetable
fortheMUdistrict,itissimilarinnaturetothepermittedͻƭźƓŭƌĻfamilyķĻƷğĭŷĻķͼunits
inthateachwillbesoldindividuallyandwillhaveownershipofthelotonwhichtheunit
sits.Theproposedduplexuseprovidesauniqueuseandinnovativedevelopment
consistentwiththegoaloftheMUdistricttoͻğĭĭƚƒƒƚķğƷĻͲencourageandpromote
innovativelydesignedķĻǝĻƌƚƦƒĻƓƷ͵ͼ
SitePlan.
Nositeplanisrequiredforsinglefamilyresidential.Theapplicantwillberequiredto
submitforabuildingpermitconsistentwiththerequirementsoftheĭźƷǤƭresidential
andzoningordinance.Becausetheproposeddevelopment
buildingcodes,firecodes
includesattachedunitsonapropertyline,theproposedattachedunitswillrequirea
firewallincompliancewithcodestandards.
OffstreetParking.
Inconformancewithcoderequirements,theapplicantisproposingtwocarparking
spacesorgaragesonundertheunits.Staffisrecommendingthataconditionbe
includedintheSCUPrequiringthosespacesprovidetheabilitytobegaragesinthe
future,asisrequiredforallsinglefamilydetachedresidential.
Conclusion:
Basedontheanalysisabove,stafffindsthatifthePlanningandZoningCommission
desirestorecommendapprovaloftheproposedSpecialConditionalUsePermit,thena
3
PlanningandZoningCommissionRegularMeeting
June16,2016
BaywayHomesCirclesSCUP
numberofconditionsshouldbeconsideredintheapproval.Staffhasincludedthose
conditionsaspartoftheSCUPinExhibitA.
Section106217oftheZoningOrdinanceoutlinesspecificconditionsforapprovalof
SCUPapplications.Therearethreedifferentconditionsthatmustbemetinorderto
approveaSCUP.ThefollowingtableidentifieseachofthethreeconditionsandƭƷğŅŅƭ
findingoneach:
Condition:StaffAnalysis:
(1)ThatthespecificusewillbeTheproposeduseofsinglefamilyattachedduplexdevelopmentwill
compatiblewithandnotbecompatiblewiththeexistingdevelopmentinthearea,aseachunit
injurioustotheuseandwillbesoldasowneroccupied.Theproposeddevelopmentwillbe
enjoymentofotherproperty,consistentwithapplicabledevelopmentrequirementsoutlinedfor
norsignificantlydiminishorsinglefamilydetachedresidentialintheMUdistrict,withthe
impairpropertyvalueswithinexceptionofthesharedpropertylinebetweenduplexunits.
theimmediatevicinity.
(2)ThattheconditionsplacedonTheapplicantwillberequiredtocomplywithallconditionsplaceon
suchuseasspecifiedineachsuchdevelopmentaspartofthisSCUPandwillbereviewedfor
districthavebeenmetbythecomplianceatthetimeofbuildingpermitsubmittal.
applicant.
(3)ThattheapplicanthasagreedTheapplicantwillneedtoconfirmontherecordatthepublichearing
theSCUP.Staff
tomeetanyadditionalthattheyareagreeabletotheconditionsimposedby
conditionsimposed,basedonhasprovidedalistofconditionsaspartofthisreport.However,the
specificsiteconstraints,andCommissionandCityCouncilmayremove,alter,orimposeadditional
necessarytoprotectthepublicconditions,shouldtheyapprovetheproposedSCUP.
interestandwelfareofthe
community.
ShouldthePlanningandZoningCommissionrecommendapprovaloftherequested
SCUPapplication,staffrecommendsthefollowingconditionsbeconsidered:
1.Asitedevelopmentplanshallbesubmittedinaccordancewithapplicable
requirementsoftheCityofLatƚƩƷĻƭDevelopmentOrdinanceandshall
complywithallprovisionsofChapter106,ͻƚƓźƓŭͼofthe/źƷǤƭCodeof
Ordinancesandallotherdepartmentreviewsandapplicablelawsand
ordinancesoftheCityofLaPorteandtheStateofTexas.
2.Onesinglefamilyattachedduplexunitispermittedontwoplattedlots
withinthedevelopmentarea.
3.Afirewallisrequiredalongthesharedpropertylineseparatingeachunit
inaccordancewithapplicableresidentialbuildingandfirecodes.
4.AЉsetbackispermittedonthesharedpropertylineseparatingthetwo
unitsofeachduplex.PerimetersetbacksareЊЎminimumtoЋЎ
maximumfromthefrontpropertyline,aminimumofЎfromtheside
propertylinesandaminimumofЊЉfromtherearpropertyline.Special
4
PlanningandZoningCommissionRegularMeeting
June16,2016
BaywayHomesCirclesSCUP
allowanceshouldbegiventothesetbackforLot22duetotheirregular
shapeofthelot.Theside/rearsetbackadjacenttothealleyshouldbe
permittedatЉ͵
5.Aminimumoftwooffstreetparkingspacesshallbeincludedforeach
individualunit.
6.Allnecessarydocumentationforbuildingpermitreviewmustbe
submittedinconjunctionwiththeĭźƷǤƭbuildingpermitapplication
process.
