Loading...
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 CityPlannerEricEnseypresentedƭƷğŅŅ͸ƭreportonareplatrequestbyS.16StreetPartners LTD. CityPlannerEnseysaidthisisinconjunctionwithagendaitemnumberfive,whichisamajor th developmentsiteplanforaproposedwarehousedistributionfacilitylocatedat1401S.16 Street. b.ApplicantPresentation TheapplicantJoeLlamas,saidhedidnothaveanythingtoaddtoCityPlanner9ƓƭĻǤ͸ƭ 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). CityPlannerEnseypresentedƭƷğŅŅ͸ƭreportonthemajordevelopmentsiteplan. 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 CityPlannerEricEnseypresentedƭƷğŅŅ͸ƭreportonareplatapplicationbyW.DeanLawther. CityPlannerEnseynotedstaffhasreviewedtheplattoensuretheplathasmetallCity requirements.CityPlannerEnseyalsorecommendediftheCommissionweretoapprovethe platthattheyincludethepreviousdeedrestrictionswiththenewplat. b.ApplicantPresentation TheğƦƦƌźĭğƓƷ͸ƭrepresentativedidnothaveanythingtoadd.CommissionerFollisaskedif anyofthesurroundingneighborshadbeennotified.CityPlannerEnseysaidthatbecauseit wasaplattheywerenotrequiredtosendmailednoticetoresidentswithin200feetofthe propertyandtheğƦƦƌźĭğƓƷ͸ƭrepresentativesaidtheparentcompanyhadnotmadecontact 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. CommissionerSmithreiteratedhisdesiretoseethePortCrossingķĻǝĻƌƚƦƒĻƓƷ͸ƭoutside 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\[ğtƚƩƷĻͲĻǣğƭ 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 !ƦƦƌźĭğƓƷ͸ƭRequest: 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,inordertorezonethepropertytheĭźƷǤ͸ƭFutureLandUse MapwillneedtobeamendedtoidentifythissiteasLowDensityResidential,whichis Item7ontheagenda. NotificationRequirements: StafffindsthatthepublichearingnotificationrequirementsoutlinedinSection106171 wereperformedinaccordancewithcodeprovisions,includingthefollowing:noticeina newspaperofgeneralcirculationatleast15dayspriortothehearing;writtennotice mailedtoownersofrealpropertywithin200feetofthesitewithin10daysofthe hearing;signpostedonthesitewithin15daysofthehearing.Inaccordancewithstate law,noticeofthepublichearingwasalsopostedatCityHallandonthe/źƷǤ͸ƭwebsite. Analysis: Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis application.ThefollowingdescribesƭƷğŅŅ͸ƭanalysisofthoseconsiderations: 1.PatioHomes.TheapplicantproposestheconstructionofͻƭźƓŭƌĻfamilyspecial lotƌźƓĻͼresidentialpatiohomes.Theproposeddevelopmentwillberequiredto complywiththeresidentialarearequirementsforsuchuseSection106333of theĭźƷǤ͸ƭcodeofordinance.Forinstance,eachlotwillneedtobeaminimum 4,500squarefeetinarea,ЍЉ͸oflotfrontage,setbacksofЋЉ͸inthefront,ЊЉ͸in therear,andЉ͸onthesides,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 compliancewiththeĭźƷǤ͸ƭfloodplainregulations. Additionally,the/źƷǤ͸ƭComprehensivePlanidentifiesanumberofitemstobe consideredpriortomakinglandusedecisions.Thefollowingtablebreaksdowneach itemandƭƷğŅŅ͸ƭfinding: Criterion:StaffFindings: AbilityofinfrastructuretosupporttheTheĭźƷǤ͸ƭinfrastructurehasthecapacitytosupportthe permitteduse.proposeddevelopment.Althoughwaterlinesareinproximity oftheproposeddevelopment,theapplicantwillhavetoextend thewaterandsanitarysewerlinesbeforeanybuildingpermits maybeissued. ImpactonthevalueandpracticalityofTheproposedrezoningshouldleadtodevelopmentofthese