HomeMy WebLinkAbout09-21-17 Regular Meeting of the Planning and Zoning Commission
PLANNING AND ZONING COMMISSION MEETING AGENDA
Notice is hereby given of a Regular Meeting of the La Porte Planning and Zoning Commission to
be held on Thursday, September 21, 2017 at 6:00 p.m. at City Hall Council Chambers, 604 W.
Fairmont Parkway, La Porte, Texas, regarding the items of business according to the agenda listed
below:
1. CALL TO ORDER
2. ROLL CALL OF MEMBERS.
3. CONSIDER APPROVAL OF THE MEETING MINUTES:
a. August 17, 2017 Meeting
4. MAJOR DEVELOPMENT SITE PLANS:
a. Consider a request by Kevin Polasek of Terra Associates, Inc.; for approval of a
major development site plan for a proposed spec warehouse distribution facility
on a 34.69 acre parcel located at 1302 Wharton Weems Blvd.
5. PUBLIC HEARING: Open public hearing to receive input on an application for Special
Conditional Use Permit (SCUP) #17-91000002, a request of Jeff Davis, applicant; on behalf of
Port of Houston Authority of Harris County, Texas, owner; to amend the existing SCUP
allowing for the hours of operation to be extended on a tract of land legally described as
Reserve A, Block 1, Port of Houston Authority.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (for, against, or question)
d. Question and Answer
6. ADJOURN PUBLIC HEARING
7. CONSIDERATION: Consider recommendation to City Council on SCUP #17-91000002
8. PUBLIC HEARING: Open public hearing to receive input on an application for Special
Conditional Use Permit (SCUP) #17-91000003, a request Alan Calaway, applicant; to allow
for an Indoor Gun Range and Retail Space, to locate on a tract of land legally described as
.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (for, against, or question)
d. Question and Answer
9. ADJOURN PUBLIC HEARING
10. CONSIDERATION: Consider recommendation to City Council on SCUP #17-91000003
11. PUBLIC HEARING: Open Public Hearing to receive input on an application for Zone Change
#17-92000003, a request by Jeff Presnal of Cypressbrook Management Company, LP,
applicant, on behalf of Carrington F. Weems, owner. The request is for approval of a zone
change from General Commercial (GC) to Planned Unit Development (PUD), on a 5.051 acre
tract of land, legally described as Blocks 1143 and 1144, La Porte Subdivision.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (for, against, or question)
d. Question and Answer
12. ADJOURN PUBLIC HEARING
13. CONSIDERATION: Consider recommendation to City Council on Zone Change request #17-
92000003
14. FUTURE LAND USE MAP AMENDMENT: Consider a recommendation to the La Porte City
Council on a proposed amendment to the Future Land Use Map component of the La Porte
Comprehensive Plan by amending the land use designation for a 5.051 acre tract of land
legally described as Blocks 1143 and 1144, La Porte SubdivisionCommercial
Light Industrial
15. DISCUSSION ITEM
a. Proposed changes to the Neighborhood Commercial (NC) Zoning District
regulations established in the La Pore Zoning Ordinance (Chapter 106) and
possible action to provide direction to staff.
b. Port Crossing SCUP amendment process and possible action to provide direction
to staff.
c. Jurisdictional enforcement of state and local regulations on streets within La
Porte city limits.
16. ADMINISTRATIVE REPORTS
17. COMMISSION COMMENTS on matters appearing on the agenda or inquiry of staff
regarding specific factual information or existing policy.
18. ADJOURN
A quorum of City Council members may be present and participate in discussions during this
meeting; however, no action will be taken by the Council.
In compliance with the Americans with Disabilities Act, The City of La Porte will provide for
reasonable accommodations for persons attending public meetings. To better serve attendees,
requests should be received 24 hours prior to the meetings. Please contact Patrice Fogarty, City
Secretary, at 281-470-5019.
CERTIFICATION
I certify that a copy of the Thursday, September 21, 2017, agenda of items to be considered by
the Planning and Zoning Commission was posted on the City Hall bulletin board on the ____ day
of ____________________, 2017.