7.AnysubstantivemodificationstothisSpecialConditionalUsePermitwill
requireanamendmenttothisSCUPinaccordancewithChapter106,
ͻƚƓźƓŭͼofthe/źƷǤƭCodeofOrdinances.
\[AnyadditionalconditionsrequestedbythePlanningandZoningCommission.\]
ATTACHMENTS
ExhibitA:DraftSCUP
ExhibitB:SCUPApplicationandSupplementalInformationfromtheApplicant
ExhibitC:AreaMap
ExhibitD:LandUseMap
ExhibitE:ZoningMap
5
EXHIBIT A
City of La Porte
Special Conditional Use Permit #16-91000001
This permit is issued to: Bayway Homes
Owner or Agent
P.O. Box 1244, Friendswood, Texas, 77549
Address
For Development of: Bayway Homes Circles Single Family Attached Development
Development Name
9 single family attached duplex homes on Lots 7-17, 20-21, 22-27, Block
32, Beach Park Subdivision; generally located on the northern-most of
the “Circles” across from Sylvan Beach Park.
Address
Legal Description: Lots 7-17, 20-21, 22-27, of Block 32, Beach Park Subdivision
Zoning: MU, Mixed Use
Use: Single family attached duplex homes
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.One single family attached duplex unit is permitted on two platted lots within the development
area.
3.A fire wall is required along the shared property line separating each unit in accordance with
applicable residential building and fire codes.
4.A 0’ setback is permitted on the shared property line separating the two units of each duplex.
Perimeter setbacks are 15’ minimum to 25’ maximum from the front property line, a minimum
of 5’ from the side property lines and a minimum of 10’ from the rear property line. Special
allowance should be given to the setback for Lot 22 due to the irregular shape of the lot. The
side/rear setback adjacent to the alley should be permitted at 0’.
5.A minimum of two off-street parking spaces shall be included for each individual unit.
6.All necessary documentation for building permit review must be submitted in conjunction with
the city’s building permit application process.
7.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.
EXHIBIT A
Failure to start construction of the site 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
B
EXHIBIT
B
EXHIBIT
B
EXHIBIT
EXHIBIT C
AREA MAP
SCUP REQ. #16-91000001
LOCATION OF
PROPERTIES
1 inch = 200 feet
EXHIBIT D
LAND USE EXHIBIT
SCUP #16-91000001
MHDR
PI
LOCATION OF
PROPERTY
MU
R
D
E
R
O
H
PKWYS
RMONT
E FAI
Y
A
B
COM
PO
LEGEND
LOW-DENSITY RESIDENTIAL
LDR
MID-HIGH DENSITY RESIDENTIAL
MIXED USE
COMMERCIAL
PARKS AND OPEN SPACE
PUBLIC / INSTITUTIONAL
1 inch = 500 feet
EXHIBIT E
ZONING EXHIBIT
REZONE #16-91000001
R-1
R-2
R-1
R-3
R-3
LOCATION OF
PROPERTY
R-2
MU
PKWY
FAIRMONT
E
GC
MU
T
E K S
R
D
E
L
C
R
I
C
S
E
L ST
Legend
R-3
GENERAL COMMERCIAL
R-1
MIXED-USE
LOW-DENSITY RESIDENTIAL
MED-DENSITY RESIDENTIAL
HI-DENSITY RESIDENTIAL
1 inch = 500 feet
CityofLaPorte,Texas
PlanningandZoningCommission
June16,2016
AGENDAITEMS1517
ConsiderrecommendationonSpecialConditionalUsePermit(#1691000002),
arequesttoallowfordevelopmentofatowingwreckeryard
onapproximately2acresofa5.2acretractlegallydescribedasTracts6,LaPorteOutlots,
LaPorte,HarrisCounty,Texas
Applicant:PriorityTowing
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
June16,2016
PriorityTowingSCUP
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderarecommendationtotheCityCouncilonarequestbytheapplicantPriority
TowingforaSpecialConditionalUsePermit(SCUP)toallowdevelopmentofatowing
andwreckeryardonapproximately2acresofa5.2acretractdescribedasTract6,La
PorteOutlotsSubdivision.
RECOMMENDATION
ShouldtheCommissiondesiretoconsiderarecommendationforapprovalofthis
request,staffrecommendsconsideringvariousconditions,asdescribedlaterinthisstaff
report.
DISCUSSION
PropertyOwner:
AhmadaliVirani
Developer/Applicant:
PriorityTowinghasthesubjectpropertyundercontractandisapplyingonbehalfofthe
PropertyOwner.
!ƦƦƌźĭğƓƷƭRequest:
TheapplicantisseekingapprovalofthisSCUPtoallowfordevelopmentofatowingand
wreckeryardonapproximately2acresofaportionofTract6,LaPorteOutlots
Subdivision.Theapplicantisundercontracttoacquiretheentire5.2acretractofland.
Theproposedtowingwreckeryardwouldbelocatedonthesouthernmost2acresof
thesite,leavingthefront3.2acresforfuturecommercialdevelopment.Theattached
ExhibitBincludestheSCUPApplication,projectdescriptionletterandconceptualsite
plansubmittedbytheapplicant.Section106310oftheĭźƷǤƭCodeofOrdinancesallows
towingwreckersyardsintheGeneralCommercial(GC)zonedistrictonlywithapproval
ofaSCUP.
BackgroundInformation:
Thesubjectsiteisapproximately5.2acresinareaandislocatedonthesouthsideof
SpencerHighway,approximately½milewestofBayAreaBoulevard.Theattached
ExhibitCisanAreaMapshowingthelocationofthesubjectproperty.
1
PlanningandZoningCommissionRegularMeeting
June16,2016
PriorityTowingSCUP
ThelegaldescriptionofthepropertyisTract6,LaPorteOutlots,LaPorte,HarrisCounty,
Texas.