thesurroundinglanduses.properties,thereforeincreasingvaluesofsurrounding properties. ConformanceofazoningrequestwithThereisanitemontheagendaforconsiderationofan thelanduseplan.amendmenttotheĭźƷǤ͸ƭFutureLandUsePlanthatwouldbring 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 theCityofLatƚƩƷĻ͸ƭFutureLandUsePlan byamendingthelandusedesignationfor Tracts9Aand50AofAbstract30oftheWPHarrisSurvey fromͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌ͵ͼ 9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ /źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ PlanningandZoningCommissionRegularMeeting June16,2016 FutureLandUsePlanAmendment(Tracts9Aand50AofAbstract30oftheWPHarrisSurvey) PlanningandDevelopmentDepartment StaffReport ISSUE ConsiderarecommendationofapprovaltotheCityCouncilforanamendmenttothe ĭźƷǤ͸ƭFutureLandUsePlanfromͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensity wĻƭźķĻƓƷźğƌͼuseforTracts9Aand50AofAbstract30oftheWPHarrisSurveyas demonstratedintheattachedExhibitA. RECOMMENDATION ShouldthePlanningandZoningCommissiondesiretorecommendapprovalofAgenda Item(46)pertainingtoZoneChangeRequest#1692000002toR2,MediumDensity Residential,thentheĭźƷǤ͸ƭFutureLandUsePlanshouldbeamendedfrom ͻbĻźŭŷĬƚƩŷƚƚķ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuseforsaidtract. DISCUSSION StaffispresentingforconsiderationanamendmenttotheĭźƷǤ͸ƭFutureLandUsePlanin conjunctionwitharequestbyFollisConstructionandtheCityofLaPorteforthe rezoningofTracts9Aand50AofAbstract30oftheWPHarrisSurveytoR2.Theapplicant proposesthedevelopmentofsinglefamilydetachedͻƭƦĻĭźğƌlotƌźƓĻͼresidentialpatio homesinaccordancewithapplicablecoderequirements. TheĭźƷǤ͸ƭFutureLandUsePlan(FLUP)identifiesthispropertyasͻbĻźŭŷĬƚƩŷƚƚķ /ƚƒƒĻƩĭźğƌͼuse.Inordertoaccommodatetheproposeddevelopment,theFLUPwould needtobeamendedtoallowforͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuse.TheFLUPmaybe amendedfromtimetotime,ifapprovedbytheCityCouncil,uponrecommendationby thePlanningandZoningCommission.TheattachedExhibitAdemonstratestheexisting landuseversuswhatisbeingproposed.Theproposedͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuse wouldbeconsistentwithsurroundinglandusetothewestandsouth(ShadyAcres Subdivision)andwillprovideareasonabletransitionofuses. Section213.003oftheTexasLocalGovernmentCode(LGC)specifiesrequirementsfor amendingtheĭźƷǤ͸ƭFutureLandUsePlan,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\[ğtƚƩƷĻͲĻǣğƭ 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). !ƦƦƌźĭğƓƷ͸ƭRequest: 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͸ byЊЋЎ͸lot.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/źƷǤ͸ƭHikeandBikeTrail {ƚǒƷŷ R3,HighDensityResidentialUndeveloped ‘ĻƭƷ GC,GeneralCommercialUndeveloped 9ğƭƷ MU,MixedUseUndeveloped R1,LowDensityResidentialExistingsinglefamilydetachedresidentialhomeson GroveAvenue. ThesiteiscurrentlyidentifiedasCommercialintheFutureLandUseMap(seeExhibit D).Asaresult,inordertorezonethepropertytheĭźƷǤ͸ƭFutureLandUseMapshouldbe amendedtoidentifythissiteasLowDensityResidential,whichisItem11onthe agenda. Requirements: Notification StafffindsthatthepublichearingnotificationrequirementsoutlinedinSection106171 