Title:
/ƚƓƭźķĻƩ ğƦƦƩƚǝğƌ ƚŅ ƷŷĻ aĻĻƷźƓŭ aźƓǒƷĻƭ
ŅƩƚƒ Ͳ ЋЉЊА
City of La Porte, Texas
Planning and Zoning Commission
September 21 2017
AGENDA ITEM 4
Consider approval of a Major Development Site Plan (#17-83000002)
to allow for construction of a new Warehouse Facility
located at 1302 Wharton Weems Blvd.
LğƓ /ƌƚǞĻƭͲ /źƷǤ tƌğƓƓĻƩ
tƌğƓƓźƓŭ ğƓķ 5ĻǝĻƌƚƦƒĻƓƷ 5ĻƦğƩƷƒĻƓƷ
/źƷǤ ƚŅ \[ğ tƚƩƷĻͲ Ļǣğƭ
Planning and Zoning Commission Regular Meeting
September 21, 2017
Major Development Site Plan Port Crossing
Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission approve a request by Kevin Polasek of
Terra Associates, Inc. for a Major Development Site Plan for a new warehouse located at
1302 Wharton Weems Blvd?
RECOMMENDATION
Staff recommends approval of the proposed Major Development Site Plan as submitted.
DISCUSSION
Applicant/Property Owner:
Terra Associates, Inc./Liberty Property Trust
:
The applicant is seeking to construct a new warehouse facility on a 34.69 acre tract of
land. The proposed facility will be a 600,154 square foot building with associated
development, including parking, drainage, utilities, landscaping, etc. The subject site
currently is empty. The attached Exhibit A is the proposed site development plan and
other information provided by the applicant.
Background Information:
The subject site is 34.69 acres in size, and is platted as part of the Port Crossing
Industrial Park. This site is located at the southeast corner of S16th and Wharton
Weems Blvd, west of SH 146. The attached Exhibit B is an Area Map showing the
location of the subject property.
The site is part of the Port Crossing SCUP and is designated as a Business Industrial site
in the general plan. The proposed building is permitted as part of the approved SCUP.
Analysis:
This site development plan was reviewed according to the provisions of Chapter 86-7
(c). Because the overall site is greater than 10 acres in size, it requires consideration by
the Planning and Zoning Commission. The site plan is also subject to all applicable
1
Planning and Zoning Commission Regular Meeting
September 21, 2017
Major Development Site Plan Port Crossing
Ordinances). Planning staff has reviewed the proposed site development plan and
concluded that the application complies with all applicable code requirements. The
following is a description of various considerations:
{źƷĻ LƒƦƩƚǝĻƒĻƓƷƭ͵
The site will include a 600,154 square foot building, new parking lot with a total of 417
automobile parking spaces, utility connections, landscaping, and drainage
improvements.
\[ğƓķƭĭğƦźƓŭ.
The site development plan includes proposed landscaping in accordance with the
provisions of Section 106-800 of the Code of Ordinances. The applicant is proposing
trees in planters within the parking lot areas in order to visually break up the parking lot
as well as provide future shade relief. Staff has reviewed the landscaping proposed and
finds that it is consistent with the landscaping required in Section 106-800 of the Code
of Ordinances.
tğƩƉźƓŭ ğƓķ ĭźƩĭǒƌğƷźƚƓ.
Section 106-839 of the Code of Ordinances
warehouse/distribution uses. The requirements are as follows for this development:
4 minimum, plus 3 per 1,000 S.F. of office space plus 1.5 per non-office employee.
In this case a total of 300 parking spaces are required by code. The applicant is
proposing a total of 417 car parking spaces with the development. The applicant is also
providing the necessary ADA parking spaces required.
The proposed driveways comply with all separation, width, radius and other dimensions
outlined in Section 106-835, Figure 10-3. This is a standard practice for all development
in the city.
5ƩğźƓğŭĻ ğƓķ ķĻƷĻƓƷźƚƓ.
The City Engineer has reviewed the proposed drainage plan and has determined that it
meets the required standards..
ƷźƌźƷźĻƭ.
The site is already served by existing water and sewer facilities.
Conclusion:
Based on the analysis above, staff finds that the proposed Major Development Site Plan
for the Port Crossing complies with the various applicable code requirements and
should be considered for approval.