TheattachedExhibitDidentifiesthisparcelontheĭźƷǤƭFutureLandUsePlan,as
adoptedintheComprehensivePlan.Currentlythesiteisidentifiedasͻ/ƚƒƒĻƩĭźğƌͼ
uses.
ThesiteiszonedGC,GeneralCommercial,andisundeveloped.TheattachedExhibitE
showsthezoningofthesubjectpropertyandsurroundingproperties.Thefollowing
tablesummarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ R1,LowDensityResidentialSpencerLandingSubdivision
R3,HighDensityResidentialBayshoreBaptistChurch
{ƚǒƷŷ PUD,PlannedUnitDevelopmentVacant,undeveloped(identifiedintheFutureLand
UsePlanasͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼΜ
ĻƭƷ GC,GeneralCommercialUndeveloped
9ğƭƷ GC,GeneralCommercialUndeveloped
NotificationRequirements:
ThepublichearingnotificationrequirementsoutlinedinSection106171were
performedinaccordancewithallapplicablecodeprovisions,includingthefollowing:
noticeinanewspaperofgeneralcirculationatleast15dayspriortothehearing;written
within10daysofthe
noticemailedtoownersofrealpropertywithin200feetofthesite
hearing;signpostedonthesitewithin15daysofthehearing.Additionalnoticeofthe
publichearingwaspostedatCityHallandonthe/źƷǤƭwebsiteincompliancewithstate
law.
Analysis:
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
LandUse.
Section106310oftheĭźƷǤƭCodeofOrdinancesoutlinesͻ/ƚƒƒĻƩĭźğƌandIndustrial
ƭĻƭͼpermittedinthevariouszonedistricts.Theapplicantisproposingdevelopmentof
thesouthernmost2acresofthesiteasatowingwreckeryard,whichiscategorizedas
NAICS#488410,MotorVehicleTowingintheNorthAmericanIndustryClassification
System.NAICS#488410isallowedonlyifaSpecialConditionalUsePermitisapproved.
2
PlanningandZoningCommissionRegularMeeting
June16,2016
PriorityTowingSCUP
TheĭźƷǤƭFutureLandUsePlanidentifiestheundevelopedlandtothesouthofthis
parcelasresidentialuses.ShouldtheSCUPbeapproved,staffisrecommendinga
conditionbeincludedthatrequiresan8foothighmasonrywallalongthesouth
propertylinewithaminimum10footlandscapebufferwithlandscapingasrequiredin
Section106444(a).
Additionally,staffisrecommendingaminimum6foothighsolidwoodormasonryfence
berequiredalongtheremainingsidesoftheyardtoscreentheusefromadjacentuses.
SitePlan.
partoftheirSCUPapplication;
Theapplicanthassubmittedaconceptualsitelayoutas
however,thisisnotaformalsiteplansubmittalandstaffhasnotreviewedthe
documentforcompliancewithallapplicablerequirements.Atthistimetherehasbeen
noformalapplicationforasitedevelopmentplanasrequiredintheĭźƷǤƭDevelopment
Ordinance.Aformalapplicationforasitedevelopmentplanisnotrequireduntilaftera
SCUPisapproved.ShouldCityCouncilapprovetheproposedSCUP,theapplicantwillbe
requiredtosubmitapplicationforasitedevelopmentplantothePlanningandZoning
Commissionforapproval.Saidsiteplanwillberequiredtobeincompliancewith
applicablecoderequirements.
Surfacing.
Thesurfacingofthetowingwreckeryardwillneedtobeadustfreesurface.Thecode
allowsforasphalt,concreteorchipseal(TXDOTStandard316).
Detention.
OnsitedetentionforthesitewillberequiredinaccordancewiththeĭźƷǤƭPublic
ImprovementCriteriaManual(PICM)andHarrisCounty,asthissitewilldischarge
stormwaterrunoffintotheirfacilities.ThiswillbereviewedbytheCityEngineeratthe
timeofsiteplansubmittal.
CompliancewithChapter78.
siteforthetowingwrecker
ThisSCUPwouldonlyallowforapprovaloftheuseofthe
yard.Theapplicantwouldstillbesubjecttoreviewandapprovalinaccordancewiththe
provisionsofArticleIII,Chapter78oftheĭźƷǤƭCodeofOrdinances(Automobile
WreckersandTowingVehicles)andallapplicablestatelaws.TheattachedExhibitF
includestheprovisionsofChapter78.
Conclusion:
Basedontheanalysisabove,stafffindsthatifthePlanningandZoningCommission
desirestorecommendapprovaloftheproposedSpecialConditionalUsePermit,thena
numberofconditionsshouldbeconsideredintheapproval.Staffhasincludedthose
conditionsaspartoftheSCUPinExhibitA.
3
PlanningandZoningCommissionRegularMeeting
June16,2016
PriorityTowingSCUP
Section106217oftheZoningOrdinanceoutlinesspecificconditionsforapprovalof
SCUPapplications.Therearethreedifferentconditionsthatmustbemetinorderto
approveaSCUP.ThefollowingtableidentifieseachofthethreeconditionsandƭƷğŅŅƭ
findingoneach:
Condition:StaffAnalysis:
(1)ThatthespecificusewillbeStaffhasconcernswithlocatingatowingwreckeryardonSpencer
compatiblewithandnotHighwayandadjacenttofutureresidentialdevelopment.Theremay
injurioustotheuseandbeotherlocationszonedGC,wheresuchuseisnotimmediately
enjoymentofotherproperty,adjacenttoresidentialuses.However,iftheCommissiondesiresto
norsignificantlydiminishorrecommendapprovaloftheproposeddevelopment,thenstaff
impairpropertyvalueswithinrecommendsthattheapplicantberequiredtoplacean8foothigh
theimmediatevicinity.masonrywallalongtheentiresouthpropertylineadjacenttothe
futureresidentialuse.