wereperformedinaccordancewithcodeprovisions,includingthefollowing:noticeina newspaperofgeneralcirculationatleast15dayspriortothehearing;writtennotice mailedtoownersofrealpropertywithin200feetofthesitewithin10daysofthe hearing;signpostedonthesitewithin15daysofthehearing.Inaccordancewithstate law,noticeofthepublichearingwasalsopostedatCityHallandonthe/źƷǤ͸ƭwebsite. Analysis: Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis application.ThefollowingdescribesƭƷğŅŅ͸ƭanalysisofthoseconsiderations: 1.LandUse.Stafffindsthatallowingforsinglefamilydetachedhousestobe constructedonthissiteisconsistentwiththeusepatternofthearea.Thereare currentlyhouseslocatedtothesouthofParkAvenue.GeneralCommercialisa 2 PlanningandZoningCommissionRegularMeeting June16,2016 Follis/COLPZoneChange reasonableusealongFairmontParkway;however,theĭźƷǤ͸ƭhikeandbiketrail, locatedattheintersectionofFairmontParkwayandParkAvenue,isareasonable transitionlinetosinglefamilydetachedresidentialdevelopment. 2.Access.AlllotshavedirectaccesstotheParkAvenuepublicrightofway. 3.Utilities.ThereisanexistingЏͼwaterlineinParkAvenue.Therearenosanitary sewerlinesinthevicinity.Theapplicantwillberequiredtoextendsanitary sewerlinesinaccordancewiththeĭźƷǤ͸ƭPublicImprovementCriteriaManual (PICM)guidelinespriortotheissuanceofanybuildingpermits. Additionally,the/źƷǤ͸ƭComprehensivePlanidentifiesanumberofitemstobe consideredpriortomakinglandusedecisions.Thefollowingtablebreaksdowneach itemandƭƷğŅŅ͸ƭfinding: Criterion:StaffFindings: AbilityofinfrastructuretosupporttheTheĭźƷǤ͸ƭinfrastructurehasthecapacitytosupportthe permitteduse.proposeddevelopment.Althoughwaterlinesareinproximity oftheproposeddevelopment,theapplicantorfuture developerwillhavetoextentthesanitarysewerlinebeforeany buildingpermitsmaybeissued. ImpactonthevalueandpracticalityofTheproposedrezoningshouldleadtodevelopmentofthese thesurroundinglanduses.properties,thereforeincreasingvaluesofsurrounding properties. ConformanceofazoningrequestwithThereisanitemontheagendaforconsiderationofan thelanduseplan.amendmenttotheĭźƷǤ͸ƭFutureLandUsePlanthatwouldbring 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 theCityofLatƚƩƷĻ͸ƭFutureLandUsePlan byamendingthelandusedesignationfor Lots1124,Block1114,TownofLaPorteSubdivision fromͻ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼ͵ 9ƩźĭW͵9ƓƭĻǤͲ/źƷǤtƌğƓƓĻƩ tƌğƓƓźƓŭğƓķ5ĻǝĻƌƚƦƒĻƓƷ5ĻƦğƩƷƒĻƓƷ /źƷǤƚŅ\[ğtƚƩƷĻͲĻǣğƭ PlanningandZoningCommissionRegularMeeting June16,2016 FutureLandUsePlanAmendment(Lots1124,Block1114,TownofLaPorte) PlanningandDevelopmentDepartment StaffReport ISSUE ConsiderarecommendationofapprovalorotheractiontotheCityCouncilforan amendmenttotheĭźƷǤ͸ƭFutureLandUsePlanfromͻ/ƚƒƒĻƩĭźğƌͼusetoͻ\[ƚǞDensity wĻƭźķĻƓƷźğƌͼuseforLots1124,Block1114,TownofLaPorteSubdivisionas demonstratedintheattachedExhibitA. RECOMMENDATION ShouldthePlanningandZoningCommissiondesiretorecommendapprovalofAgenda Item(810)pertainingtoZoneChangeRequest#1692000003toR1,LowDensity Residential,thentheĭźƷǤ͸ƭFutureLandUsePlanshouldbeamendedfromͻ/ƚƒƒĻƩĭźğƌͼ andͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼusetoͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼuseforsaid tracts. DISCUSSION StaffispresentingforconsiderationanamendmenttotheĭźƷǤ͸ƭFutureLandUsePlanin