2
Planning and Zoning Commission Regular Meeting
September 21, 2017
Major Development Site Plan Port Crossing
ATTACHMENTS
Exhibit A: Port Crossing B-2 Site Plan
Exhibit B: Area Map
3
AERIAL MAP
Port Crossing
Building B-2
Subject Parcel
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
approximate relative location of
property boundaries
1 inch = 506 feet
SEPTEMBER 2017
PLANNING DEPARTMENT
City of La Porte, Texas
Planning and Zoning Commission
September 21, 2017
AGENDA ITEMS 5-7
Special Conditional Use Permit #17-91000002
A request of Jeff Davis, applicant; on behalf of Port of Houston Authority
of Harris County, Texas, owner; to amend the existing SCUP allowing for
the hours of operation to be extended on a tract of land legally described
as Reserve A, Block 1, Port of Houston Authority
LğƓ /ƌƚǞĻƭͲ /źƷǤ tƌğƓƓĻƩ
tƌğƓƓźƓŭ ğƓķ 5ĻǝĻƌƚƦƒĻƓƷ 5ĻƦğƩƷƒĻƓƷ
/źƷǤ ƚŅ \[ğ tƚƩƷĻͲ Ļǣğƭ
Planning and Zoning Commission Regular Meeting
September 21, 2017
SCUP #17-91000002
Planning and Development Department
Staff Report
ISSUE
Consider a recommendation to the City Council on a request by Jeff Davis, applicant; on
behalf of Port of Houston Authority of Harris County, Texas, owner; to amend the
existing SCUP allowing for the hours of operation to be extended on a tract of land
legally described as Reserve A, Block 1, Port of Houston Authority.
DISCUSSION
Location:
The subject site is located at 900 E. Barbours Cut Blvd. The site is home to the pre-check
truck facility for the Port of Houston.
Applicant Request:
The property is owned and operated by the Port Authority of Houston and houses one
of their pre-check trucking facilities. The site is operating under an existing SCUP which
was approved in 2003. The current SCUP restricts the hours of operations for the pre-
check facility between the hours of 7:00 AM and 6:00 PM. Due to an increase in traffic
at the port and thus, an increase in trucks being processed through the pre-check
facility, the applicant is requesting an extension of these hours. The newly proposed
hours of operation would be between 7:00 AM and 11:00 PM.
Background Information:
The site is currently zoned Planned Unit Development (PUD) with an approved SCUP.
The attached Exhibit B shows the zoning of the subject property and surrounding
properties. The following table summarizes the surrounding zoning and land uses:
Zoning Land Use
bƚƩƷŷ Port of Houston
{ƚǒƷŷ Residential, R-2 and Business Undeveloped/Truck Yard
Industrial, BI
ĻƭƷ Business Industrial, BI Undeveloped
9ğƭƷ Business Industrial, BI Undeveloped
The site is currently identified as Business Industrial in the Future Land Use Map.
1
Planning and Zoning Commission Regular Meeting
September 21 2017
SCUP #17-91000002
Notification Requirements:
The public hearing notification requirements outlined in Section 106-171 were
performed in accordance with all applicable code provisions, including the following:
notice in a newspaper of general circulation at least 15 days prior to the hearing; written
notice mailed to owners of real property within 200 feet of the site within 10 days of the
hearing; sign posted on the site within 15 days of the hearing. Additional notice of the
in compliance with state
law.
Analysis:
There are a number of different considerations staff evaluated during the review of this
Land Use. Staff finds that approval of the proposed SCUP amendment would be
consistent with the existing operations on currently on site. Additionally, by extending
the hours of operation, it will allow for the facility manager to spread out the arrival and
departure times of trucks in order to prevent back up onto Barbours Cut and to better
manage truck traffic in this portion of the city.
Access. There is sufficient existing right-of-way access to the site.
Utilities. Water and sewer services are available along Barbours Cut. The proposed
amendment will not have any impact on existing utilities.
Section 106-217 of the Zoning Ordinance outlines specific conditions for approval of
SCUP applications. There are three different conditions that must be met in order to
approve
finding on each:
Condition: Staff Analysis:
(1) That the specific use will be The proposed amendment does not impact the specified use on site.
compatible with and not If approved, the extended hours of operation will greatly improve the
injurious to the use and flow of trucking in this section of the city and could have a positive
enjoyment of other property, impact on traffic along Barbours Cut.
nor significantly diminish or
impair property values within
the immediate vicinity.
(2) That the conditions placed on Any and all conditions have been met at this time.
such use as specified in each
district have been met by the
applicant.