(2)ThattheconditionsplacedonAsaconditionofapprovaloftheproposedSCUP,theapplicantis
suchuseasspecifiedineachrequiredtosubmitasitedevelopmentplaninaccordancewiththe
districthavebeenmetbytherequirementsoftheĭźƷǤƭDevelopmentOrdinance.Additionally,the
developmentplanwillneedtocomplywithallotherprovisionsof
applicant.site
theĭźƷǤƭZoningOrdinanceandwillbereviewedduringthesite
developmentreview.
(3)ThattheapplicanthasagreedTheapplicantwillneedtoconfirmontherecordatthepublichearing
tomeetanyadditionalthattheyareagreeabletotheconditionsimposedbytheSCUP.Staff
conditionsimposed,basedonhasprovidedalistofconditionsaspartofthisreport.However,the
specificsiteconstraints,andCommissionandCityCouncilmayremove,alter,orimposeadditional
necessarytoprotectthepublicconditions,shouldtheyapprovetheproposedSCUP.
interestandwelfareofthe
community.
ShouldthePlanningandZoningCommissionrecommendapprovaloftherequested
SCUPapplication,staffrecommendsthefollowingconditionsbeconsidered:
1.Asitedevelopmentplanshallbesubmittedinaccordancewithapplicable
requirementsoftheCityofLatƚƩƷĻƭDevelopmentOrdinanceandshall
complywithallprovisionsofChapter106,ͻƚƓźƓŭͼofthe/źƷǤƭCodeof
Ordinancesandallotherdepartmentreviewsandapplicablelawsand
ordinancesoftheCityofLaPorteandtheStateofTexas.
2.Allsurfacingshallbedustfreeinaccordancewithcoderequirements.
Approveddustfreesurfacematerialincludesasphalt,concreteorchip
seal(TXDOT316Standard).
3.ThedeveloperwillberequiredtosubmitforapprovalbytheCity
Engineer,drainagecalculationsindicatinghowtheproposed
developmentwillaccommodatetherequirementsforstormwater
detentioninaccordancewiththeĭźƷǤƭPublicImprovementCriteria
Manual.Additionally,theapplicantshallprovideapprovalfromHarris
Countyastheprojectwilldischargeintotheirfacilities.
4
PlanningandZoningCommissionRegularMeeting
June16,2016
PriorityTowingSCUP
4.Theapplicantshallconstructan8foothighsolidmasonryfencealongthe
entirelengthofthesouthpropertylinewitha10footlandscapebuffer
withrequiredlandscapinginaccordancewithSection106444(a).
5.Aminimum6foothighsolidwoodormasonryfenceshallbeconstructed
onthenorth,eastandwestpropertylinestoscreentheproposeduse
fromadjacentuses.
6.Allnecessarydocumentationforbuildingpermitreviewmustbe
submittedinconjunctionwiththeĭźƷǤƭbuildingpermitapplication
process.
7.AnysubstantivemodificationstothisSpecialConditionalUsePermitwill
requireanamendmenttothisSCUPinaccordancewithChapter106,
ͻƚƓźƓŭͼofthe/źƷǤƭCodeofOrdinances.
\[AnyadditionalconditionsrequestedbythePlanningandZoningCommission.\]
ATTACHMENTS
ExhibitA:DraftSCUP
ExhibitB:SCUPApplicationandSupplementalInformationfromtheApplicant
ExhibitC:AreaMap
ExhibitD:LandUseMap
ExhibitE:ZoningMap
ExhibitF:ArticleIII,Chapter78oftheLaPorteCodeofOrdinances
5
EXHIBIT A
City of La Porte
Special Conditional Use Permit #16-91000002
This permit is issued to: Priority Towing
Owner or Agent
1522 Brook Grove Drive, Katy, Texas, 77450
Address
For Development of: Priority Towing Wrecker Yard
Development Name
2 acre portion of a vacant 5.2 acre tract of land generally located on the
south side of Spencer Highway approximately ½ mile west of Bay Area
Boulevard
Address
Legal Description: Tracts 6, La Porte Outlots Subdivision
Zoning: GC, General Commercial
Use: Towing Wrecker Yard
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 surfacing shall be dust-free in accordance with code requirements. Approved dust-free surface
material includes asphalt, concrete or chip seal (TXDOT 316 Standard).
3.The developer will be required to submit for approval by the City Engineer, drainage calculations
indicating how the proposed development will accommodate the requirements for storm water
detention in accordance with the city’s Public Improvement Criteria Manual. Additionally, the
applicant shall provide approval from Harris County as the project will discharge into their facilities.
4.The applicant shall construct an 8-foot high solid masonry fence along the entire length of the south
property line with a 10-foot landscape buffer with required landscaping in accordance with Section
106-444(a).
5.A minimum 6-foot high solid wood or masonry fence shall be constructed on the north, east and
west property lines to screen the proposed use from adjacent uses.
6.All necessary documentation for building permit review must be submitted in conjunction with the
city’s building permit application process.
7.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.