conjunctionwitharequestbyFollisConstructionandtheCityofLaPorteforthe 1.Therezoning rezoningofLots1124,Block1114,TownofLaPorteSubdivision,toR wouldallowforthelotstodevelopassinglefamilydetachedresidentialinaccordance withapplicablecoderequirements. TheĭźƷǤ͸ƭFutureLandUsePlan(FLUP)identifiesthispropertyasͻ/ƚƒƒĻƩĭźğƌͼand ͻaźķtoHighDensitywĻƭźķĻƓƷźğƌͼuse.Inordertoaccommodatetheproposed development,theFLUPwouldneedtobeamendedtoallowforͻ\[ƚǞDensity wĻƭźķĻƓƷźğƌͼuse.TheFLUPmaybeamendedfromtimetotime,ifapprovedbytheCity Council,uponrecommendationbythePlanningandZoningCommission.Theattached ExhibitAdemonstratestheexistinglanduseversuswhatisbeingproposed.The proposedͻ\[ƚǞDensitywĻƭźķĻƓƷźğƌͼusewouldbeconsistentwiththelanduseonthe eastsideofParkAvenue. Section213.003oftheTexasLocalGovernmentCode(LGC)specifiesrequirementsfor amendingtheĭźƷǤ͸ƭFutureLandUsePlan,whichwasadoptedasacomponentofthe ComprehensivePlan.TheLGCrequiresreviewoftheproposedamendmentbythe 1 PlanningandZoningCommissionRegularMeeting June16,2016 FutureLandUsePlanAmendment(Lots1124,Block1114,TownofLaPorte) PlanningandZoningCommissionandconsiderationbytheCityCouncil.Apublichearing willbescheduledatthetimeofCityCouncilreview. TheFutureLandUsePlanidentifiesthefollowingsurroundinglanduses(seethe attachedExhibitA): LandUseDevelopment bƚƩƷŷ Commercial/źƷǤ͸ƭHikeandBikeTrail {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\[ğtƚƩƷĻͲĻǣğƭ 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. !ƦƦƌźĭğƓƷ͸ƭRequest: TheapplicantisseekingapprovalofthisSCUPtoallowfordevelopmentofninesingle familyattachedtownhomesonvariouslotslocatedonthenorthernmostͻ/źƩĭƌĻͼnear SylvanBeachParkandlegallydescribedasLots717,2021and2227,ofBlock32, BeachParkSubdivision.Theapplicantisundercontractforthesubjectparcels.The attachedExhibitBincludestheSCUPApplication,projectdescriptionletterand conceptualsiteplansubmittedbytheapplicant.Section106310oftheĭźƷǤ͸ƭCodeof OrdinancesallowsforsinglefamilydetachedresidentialasapermitteduseintheMixed Use(MU)zonedistrict,howeverthecodedoesnotaddresssinglefamilyattached duplexunits.Asaresult,theusetableallowsforconsiderationoftheuseonlywith approvalofaSCUP. 1 PlanningandZoningCommissionRegularMeeting June16,2016 BaywayHomesCirclesSCUP BackgroundInformation: ThesubjectsiteislegallydescribedasLots717,2021and2227,ofBlock32,Beach ParkSubdivisionandisgenerallylocatedonthenorthernmostͻ/źƩĭƌĻͼadjacentto SylvanBeachParkoffBayshoreDrive.TheattachedExhibitCisanAreaMapshowing thelocationofthesubjectproperty. TheattachedExhibitDidentifiesthisparcelontheĭźƷǤ͸ƭFutureLandUsePlan,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/źƷǤ͸ƭwebsiteincompliancewithstate law. Analysis: Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis application.ThefollowingdescribesƭƷğŅŅ͸ƭanalysisofthoseconsiderations: Housedesign. Theapplicanthasincludedacompletedescriptionoftheproposedhomes.The proposedhomesaredesignedtobestilthomeswithcementitiousfibrousmaterials. Thehomeswillbeapproximately2,300squarefeetinarea.Theapplicantisproposing fourdifferentbuildingswithdifferenthousesizesbasedontheirregularshapeofthe lots.TheattachedExhibitBincludestheğƦƦƌźĭğƓƷ͸ƭprojectdescriptionletter,proposed layout,andexamplebuildingelevations. 