(3) That the applicant has agreed The applicant has agreed to adhere to any conditions that may be
to meet any additional imposed upon them.
conditions imposed, based on
2
Planning and Zoning Commission Regular Meeting
September 21 2017
SCUP #17-91000002
specific site constraints, and
necessary to protect the public
interest and welfare of the
community.
RECOMMENDATION
Based on the above analysis, staff recommends the Planning and Zoning Commission
recommend approval of the proposed Special Conditional Use Permit Amendment #17-
91000002.
ATTACHMENTS
Exhibit A: Aerial Map
Exhibit B: Zoning Map
Exhibit C: Future Land Use (FLUP) Map
Exhibit D: Application
Exhibit E: Current SCUP Document
3
AERIAL MAP
SCUP AMENDMENT
#17-91000002
Subject Parcel
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
approximate relative location of
property boundaries
1 inch = 432 feet
SEPTEMBER 2017
PLANNING DEPARTMENT
ZONING MAP
SCUP AMENDMENT
#17-91000002
Subject Parcel
BI
PUDBI
BI
This product is for informational
R-2
purposes and may not have
been prepared for or be suitable
PUD
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
approximate relative location of
property boundaries
R-1
1 inch = 432 feet
GC
SEPTEMBER 2017
MSD
PLANNING DEPARTMENT
FUTURE LAND
USE MAP
SCUP AMENDMENT
#17-91000002
Subject Parcel
BI
This product is for informational
PO
purposes and may not have
been prepared for or be suitable
MHDR
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
approximate relative location of
property boundaries
PI
COM
1 inch = 432 feet
SEPTEMBER 2017
LDR
PLANNING DEPARTMENT
MS
City of La Porte, Texas
Planning and Zoning Commission
September 21, 2017
AGENDA ITEMS 8-10
Special Conditional Use Permit #17-91000003
A request of Alan Calaway, applicant; to allow for an Indoor Gun Range
and Retail Space, to locate within the La Porte Town Center SCUP, located
1L, Johnson Hunter Survey, Abstract No. 35.
LğƓ /ƌƚǞĻƭͲ /źƷǤ tƌğƓƓĻƩ
tƌğƓƓźƓŭ ğƓķ 5ĻǝĻƌƚƦƒĻƓƷ 5ĻƦğƩƷƒĻƓƷ
/źƷǤ ƚŅ \[ğ tƚƩƷĻͲ Ļǣğƭ
Planning and Zoning Commission Regular Meeting
September 21, 2017
SCUP #17-91000003
Planning and Development Department
Staff Report
ISSUE
Consider a recommendation to the City Council on a request by Alan Calaway, applicant;
to allow for an Indoor Gun Range and Retail Space, to locate within the La Porte Town
Center SCUP, located
of Tract 1L, Johnson Hunter Survey, Abstract No. 35.
DISCUSSION
Location:
The subject site is located on the east side of State Highway 146, north of Wharton
Weems Blvd. The proposed project will be located within the approved La Porte Town
Center.
Applicant Request:
The applicant is looking to relocate their current business from Seabrook to La Porte.
Plans call for a new building to be constructed on a 5 acre parcel fronting SH 146. The
building will include an indoor gun range and area for retail gun sales. There is no
outdoor gun range proposed nor would one be permitted.
Background Information:
The site is currently zoned Planned Unit Development (PUD) with an approved mixed
use SCUP, La Porte Town Center. The proposed gun range will be located within an area
set aside in the general plan for General Commercial (GC). The proposed development
and use will be in compliance with the approved general plan. The approved SCUP
states that all uses within the GC zoning district, as permitted by Chapter 106 of the City
Code of Ordinances, are permitted in the GC designated areas of the La Porte Town
Center as designated by the general plan. Chapter 106 requires that Shooting Ranges,
located within the GC zoning district, must obtain approval of a Conditional Use Permit
prior to administrative approval of any building or zoning permits.
The attached Exhibit B shows the zoning of the subject property and surrounding
properties. The following table summarizes the surrounding zoning and land uses:
1
Planning and Zoning Commission Regular Meeting
September 21, 2017
SCUP #17-91000003
Zoning Land Use
bƚƩƷŷ PUD Undeveloped (La Porte Town Center)
{ƚǒƷŷ PUD Undeveloped (La Porte Town Center)
ĻƭƷ PUD Industrial (Port Crossing)
9ğƭƷ PUD City Golf Course
The site is currently identified as mix of Commercial, Medium Density Residential, and
Mixed Use on the Future Land Use Map.