EXHIBIT A
Failure to start construction of the site 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
B
EXHIBIT
B
EXHIBIT
EXHIBIT C
AREA MAP
SCUP REQ. #16-91000002
Y
AVALR
C
K
LINTLOC
F
N D ST
N C ST
LOCATION OF
PROPERTY
SPENCER HWY
SPENCER HWYW M
AIN S
T
SPRUCE DR
G
RA
Y
W
O
OD
C
T
T
C
OD
O
W
G
DO
DOGWOOD DR
PI
N
EW
O
O
D
C
T
RO
SE
W
OO
D
CT
COLLING
SWOOD
DR
BIRCH DRB
IRCH
MESQUITE DR
PECAN DR
SP
RING
WOOD
DR
R
EDB
UD
DR
FAIRMONT PKWY
1 inch = 1,000 feet
EXHIBIT D
LAND USE EXHIBIT
SCUP #16-91000002
PO
Y
AVALR
C
K
LINTLOC
F
N D ST
PI
N C ST
LDR
COM
LL
LOCATION OF
PROPERTY
SPENCER HWY
SPENCER HWYW M
AIN S
T
SPRUCE DR
G
RA
Y
W
O
OD
C
T
T
C
OD
O
W
G
DO
DOGWOOD DR
PI
N
EW
O
O
D
C
T
LI
RO
SE
W
OO
D
CT
MHDR
BI
C
OL
L
IN
GS
W
O
OD
D
R
BIRCH DR
B
IRCH
MESQUITE DR
LEGEND
LARGE LOT RESIDENTIAL
PECAN DR
LOW-DENSITY RESIDENTIAL
MID-HIGH DENSITY RESIDENTIAL
SP
RING
WOOD
DR
COMMERCIAL
R
EDB
UD
DR
BUSINESS INDUSTRIAL
LIGHT INDUSTRIAL
PARKS AND OPEN SPACE
FAIRMONT PKWY
OUT
PUBLIC / INSTITUTIONAL
1 inch = 1,000 feet
EXHIBIT E
ZONING EXHIBIT
SCUP REQ. #16-91000002
LLD
Y
AVALR
C
K
LINTLOC
F
BI
GC
N D ST
PUD
R-1
LI
LOCATION OF
PROPERTY
R-3
SPENCER HWY
SPENCER HWYW M
AIN S
T
GC
SPRUCE DR
G
RA
Y
W
O
OD
C
T
T
C
OD
O
W
G
DO
DOGWOOD DR
PI
N
EW
O
O
D
C
T
R-1
PUD
COLLING
SWOOD
DR
BIRCH DRB
IRCH
MESQUITE DR
LEGEND
Zoning
PECAN DR
LARGE LOT DISTRICT
LOW-DENSITY RESIDENTIAL
SP
RING
WOOD
DR
HI-DENSITY RESIDENTIAL
R
EDB
UD
DR
GENERAL COMMERCIAL
BUSINESS INDUSTRIAL
BI
GC
LIGHT INDUSTRIAL
FAIRMONT PKWY
PLANNED UNIT DEVELOPMENT
1 inch = 1,000 feet
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
EXHIBIT F
CityofLaPorte,Texas
PlanningandZoningCommission
June16,2016
AGENDAITEM18
ConsiderapprovalorotheractionfortheSensRoadBusinessParkGeneralPlan
toallowfordevelopmentofacommercial/industrialbusinesspark
ona62acretractlocatedontheeastsideofSensRoadnorthofN.CStreetand
legallydescribedasLots116ofBlock658,andallofBlocks620626,635641,659662,TownofLaPorte
Subdivision,CityofLaPorte,HarrisCounty,Texas.
Applicant:TheUrbanCompanies
9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ
tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ
/źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ
PlanningandZoningCommissionRegularMeeting
June16,2016
SensRoadBusinessParkGeneralPlan
PlanningandDevelopmentDepartment
StaffReport
ISSUE
ConsiderapprovalorotheractiononarequestbytheapplicantTheUrbanCompanies
fortheSensRoadBusinessParkGeneralPlantoallowconstructionof
commercial/industrialbusinessparkona62acretractdescribedasLots116ofBlock
658,andallofBlocks620626,635641,659662,TownofLaPorteSubdivision,CityofLa
Porte,HarrisCounty,Texas.
RECOMMENDATION
ShouldthePlanningandZoningCommissiondesiretoapprovetheproposedSensRoad
BusinessParkGeneralPlan,staffwouldrecommendthefollowingconditions:
1.TheGeneralPlanberevisedtoshowlocationofanypublicwaterandsanitary
sewerlines.
2.AnotebeaddedontheGeneralPlanrequiringsubmittalofanamendmentfor
anyfuturephasesofdevelopment.
3.ATrafficImpactAnalysisshallbesubmittedaspartofthenextphaseof
developmentalongwiththeamendmenttotheGeneralPlan.
Areplatmustbeapprovedfortheentire62acretract.Theproposedreplatmust
4.
includethededicationoftheproposedSensParkDriverightofwayalongwith
anyutilityeasements.Thereplatcannotberecordeduntilallpublic
improvementshavebeeninstalledandacceptedbythecity.
5.Theapplicantmustsubmitplansforconstructionofallpublicutilitiesandpublic
rightofwayimprovementsinaccordancewiththe/źƷǤƭPublicImprovement
CriteriaManual.
6.BuildingpermitscannotbeissueduntilthereplathasbeenrecordedwithHarris
County.
7.Detentionshallbeconstructedaspartoftheinitialphasetoaccommodate
drainagerequirementsfortheproposeddevelopment.