2 PlanningandZoningCommissionRegularMeeting June16,2016 BaywayHomesCirclesSCUP Setbacks. Section106443outlinesarearequirementsfordevelopmentintheMUdistrict.Staffis recommending,asaconditionofapproval,thattheproposeddevelopmentprovide setbacksconsistentwiththeMUdistrictrequirementsforsinglefamilydetached developmentwiththeexceptionofthesharedpropertylinebetweeneachduplexunit. InthecaseofthesharedpropertylineasetbackofЉ͸shallbepermitted.Thefront setbackrequirementisaЊЎ͸minimumtoЋЎ͸maximumfromthepropertyline,theside setbackisЎ͸andtherearsetbackisЊЉ͸͵Thereisonelotthatissignificantlysmallerand moreirregularthatmostofthelots.Staffisrecommendingthatconsiderationbegiven toaЉ͸setbackfromtheside/rearsetbackadjacenttotheunimprovedalleyonthe perimeterofthelotduetotheirregularityofthecurveofthelot. LandUse. ofOrdinancesoutlinesͻ/ƚƒƒĻƩĭźğƌandIndustrial Section106310oftheĭźƷǤ͸ƭCode 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 submitforabuildingpermitconsistentwiththerequirementsoftheĭźƷǤ͸ƭresidential 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.ThefollowingtableidentifieseachofthethreeconditionsandƭƷğŅŅ͸ƭ 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 requirementsoftheCityofLatƚƩƷĻ͸ƭDevelopmentOrdinanceandshall complywithallprovisionsofChapter106,ͻœƚƓźƓŭͼofthe/źƷǤ͸ƭCodeof Ordinancesandallotherdepartmentreviewsandapplicablelawsand ordinancesoftheCityofLaPorteandtheStateofTexas. 2.Onesinglefamilyattachedduplexunitispermittedontwoplattedlots withinthedevelopmentarea. 3.Afirewallisrequiredalongthesharedpropertylineseparatingeachunit inaccordancewithapplicableresidentialbuildingandfirecodes. 4.AЉ͸setbackispermittedonthesharedpropertylineseparatingthetwo unitsofeachduplex.PerimetersetbacksareЊЎ͸minimumtoЋЎ͸ maximumfromthefrontpropertyline,aminimumofЎ͸fromtheside propertylinesandaminimumofЊЉ͸fromtherearpropertyline.Special 4 PlanningandZoningCommissionRegularMeeting June16,2016 BaywayHomesCirclesSCUP allowanceshouldbegiventothesetbackforLot22duetotheirregular shapeofthelot.Theside/rearsetbackadjacenttothealleyshouldbe permittedatЉ͸͵ 5.Aminimumoftwooffstreetparkingspacesshallbeincludedforeach individualunit. 6.Allnecessarydocumentationforbuildingpermitreviewmustbe submittedinconjunctionwiththeĭźƷǤ͸ƭbuildingpermitapplication process. 7.AnysubstantivemodificationstothisSpecialConditionalUsePermitwill requireanamendmenttothisSCUPinaccordancewithChapter106, ͻœƚƓźƓŭͼofthe/źƷǤ͸ƭCodeofOrdinances. \[AnyadditionalconditionsrequestedbythePlanningandZoningCommission.\] 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\[ğtƚƩƷĻͲĻǣğƭ 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. !ƦƦƌźĭğƓƷ͸ƭRequest: TheapplicantisseekingapprovalofthisSCUPtoallowfordevelopmentofatowingand wreckeryardonapproximately2acresofaportionofTract6,LaPorteOutlots Subdivision.Theapplicantisundercontracttoacquiretheentire5.2acretractofland. Theproposedtowingwreckeryardwouldbelocatedonthesouthernmost2acresof thesite,leavingthefront3.2acresforfuturecommercialdevelopment.Theattached ExhibitBincludestheSCUPApplication,projectdescriptionletterandconceptualsite plansubmittedbytheapplicant.Section106310oftheĭźƷǤ͸ƭCodeofOrdinancesallows towingwreckersyardsintheGeneralCommercial(GC)zonedistrictonlywithapproval ofaSCUP. BackgroundInformation: Thesubjectsiteisapproximately5.2acresinareaandislocatedonthesouthsideof SpencerHighway,approximately½milewestofBayAreaBoulevard.Theattached ExhibitCisanAreaMapshowingthelocationofthesubjectproperty. 