Notification Requirements:
The public hearing notification requirements outlined in Section 106-171 were
performed in accordance with all applicable code provisions, including the following:
notice in a newspaper of general circulation at least 15 days prior to the hearing; written
notice mailed to owners of real property within 200 feet of the site within 10 days of the
hearing; sign posted on the site within 15 days of the hearing. Additional notice of the
public in compliance with state
law.
Analysis:
There are a number of different considerations staff evaluated during the review of this
derations:
Land Use. Staff finds that approval of the proposed SCUP would be in conformance with
the previously approved La Porte Town Center SCUP and could serve as a catalyst for
future development in the area.
Access. There is sufficient existing right-of-way access. The approved general plan for
the La Porte Town Center provides adequate access to SH 146.
Utilities. Water and sewer services are available along the SH 146 frontage road and
along the eastern edge of the subject property.
Section 106-217 of the Zoning Ordinance outlines specific conditions for approval of
SCUP applications. There are three different conditions that must be met in order to
approve
finding on each:
Condition: Staff Analysis:
(1) That the specific use will be The proposed use would be consistent with the approved La Porte
compatible with and not Town Center SCUP and would become the first commercial
injurious to the use and development to be constructed as part of the SCUP. The proposed use
enjoyment of other property,
2
Planning and Zoning Commission Regular Meeting
September 21, 2017
SCUP #17-91000003
nor significantly diminish or would be in conformance with the approved general plan.
impair property values within
the immediate vicinity.
(2) That the conditions placed on Any and all conditions have been met at this time.
such use as specified in each
district have been met by the
applicant.
(3) That the applicant has agreed The applicant has agreed to adhere to any conditions that may be
to meet any additional imposed upon them. .
conditions imposed, based on
specific site constraints, and
necessary to protect the public
interest and welfare of the
community.
RECOMMENDATION
Based on the above analysis, staff recommends the Planning and Zoning Commission
recommend approval of the proposed Special Conditional Use Permit #17-91000003.
ATTACHMENTS
Exhibit A: Aerial Map
Exhibit B: Zoning Map
Exhibit C: Future Land Use (FLUP) Map
Exhibit D: Application
Exhibit E: La Porte Town Center General Plan
3
AERIAL MAP
SCUP
#17-91000003
Subject Parcel
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
approximate relative location of
property boundaries
1 inch = 346 feet
SEPTEMBER 2017
PLANNING DEPARTMENT
R-2
ZONING MAP
SCUP
#17-91000003
Subject Parcel
PUD
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
approximate relative location of
property boundaries
1 inch = 346 feet
SEPTEMBER 2017
PLANNING DEPARTMENT
PO
FUTURE LAND
USE MAP
MHDR
SCUP
#17-91000003
Subject Parcel
MU
COM
LIBI
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
approximate relative location of
property boundaries
LDR
1 inch = 338 feet
SEPTEMBER 2017
PLANNING DEPARTMENT
SUPJECTPARCEL
-5acres
Legend
Street Names
City Limits
Railroad
Drainage Channels
Parcels
Disclaimer: This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground
survey and represents
only the approximate relative location of property boundaries. Gov. C. §2501.102. The user is encouraged to independently verify all information contained in this product. The City of
La Porte makes no representation
or warranty as to the accuracy of this product or to its fitness for a particular purpose. The user: (1) accepts the product AS IS, WITH ALL FAULTS; (2) assumes all responsibility for
the use thereof; and (3) releases
the City of La Porte from any damage, loss, or liability arising from such use.