DISCUSSION
Developer/Applicant:
TheUrbanCompanies.
1
PlanningandZoningCommissionRegularMeeting
June16,2016
SensRoadBusinessParkGeneralPlan
!ƦƦƌźĭğƓƷƭRequest:
TheapplicantisseekingapprovalofthisGeneralPlantoallowforconstructionofa
commercial/industrialbusinessparkonthesubjectproperty.Theapplicanthas
purchasedtheentire62acretractofland.TheattachedExhibitAincludestheproposed
GeneralPlanalongwithaprojectdescriptionlettersubmittedbytheapplicant.The
GeneralPlanidentifiesthescaleandscopeoftheproposeddevelopmentalongwithall
proposedlanduses.
Theapplicantisproposingtophasethedevelopment.Aspartoftheinitialphaseof
development,theapplicantisproposingtheconstructiononthesoutheast17.6acre
Thisfirstphasewillconsistoffourbuildingsranginginsizefrom
portionofthesite.
6,400squarefeetto26,000squarefeetinarea.Theapplicantproposestodevelopthe
remainingphasesofthesiteinthesamemanner.
BackgroundInformation:
Thesubjectsiteisapproximately62acresinareaandislocatednortheastofthe
intersectionofSensRoadandN.CStreet.TheattachedExhibitBisanAreaMap
showingthelocationofthesubjectproperty.
ThelegaldescriptionofthepropertyisLots116ofBlock658,andallofBlocks620626,
635641,659662,TownofLaPorteSubdivision,CityofLaPorte,HarrisCounty,Texas.
TheattachedExhibitCidentifiesthisparcelontheĭźƷǤƭFutureLandUsePlan,as
adoptedintheComprehensivePlan.Currentlythesiteisidentifiedasͻ.ǒƭźƓĻƭƭ
LƓķǒƭƷƩźğƌͼusealongSensRoadandͻ\[źŭŷƷLƓķǒƭƷƩźğƌͼuseontheremainderofthesite.
ThesiteissplitzonedBI,BusinessIndustrial,alongthefirsttwoblocksfromSensRoad
andLI,LightIndustrial,ontheremainderofthesite.TheattachedExhibitDshowsthe
zoningofthesubjectpropertyandsurroundingproperties.Thefollowingtable
summarizesthesurroundingzoningandlanduses:
ZoningLandUse
bƚƩƷŷ BI,BusinessIndustrialF216DrainageChannel
LI,LightIndustrial
{ƚǒƷŷ BI,BusinessIndustrialExistingindustrialdevelopment
LI,LightIndustrial
ĻƭƷ GC,GeneralCommercialAcrossSensRoad,existingcommercialdevelopment
andundeveloped
9ğƭƷ LI,LightIndustrialUnionPacificRailroadCorridor;Industrialdevelopment
beyond
2
PlanningandZoningCommissionRegularMeeting
June16,2016
SensRoadBusinessParkGeneralPlan
Analysis:
GeneralPlanreviewrequiresapprovalbythePlanningandZoningCommission;thereis
noreviewofthedocumentbytheCityCouncilrequired.GeneralPlansarereviewedin
accordancewiththeprovisionsofSection4.01ofthe/źƷǤƭDevelopmentOrdinance
(seetheattachedExhibitE).TheGeneralPlanisintendedtoprovideforaconceptual
layoutofusesandisrequiredfordevelopmentsthatexceed10acresinsize.
ShouldthePlanningandZoningCommissionconsiderapprovaloftheproposedGeneral
Plan,theapplicantwillstillberequiredtoReplatthesiteandsubmitfornecessarysite
planapprovalsfordevelopmentofindividualreserves.
Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis
application.ThefollowingdescribesƭƷğŅŅƭanalysisofthoseconsiderations:
Phasing.
Theapplicanthasproposedphasingthedevelopment.TheproposedGeneralPlanonly
identifiestheinitialphaseofdevelopmentasbeinga17.6acretractatthesoutheast
portionofthesite.StaffrecommendstheCommissionconditionapprovalrequiringthe
applicanttoamendtheGeneralPlanwhenfuturephasesarecontemplated.
PublicImprovements.
Theproposeddevelopmentwillrequireanumberofpublicimprovementsincludingthe
extensionofwaterandsanitarysewerlinesaswellastheconstructionanddedicationof
anewpublicroad.Theseimprovementsmustbeinstalledbytheapplicantandshall
complywiththeĭźƷǤƭPublicImprovementCriteriaManual(PICM).Allsuchpublic
improvementswillberequiredtobeinstalledandacceptedbytheCitybeforeany
buildingpermitscanbeissuedandbeforethecitywillrecordanyReplatofthesite.The
GeneralPlandoesnotcurrentlyshowthelocationofproposedwaterandsewerlines.
TheGeneralPlanshouldincludethegenerallocationofanypublicimprovements,
includingwaterandsanitarysewerlines.
ofwayfortheproposedSensParkRoad.The
TheapplicantproposesaЏЉright
proposedwidthisconsistentwiththePICMforatwolanelocalstreet.ThePICM
requirestheroadwaybeЋБinwidthfromcurbfacetocurbface.Theproposedpublic
roadwillberequiredtobeconstructedtothe/źƷǤƭPICMstandards.
Traffic.