1 PlanningandZoningCommissionRegularMeeting June16,2016 PriorityTowingSCUP ThelegaldescriptionofthepropertyisTract6,LaPorteOutlots,LaPorte,HarrisCounty, Texas. TheattachedExhibitDidentifiesthisparcelontheĭźƷǤ͸ƭFutureLandUsePlan,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/źƷǤ͸ƭwebsiteincompliancewithstate law. Analysis: Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis application.ThefollowingdescribesƭƷğŅŅ͸ƭanalysisofthoseconsiderations: LandUse. Section106310oftheĭźƷǤ͸ƭCodeofOrdinancesoutlinesͻ/ƚƒƒĻƩĭźğƌandIndustrial ƭĻƭͼpermittedinthevariouszonedistricts.Theapplicantisproposingdevelopmentof thesouthernmost2acresofthesiteasatowingwreckeryard,whichiscategorizedas NAICS#488410,MotorVehicleTowingintheNorthAmericanIndustryClassification System.NAICS#488410isallowedonlyifaSpecialConditionalUsePermitisapproved. 2 PlanningandZoningCommissionRegularMeeting June16,2016 PriorityTowingSCUP TheĭźƷǤ͸ƭFutureLandUsePlanidentifiestheundevelopedlandtothesouthofthis parcelasresidentialuses.ShouldtheSCUPbeapproved,staffisrecommendinga conditionbeincludedthatrequiresan8foothighmasonrywallalongthesouth propertylinewithaminimum10footlandscapebufferwithlandscapingasrequiredin Section106444(a). Additionally,staffisrecommendingaminimum6foothighsolidwoodormasonryfence berequiredalongtheremainingsidesoftheyardtoscreentheusefromadjacentuses. SitePlan. partoftheirSCUPapplication; Theapplicanthassubmittedaconceptualsitelayoutas however,thisisnotaformalsiteplansubmittalandstaffhasnotreviewedthe documentforcompliancewithallapplicablerequirements.Atthistimetherehasbeen noformalapplicationforasitedevelopmentplanasrequiredintheĭźƷǤ͸ƭDevelopment Ordinance.Aformalapplicationforasitedevelopmentplanisnotrequireduntilaftera SCUPisapproved.ShouldCityCouncilapprovetheproposedSCUP,theapplicantwillbe requiredtosubmitapplicationforasitedevelopmentplantothePlanningandZoning Commissionforapproval.Saidsiteplanwillberequiredtobeincompliancewith applicablecoderequirements. Surfacing. Thesurfacingofthetowingwreckeryardwillneedtobeadustfreesurface.Thecode allowsforasphalt,concreteorchipseal(TXDOTStandard316). Detention. OnsitedetentionforthesitewillberequiredinaccordancewiththeĭźƷǤ͸ƭPublic ImprovementCriteriaManual(PICM)andHarrisCounty,asthissitewilldischarge stormwaterrunoffintotheirfacilities.ThiswillbereviewedbytheCityEngineeratthe timeofsiteplansubmittal. CompliancewithChapter78. siteforthetowingwrecker ThisSCUPwouldonlyallowforapprovaloftheuseofthe yard.Theapplicantwouldstillbesubjecttoreviewandapprovalinaccordancewiththe provisionsofArticleIII,Chapter78oftheĭźƷǤ͸ƭCodeofOrdinances(Automobile WreckersandTowingVehicles)andallapplicablestatelaws.TheattachedExhibitF includestheprovisionsofChapter78. Conclusion: Basedontheanalysisabove,stafffindsthatifthePlanningandZoningCommission desirestorecommendapprovaloftheproposedSpecialConditionalUsePermit,thena numberofconditionsshouldbeconsideredintheapproval.Staffhasincludedthose conditionsaspartoftheSCUPinExhibitA. 