City of La Porte
1 " = 376 '
604 W. Fairmont Parkway
La Porte, TX 77571
La Porte GIS Mapping
(281) 471-5020
I
www.laportetx.gov
ProposedLocked
&LoadedLocation
Zone Change Request #17-92000003
A request by Jeff Presnal of Cypressbrook Management Company, LP,
applicant, on behalf of Carrington F. Weems, owner for approval of a
change in zoning from General Commercial (GC) to the Planned Unit
Development (PUD) zoning district; on approximately 5.051 acres of land,
legally described as Blocks 1143 and 1144, La Porte Subdivision
LğƓ /ƌƚǞĻƭͲ /źƷǤ tƌğƓƓĻƩ
tƌğƓƓźƓŭ ğƓķ 5ĻǝĻƌƚƦƒĻƓƷ 5ĻƦğƩƷƒĻƓƷ
/źƷǤ ƚŅ \[ğ tƚƩƷĻͲ Ļǣğƭ
Planning and Zoning Commission Regular Meeting
September 21, 2017
Zone Change 17-92000003
Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission recommend approval of a change in zoning
from General Commercial (GC) to the Planned Unit Development (PUD) zoning district;
on approximately 5.051 acres of land, legally described as Blocks 1143 and 1144, La
Porte Subdivision?
DISCUSSION
Location:
th
The subject site is located on the east side of S. 16 St., north of the W. M St. ROW. The
site is currently undeveloped.
Background Information:
The property is currently undeveloped. The owner of the property would like to change
the zoning to PUD with a Special Conditional Use Permit (SCUP), allowing them to
construct a wholesale trucking facility. Preliminary layouts for the project show a 7,200
square foot facility with 7 truck docks. The proposed site plan shows the building
thth
fronting onto S. 16 St. with the truck docks to the rear, not visible from S. 16.
The attached Exhibit B shows the zoning of the subject property and surrounding
properties. The following table summarizes the surrounding zoning and land uses:
Zoning Land Use
bƚƩƷŷ GC, General Commercial Undeveloped/Bar
{ƚǒƷŷ PUD Port Crossing Industrial Park
ĻƭƷ LI, Light Industrial Industrial Trucking Facility
9ğƭƷ GC, General Commercial Undeveloped
The site is currently identified as General Commercial in the Future Land Use Map. As a
amended to identify this site as Light Industrial.
1
Planning and Zoning Commission Regular Meeting
September 21, 2017
Zone Change #17-92000003
Notification Requirements:
Staff finds that the public hearing notification requirements outlined in Section 106-171
were performed in accordance with code provisions, including the following: notice in a
newspaper of general circulation at least 15 days prior to the hearing; written notice
mailed to owners of real property within 200 feet of the site within 10 days of the
hearing and in this case notice was sent to all property owners and residents within the
rezoning area; 4 signs were posted in the area of the rezoning within 15 days of the
hearing. In accordance with state law, notice of the public hearing was also posted at
Analysis:
There are a number of different considerations staff evaluated during the review of this
application. The followin
1. Land Use. Staff finds that allowing for a light industrial use to be constructed on
this site would be consistent with the use pattern of the area. Additionally,
through the SCUP approval process, the commission has the ability to build in
certain protections regarding outside storage and screening that should minimize
the visual impacts of the proposed use.
2. Access. There is sufficient existing right-of-way access.
3. Utilities. Water and sewer services are available along W. M and S. 16th.
considered prior to making land use decisions. The following table breaks down each
Criterion: Staff Findings:
Ability of infrastructure to support the Existing infrastructure in the area is sufficient to support the
permitted use. proposed use.
Impact on the value and practicality of Proposed development would be consistent with adjacent
the surrounding land uses. properties. Adjacent properties to the south and west have
recently been developed for light industrial uses.
Conformance of a zoning request with The proposed zone change will be in conformance with the
the land use plan. future land use plan once amended to reflect the change to a
light industrial use.
Character of the surrounding and The proposed zone change would be consistent with the
th
adjacent areas. development pattern along this section of S. 16 St.
Suitability of the property for the uses The proposed development will be consistent with other
th
which would be permissible, industrial developments along S. 16 St.
considering density, access and
circulation, and adequacy of public
facilities and services.
2
Planning and Zoning Commission Regular Meeting
September 21, 2017
Zone Change #17-92000003
The extent to which the proposed use The proposed zone change will have minimal impact on the
th
designation would adversely affect the traffic in the vicinity. S. 16 St. is labeled as a High Frequency
capacity or safety of that portion of the Truck Route.
road.
The extent to which the proposed use The proposed zone change will not create excessive air
designation would create excessive air pollution or other negative environmental issues.
pollution, water pollution, noise
pollution, or other environmental harm
to adjacent properties.
The gain, if any, to the public health, The proposed zone change will allow a vacant parcel to
safety, and welfare of the City. develop in a manner consistent with other properties along S.
th
16 St.
RECOMENDATION
Based on the above analysis, staff recommends the Planning and Zoning Commission
recommend approval of the proposed zone change from General Commercial (GC) to
Planned Unit Development (PUD).