StaffhasrequestedsubmittalofaTrafficImpactAnalysis(TIA)aspartofthisapplication
toreviewtheproposedimpactoftheproposeddevelopmentoverallontheroadway
systeminthearea.TheapplicanthassubmittedarequestthataTIAnotberequiredat
thistime.Instead,theapplicanthasprovidedaletterrequestingsubmittalofthatata
latertimewithafuturephase.StafffindsthatreviewofaproposedTIAisvitalaspartof
theoverallreviewofthisdevelopment,andwouldnotsuggestthatthisbeentirely
3
PlanningandZoningCommissionRegularMeeting
June16,2016
SensRoadBusinessParkGeneralPlan
waived.ATIAwillanalyzeintersectionsandroadwaysandofferrecommendationson
potentialimprovementsordesignthatwouldfacilitatesafetrafficflowandmovements.
ShouldtheCommissiondesiretorecommendapprovaloftheproposedGeneralPlanat
thistime,staffwouldsuggestaconditionrequiringaTIAaspartofthereviewand
submittalofthenextphaseofdevelopment,whichstaffisrecommendingbebrought
forwardtotheCommissionasanamendmenttothisGeneralPlan.
ZoningandLandUse.
Theapplicanthasindicatedthatthesitewillbedevelopedasabusinesspark.Theuses
allowedtooccupythevariousbuildingswillbebasedonthelandusespermittedinthe
zonedistrictforwhichtheusewilloccupy,eitherBIorLI.Section106310ofthe/źƷǤƭ
CodeofOrdinancesoutlinesthevarioususesinboththeLIandBIzonedistricts.Useis
aZoningPermitpriortooccupancybyatenant.However,
verifiedthroughapprovalof
theconceptofdevelopmentproposedbytheapplicantisconsistentwiththeintentof
theBIandLIzonedistricts.
FireHydrantInstallation.
TheapplicantwillberequiredtoprovidefirehydrantsinaccordancewithFireCode
requirementsandmustbeapprovedbytheFireMarshal.TheFireMarshalwillreview
firehydrantlocationsaspartofthereviewofpublicinfrastructureandwillbeinstalled
whenthepublicwaterlinesareinstalled.
DrainageandDetention.
Stormwaterdrainageanddetentionisrequiredwithalldevelopment.Theapplicantwill
berequiredtocomplywiththe/źƷǤƭPICMrequirementsaswellasHarrisCounty
requirements,asthesitewilldischargeintoHarrisCountystormwaterfacilities.General
Plansdonotrequiredrainagestudies;however,staffisrecommendingthatacondition
beconsideredrequiringtheproposeddetentionpondoraportionofthatpondbe
constructedaspartoftheinitialphasetoaccommodatetheproposeddevelopement.
StaffencouragestheregionaldetentionfacilityproposedintheGeneralPlanto
accommodatetherequireddetentionfortheinitialphaseandallfuturephases.
ATTACHMENTS
ExhibitA:ProposedGeneralPlanandProjectDescriptionLetter
ExhibitB:AreaMap
ExhibitC:LandUseMap
ExhibitD:ZoningMap
ExhibitE:Section4.01oftheDevelopmentOrdinance,GeneralPlans
4
EXHIBIT A
EXHIBIT A
EXHIBIT A
LA PORTE, TEXAS
SENS PARK DRIVE A N 23RD ST
BUSINESS PARK
SENS ROAD
ACTIVITY
GENERAL PLAN
GP1.2
GENERAL
PLAN
2537 S. Gessner, Suite 220713.339.5380 Ph 713.339.5389 FxDATE5-24-16SCALE:AS NOTED
Houston, Texas 77063 ISSUE AND REVISION LOG
24'-0"
General Plan is as proposed in this document. I/we
Sens Road Business Park
Theacknowledge that this document identifies the intended development of the subject parcel.__________________________________Developer/OwnerThis General Plan was reviewed and accepted
by the City of La Porte Planning andZoning Commission on the _____ day of ________________, 2016.By: _____________________________________ Chair of the Planning and Zoning CommissionAttest:_
__________________________________
Secretary, Planning and Zoning Commission
SETBACK (TYP)
20' FRONT
20'-0"
PRE-FINISHED METAL PANELSIDING, DOWNSOUTS, ANDGUTTERS. PAINT DOORS TOMATCH (TYP)
N 23rd ST.
SENS PARK DRIVE
60'-0"
15'-0"
10'-0"
35'-0"
20'-0"
FIRE HYDRANT
TYPICAL STREET FACING ENTRYACCENT AND ALUMINUMSTOREFRONT.
DESIGN FINISHES WILL CONSISTOF STUCCO FIELD WITH STONE
STABILIZEDSTORAGEYARD OPTION(+/-6,200 SF)
+/- 120 CONCRETE
PAVED TRUCK CT
OVER HEADDOORS (TYP)
80'
80'80'
LOT 3
6,400 SF
BUILDING -3FF = 21.5
LOT 2LOT 1
8,000 SF
BUILDING -2FF = 21.5BUILDING -114,000 SFFF = 21.5
175'
100'
80'
6' CHAINLINK FENCE PERIMETERS(SLAT SCREEN WHEN REQUIRED)
(aka Tyler St. - 60' ROW)
REAR LOTSETBACKS(TYP)
10' SIDE AND
OVER HEADDOORS (TYP)
ZONING 'LI'
N C St.