3 PlanningandZoningCommissionRegularMeeting June16,2016 PriorityTowingSCUP Section106217oftheZoningOrdinanceoutlinesspecificconditionsforapprovalof SCUPapplications.Therearethreedifferentconditionsthatmustbemetinorderto approveaSCUP.ThefollowingtableidentifieseachofthethreeconditionsandƭƷğŅŅ͸ƭ findingoneach: Condition:StaffAnalysis: (1)ThatthespecificusewillbeStaffhasconcernswithlocatingatowingwreckeryardonSpencer compatiblewithandnotHighwayandadjacenttofutureresidentialdevelopment.Theremay injurioustotheuseandbeotherlocationszonedGC,wheresuchuseisnotimmediately enjoymentofotherproperty,adjacenttoresidentialuses.However,iftheCommissiondesiresto norsignificantlydiminishorrecommendapprovaloftheproposeddevelopment,thenstaff impairpropertyvalueswithinrecommendsthattheapplicantberequiredtoplacean8foothigh theimmediatevicinity.masonrywallalongtheentiresouthpropertylineadjacenttothe futureresidentialuse. (2)ThattheconditionsplacedonAsaconditionofapprovaloftheproposedSCUP,theapplicantis suchuseasspecifiedineachrequiredtosubmitasitedevelopmentplaninaccordancewiththe districthavebeenmetbytherequirementsoftheĭźƷǤ͸ƭDevelopmentOrdinance.Additionally,the developmentplanwillneedtocomplywithallotherprovisionsof applicant.site theĭźƷǤ͸ƭZoningOrdinanceandwillbereviewedduringthesite developmentreview. (3)ThattheapplicanthasagreedTheapplicantwillneedtoconfirmontherecordatthepublichearing tomeetanyadditionalthattheyareagreeabletotheconditionsimposedbytheSCUP.Staff conditionsimposed,basedonhasprovidedalistofconditionsaspartofthisreport.However,the specificsiteconstraints,andCommissionandCityCouncilmayremove,alter,orimposeadditional necessarytoprotectthepublicconditions,shouldtheyapprovetheproposedSCUP. interestandwelfareofthe community. ShouldthePlanningandZoningCommissionrecommendapprovaloftherequested SCUPapplication,staffrecommendsthefollowingconditionsbeconsidered: 1.Asitedevelopmentplanshallbesubmittedinaccordancewithapplicable requirementsoftheCityofLatƚƩƷĻ͸ƭDevelopmentOrdinanceandshall complywithallprovisionsofChapter106,ͻœƚƓźƓŭͼofthe/źƷǤ͸ƭCodeof Ordinancesandallotherdepartmentreviewsandapplicablelawsand ordinancesoftheCityofLaPorteandtheStateofTexas. 2.Allsurfacingshallbedustfreeinaccordancewithcoderequirements. Approveddustfreesurfacematerialincludesasphalt,concreteorchip seal(TXDOT316Standard). 3.ThedeveloperwillberequiredtosubmitforapprovalbytheCity Engineer,drainagecalculationsindicatinghowtheproposed developmentwillaccommodatetherequirementsforstormwater detentioninaccordancewiththeĭźƷǤ͸ƭPublicImprovementCriteria Manual.Additionally,theapplicantshallprovideapprovalfromHarris Countyastheprojectwilldischargeintotheirfacilities. 4 PlanningandZoningCommissionRegularMeeting June16,2016 PriorityTowingSCUP 4.Theapplicantshallconstructan8foothighsolidmasonryfencealongthe entirelengthofthesouthpropertylinewitha10footlandscapebuffer withrequiredlandscapinginaccordancewithSection106444(a). 5.Aminimum6foothighsolidwoodormasonryfenceshallbeconstructed onthenorth,eastandwestpropertylinestoscreentheproposeduse fromadjacentuses. 6.Allnecessarydocumentationforbuildingpermitreviewmustbe submittedinconjunctionwiththeĭźƷǤ͸ƭbuildingpermitapplication process. 7.AnysubstantivemodificationstothisSpecialConditionalUsePermitwill requireanamendmenttothisSCUPinaccordancewithChapter106, ͻœƚƓźƓŭͼofthe/źƷǤ͸ƭCodeofOrdinances. \[AnyadditionalconditionsrequestedbythePlanningandZoningCommission.