ATTACHMENTS
Exhibit A: Aerial Map
Exhibit B: Zoning Map
Exhibit C: Future Land Use (FLUP) Map
Exhibit D: Application
3
AERIAL MAP
Zone Change
#17-9200000
NE Corner
S. 16th and W. M
Subject Property
W M ST
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
approximate relative location of
property boundaries
1 inch = 212 feet
JUNE 2017
PLANNING DEPARTMENT
ZONING MAP
Zone Change
#17-9200000
NE Corner
S. 16th and W. M
GC
Subject Property
W M ST
LI
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
PUD
approximate relative location of
property boundaries
1 inch = 212 feet
JUNE 2017
PLANNING DEPARTMENT
FLUP MAP
Zone Change
COM
#17-9200000
NE Corner
S. 16th and W. M
Subject Property
W M ST
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
BI
PO
LI
approximate relative location of
property boundaries
1 inch = 212 feet
JUNE 2017
PLANNING DEPARTMENT
4.22 acres, 0 N. 16th St., La Porte TX 77571
Lots 1-32, Blk 1144, Lots 17-32 & Tracts 1-16
0242030430001
General Commercial4.22 acres
Change current zoning from General Commercial to PUD
F. Carrington Weems
1603 W. Clay St.
HoustonTX77019-4915
713-528-6386
Jeff Presnal
Cypressbrook Management Company, L.P.
1776 Woodstead Court, Suite 218
The WoodlandsTX77380
832-403-2872
8/21/17
8/21/17
1776 Woodstead Ct., Suite 218 The Woodlands, TX 77380
(D) 832-403-2872 ~ (F) 281.364-1743
Email:jpresnal@cypressbrook.com
Mr. Ian Clowes
City Planner
Planning and Development Department
City of La Porte, Texas
604 W. Fairmont Parkway
La Porte, Texas 77571
VIA-Email: clowesi@laportetx.gov
August 21, 2017
RE: Justification for Zoning Change from General Commercial to PUD with SCUP, Lots 1-32 of
th
Block 1143 and Lots 1-32 of Block 1144 (including two 15È Alleys and the 15 Street ROW)
Dear Mr. Clowes:
Please allow this letter to satisfy the requirements outlined in the City of La Porte Zone Change
Application that is the subject of this letter.
Cypressbrook has the tracts referenced above under contract for purchase and we are working for a local
trucking company to develop it as a commercial trucking transfer facility.
The following information is provided to justify or outline our request:
1. The development is anticipated to include an approximately 10,000 square foot truck transfer
facility with the following attributes:
7 dock high truck transfer bays designed to face away from the street and
accommodate truck maneuvering away from the street and visually screened from the
street view;
Parking sufficient to meet current code requirements;
th
On site detention to meet engineering requirements that will outfall into the 16
Street storm system;
th
Water and sanitary sewer utilities available in the 16 Street ROW sufficient for the
development;
th
Ingress/egress drive on 16 Street sufficient to meet current requirements; and
Ability to expand to the north in the future to meet future anticipated growth needs.
2. The adjacent property uses are as follows: to the west- Light Industrial, to the south Planned Unit
Development, to the north General Commercial and to the east General Commercial;;
3. NAICS Code 484110 is appropriate for the site;
Letter of Interest in Closing- City of La Porte, June 6, 2017, Page 2 of 2
4. Numerous tracts within blocks of the site are either Light Industrial or Heavy Industrial including
the Bayport Industrial District;
5. The site is on 16th Street which is designated as a High Frequency Truck Route; and
6. The site contains other property designated as 60È ROW for 15th Street as well as two 15È alleys
and we have not only begun abandonment and closure through the Street and Alley Closure
(SAC) process but have already received ÅNo ObjectionÆ letters from the required utility
providers and;
7. The operator will not utilize nor allow any on site ground container storage.
It is our belief that this request is both consistent and compatible with the surrounding land uses and will
be an attribute to the City of La Porte as it retains jobs within the community and assists an existing
business with its growth plans.
Please do not hesitate to contact us with any questions that you may have.