80'
ZONING 'BI'
LOT 4
26,000 SF
BUILDING -4
FF = 21.5
325'
STABILIZEDSTORAGEYARD OPTION(+/-34,000 SF)
5'-0"
226'-3 1/4"124'-11 1/2"83'-9 1/4"
10'-0"
FIRE HYDRANT
10'-0"
12
3/4
24'-0"
W:\\Project Files\\SENS RD\\SENS - ARCH\\SENS_SP1.1.dwg, 5/25/2016 8:22:54 AM, DWG To PDF.pc3, ARCH full bleed D (24.00 x 36.00 Inches), 1:1.0027
LA PORTE, TEXAS
SENS PARK DRIVE A N 23RD ST
BUSINESS PARK
SENS ROAD
ACTIVITY
GENERAL PLAN
GP1.1
GENERAL
PLAN
2537 S. Gessner, Suite 220713.339.5380 Ph 713.339.5389 FxDATE5-24-16SCALE:AS NOTED
Houston, Texas 77063 ISSUE AND REVISION LOG
ATTN CONST: DAVID LEEATTN DESIGN: ROBERT HOOPER, AIA2537 S GESSNER #220
DESIGN/ BUILD /CONTRACTOR:URBAN CONSTRUCTION SOUTHWEST, INC.HOUSTON, TX 77063
General Plan is as proposed in this document. I/we
Sens Road Business Park
SENS ROAD 60, LPATTN: DON WEAVER2537 S GESSNER #220
DEVELOPER:HOUSTON, TX 77063
Theacknowledge that this document identifies the intended development of the subject parcel.__________________________________Developer/OwnerThis General Plan was reviewed and accepted
by the City of La Porte Planning andZoning Commission on the _____ day of ________________, 2016.By: _____________________________________ Chair of the Planning and Zoning CommissionAttest:_
__________________________________
Secretary, Planning and Zoning Commission
< RAIL ROAD
9
1
9
1
SUBJECT
PROPERTY
0
2
< DRAINAGE CHANNEL >
L
5
4
9
0
C
1
0
2
8
4
M
R
I
F
D
-
R
Y
0
0
1
/
0
0
5
F
O
E
N
I
L
X
O
R
P
P
A
20
1
2
AREA TO BE DEVELOPEDW/ SIM BUILDINGS ANDCOVERAGE ASAREA
BALANCE OF BLOCK 2PROPOSED PHASE 1
1/GP1.2
FIRE HYDRANT
N 23rd ST.
60'-0"
FIRE HYDRANT
10'-0"
10'-0"
60'-0"
FIRE HYDRANT
1
2
AREA TO BE DEVELOPEDW/ SIM BUILDINGS ANDAREA
BALANCE OF BLOCK 1COVERAGE ASPROPOSED PHASE 1
1
2
(HARRIS COUNTY PERPETUAL EASEMENT FOR ROAD PURPOSES - LITTLE CEDAR BAYOU IN THIS AREA)(NORTH F STREET 60' ROW)
60'-0"60'-0"
(aka Tyler St. - 60' ROW)
1
2
N C St.
FIRE HYDRANT
(100' ROW)
SENS ROAD
N D St.
FIRE HYDRANT(60' ROW)
W:\\Project Files\\SENS RD\\SENS - ARCH\\SENS_SP1.1.dwg, 5/25/2016 8:21:39 AM, DWG To PDF.pc3, ARCH full bleed D (24.00 x 36.00 Inches), 1:1.0027
A
EXHIBIT
A
EXHIBIT
A
EXHIBIT
A
EXHIBIT
EXHIBIT B
AREA MAP
GEN PLAN #16-89000001
N L ST
N L ST
V
IOLA
LOVINNIE
N H ST
LOCATION OF
PROPERTY
RY
AVAL
C
K
FLINTLOC
N D ST
T
W POLK S
W MAIN ST
SPENCER HWY
W B ST
W D ST
W E ST
1 inch = 1,000 feet
EXHIBIT C
LAND USE EXHIBIT
GEN PLAN #16-89000001
N L ST
N L ST
PI
V
IOLA
LOVINNIE
HI
PO
N H ST
LOCATION OF
OUT
PROPERTY
LDR
RY
AVAL
C
K
FLINTLOC
N D ST
COM
LL
Out
T
W POLK S
W MAIN ST
SPENCER HWY
LEGEND
LARGE LOT RESIDENTIAL
LOW-DENSITY RESIDENTIAL
W B ST
MID-HIGH DENSITY RESIDENTIAL
COMMERCIAL
LI
BUSINESS INDUSTRIAL
MHDR
BI
LIGHT INDUSTRIAL
HEAVY INDUSTRIAL
W D ST
PARKS AND OPEN SPACE
PUBLIC / INSTITUTIONAL
W E ST
1 inch = 1,000 feet
EXHIBIT D
ZONING EXHIBIT
GEN PLAN #16-89000001
N L ST
N L ST
R-1
GC
R-1
V
IOLA
MH
HI
R-1
N H ST
LOCATION OF
LLD
PROPERTY
BI
PUD
LI
GC
RY
AVAL
C
K
FLINTLOC
R-1
N D ST
R-1
T
W POLK S
BI
W MAIN ST
SPENCER HWY
GC
LEGEND
Zoning
GC
LARGE LOT DISTRICT
LOW-DENSITY RESIDENTIAL
W B ST
MED-DENSITY RESIDENTIAL
MANUFACTURED HOUSING
GENERAL COMMERCIAL
R-2
PUD
LI
BUSINESS INDUSTRIAL
LIGHT INDUSTRIAL
W D ST
HEAVY INDUSTRIAL
PLANNED UNIT DEVELOPMENT
W E ST
1 inch = 1,000 feet
EXHIBIT E
EXHIBIT E
EXHIBIT E