\] 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\[ğtƚƩƷĻͲĻǣğƭ 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/źƷǤ͸ƭPublicImprovement CriteriaManual. 6.BuildingpermitscannotbeissueduntilthereplathasbeenrecordedwithHarris County. 7.Detentionshallbeconstructedaspartoftheinitialphasetoaccommodate drainagerequirementsfortheproposeddevelopment. DISCUSSION Developer/Applicant: TheUrbanCompanies. 1 PlanningandZoningCommissionRegularMeeting June16,2016 SensRoadBusinessParkGeneralPlan !ƦƦƌźĭğƓƷ͸ƭRequest: 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. TheattachedExhibitCidentifiesthisparcelontheĭźƷǤ͸ƭFutureLandUsePlan,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/źƷǤ͸ƭDevelopmentOrdinance (seetheattachedExhibitE).TheGeneralPlanisintendedtoprovideforaconceptual layoutofusesandisrequiredfordevelopmentsthatexceed10acresinsize. ShouldthePlanningandZoningCommissionconsiderapprovaloftheproposedGeneral Plan,theapplicantwillstillberequiredtoReplatthesiteandsubmitfornecessarysite planapprovalsfordevelopmentofindividualreserves. Thereareanumberofdifferentconsiderationsstaffevaluatedduringthereviewofthis application.ThefollowingdescribesƭƷğŅŅ͸ƭanalysisofthoseconsiderations: Phasing. Theapplicanthasproposedphasingthedevelopment.TheproposedGeneralPlanonly identifiestheinitialphaseofdevelopmentasbeinga17.6acretractatthesoutheast portionofthesite.StaffrecommendstheCommissionconditionapprovalrequiringthe applicanttoamendtheGeneralPlanwhenfuturephasesarecontemplated. PublicImprovements. Theproposeddevelopmentwillrequireanumberofpublicimprovementsincludingthe extensionofwaterandsanitarysewerlinesaswellastheconstructionanddedicationof anewpublicroad.Theseimprovementsmustbeinstalledbytheapplicantandshall complywiththeĭźƷǤ͸ƭPublicImprovementCriteriaManual(PICM).Allsuchpublic improvementswillberequiredtobeinstalledandacceptedbytheCitybeforeany buildingpermitscanbeissuedandbeforethecitywillrecordanyReplatofthesite.The GeneralPlandoesnotcurrentlyshowthelocationofproposedwaterandsewerlines. TheGeneralPlanshouldincludethegenerallocationofanypublicimprovements, includingwaterandsanitarysewerlines. ofwayfortheproposedSensParkRoad.The TheapplicantproposesaЏЉ͸right proposedwidthisconsistentwiththePICMforatwolanelocalstreet.ThePICM requirestheroadwaybeЋБ͸inwidthfromcurbfacetocurbface.Theproposedpublic roadwillberequiredtobeconstructedtothe/źƷǤ͸ƭPICMstandards. 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/źƷǤ͸ƭ CodeofOrdinancesoutlinesthevarioususesinboththeLIandBIzonedistricts.Useis aZoningPermitpriortooccupancybyatenant.However, verifiedthroughapprovalof theconceptofdevelopmentproposedbytheapplicantisconsistentwiththeintentof theBIandLIzonedistricts. FireHydrantInstallation. TheapplicantwillberequiredtoprovidefirehydrantsinaccordancewithFireCode requirementsandmustbeapprovedbytheFireMarshal.TheFireMarshalwillreview firehydrantlocationsaspartofthereviewofpublicinfrastructureandwillbeinstalled whenthepublicwaterlinesareinstalled. DrainageandDetention. Stormwaterdrainageanddetentionisrequiredwithalldevelopment.Theapplicantwill berequiredtocomplywiththe/źƷǤ͸ƭPICMrequirementsaswellasHarrisCounty 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