Sincerely,
Jeff Presnal
Development Principal
Attachments:
th
- Property Survey (including alleys and 15 Street ROW)
- Site Plan
2
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LA PORTE
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TRANSFER
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FACILITY SITE
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PLAN EXHIBIT
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LA PORTE, TX
LLC
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08-23-17
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(60' R.O.W.)
14th STREET
(60
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(60'
WEST M STREET
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STREET
R.
R.
O.
O.
W.)
W.)
(100' R.O.W.)
16th STREET
City of La Porte, Texas
Planning and Zoning Commission
September 21, 2017
AGENDA ITEM 14
Future Land Use Map Amendment #17-92000003
A request by Jeff Presnal of Cypressbrook Management Company, LP,
applicant, on behalf of Carrington F. Weems, owner for an amendment to
by amending the land use designation for a 5.051 acre tract of land
legally described as Blocks 1143 and 1144, La Porte Subdivision
Commercial
Light Industrial.
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Planning and Zoning Commission Regular Meeting
September 21, 2017
Future Land Use Plan Amendment
Planning and Development Department
Staff Report
ISSUE
Consider a recommendation of approval to the City Council for an amendment to the
Plan as demonstrated in the attached Exhibits A and B.
DISCUSSION
Staff is presenting for consideration in
conjunction with a zone change request on a 5.051 acre tract of land from GC to PUD.
th
The site is currently undeveloped and is located on the east side of S. 16 St. north of
the W. M St. ROW.
Commercial
In order to accommodate the proposed development, the FLUP would need to be
amended Light Industria. The FLUP may be amended from time to
time if approved by the City Council, upon recommendation by the Planning and Zoning
Commission. The attached Exhibit A demonstrates the existing land use while Exhibit
shows the proposed future land use plan.
Section 213.003 of the Texas Local Government Code (LGC) specifies requirements for
Plan, which was adopted as a component of the
Comprehensive Plan. The LGC requires review of the proposed amendment by the
Planning and Zoning Commission and consideration by the City Council. A public hearing
will be scheduled at the time of City Council review.
The Future Land Use Plan identifies the following surrounding land uses (see the
attached Exhibit A):
Land Use Development
bƚƩƷŷ Commercial Undeveloped
{ƚǒƷŷ Light Industrial Port Crossing
ĻƭƷ Light Industrial Industrial Development
9ğƭƷ Commercial Undeveloped
1
Planning and Zoning Commission Regular Meeting
September 21, 2017
Future Land Use Plan Amendment
RECOMMENDATION
Should the Planning and Zoning Commission desire to recommend approval for zone
change 17-92000003, then the ci
described in this item.
ATTACHMENTS
Exhibit A: Current Future Land Use Plan
Exhibit B: Proposed Future Land Use Plan
2
CURRENT LAND
USE MAP
Zone Change
COM
#17-9200000
NE Corner
S. 16th and W. M
Subject Property
W M ST
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
BI
PO
LI
approximate relative location of
property boundaries
1 inch = 212 feet
2017
PLANNING DEPARTMENT
PROPOSED LAND
USE MAP
Zone Change
COM
#17-9200000
NE Corner
S. 16th and W. M
Subject Property
W M ST
This product is for informational
purposes and may not have
been prepared for or be suitable
for legal purposes. It does not
represent an on-the-ground
survey and represents only the
BI
PO
LI
approximate relative location of
property boundaries
1 inch = 212 feet
2017
PLANNING DEPARTMENT
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tƌğƓƓźƓŭ ğƓķ 5ĻǝĻƌƚƦƒĻƓƷ 5ĻƦğƩƷƒĻƓƷ
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Proposed Amendments to Chapter 106-310. - Commercial and Industrial Uses
2012 NAICS Code 2012 NAICS Title ** NC MS GC MU BI LI HI
71394 Fitness and Recreational Sports Centers P P P P P P
813110 Religious Organizations P C P P P P
812910 Pet Care (except Veterinary) Services P C 14 C 14 C 14 C 14 C 14
541214 Payroll Services P P P P P
541219 Other Accounting Services P P P P P
54131 Architectural Services P P P P P
54132 Landscape Architectural Services P P P P P
54133 Engineering Services P P P P P
54134 Drafting Services P P P P P
54135 Building Inspection Services P P P P P
54136 Geophysical Surveying and Mapping Services P P P P P
50137 Surveying and Mapping (except Geophysical) Services P P P P P
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