HomeMy WebLinkAbout12-19-19 Regular Meeting of the Planning and Zoning CommissionHAL LAWLER
Chairman
DONNA O'CONNER
Commissioner At Large A
NICK BARRERA
Commissioner At Large B
TREY KENDRICK
Commissioner District 1
RICHARD WARREN
Commissioner District 2
Vice Chairman
JO ANN PITZER
Commissioner District 3
MARK FOLLIS
Commissioner District 4
LOU ANN MARTIN
Commissioner District 5
CHRISTINA TSCHAPPAT
Commissioner District 6
LA PORTE PLANNING AND ZONING COMMISSION AGENDA
THURSDAY, DECEMBER 19, 2019
REGULAR MEETING 6 P.M.
CITY COUNCIL CHAMBERS
LA PORTE CITY HALL, 604 WEST FAIRMONT PARKWAY, LA PORTE, TEXAS, 77571
Persons with disabilities who plan to attend this meeting and who may need auxiliary aids or services are requested to contact the
City Secretary's office (281-470-5021) two working days prior to the meeting for appropriate arrangements.
CALL TO ORDER
2. ROLL CALL OF MEMBERS
3. PUBLIC COMMENT (Generally limited to five minutes per person; in accordance with state law, the time
may be reduced if there is a high number of speakers or other considerations.)
4. CONSIDER APPROVAL OF THE MEETING MINUTES:
a. Approve the minutes of the meeting held on November 21, 2019.
5. FINAL PLAT:
a. Consider approval of a Final Plat for the Morgan's Landing Section 6, a single family residential
development consisting of 39 lots on 7.78 acres located off of Bay Area Blvd.
b. Consider approval of a Final Plat for the Morgan's Landing Section 7, a single family residential
development consisting of 70 lots on 16.44 acres located off of Bay Area Blvd.
c. Consider approval of a Final Plat for the Morgan's Landing Section 8, a single family residential
development consisting of 55 lots on 16.94 acres located off of Bay Area Blvd
d. Consider approval of a Final Plat for Bay Landing Circle; a street dedication located within the
Morgan's Landing Subdivision.
6. ZONE CHANGE #19-92000007: Open a public hearing on a request for approval of Zone Change
Request #19-92000007 by Pablo Abel Garza, applicant and owner; for approval of a zone change from
General Commercial (GC) to Low Density Residential (R-1), on a 0.23 acre tract of land located at 11813
Fieldcrest Dr., and legally described as Lots 32 and 33, Block 2, Pinegrove Valley Subdivision, Harris
County, La Porte, TX.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (Limited to 5 minutes per person)
d. Question and Answer
7. ADJOURN PUBLIC HEARING
8. CONSIDERATION: Consider approval or other action on Zone Change Request #19-92000007
9. FUTURE LAND USE MAP AMENDMENT: Consider a recommendation to the LaPorte 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 0.23 acre tract of land located at 11813 Fieldcrest Dr., and
legally described as Lots 32 and 33, Block 2, Pinegrove Valley Subdivision, from "Commercial" to `Low
Density Residential'.
10. ZONE CHANGE #19-92000008: Open a public hearing on a request for approval of Zone Change
Request #19-92000008 by Monica Rogers, applicant; on behalf of MLMR Properties, LLC, owner; for
approval of a zone change from Low Density Residential (R-1) to Neighborhood Commercial (NC), on a
0.39 acre tract of land legally described as a portion of Restricted Reserve "A", Block 1, Willmont
Commercial Park Subdivision Amending Plat, Harris County, La Porte, TX.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (Limited to 5 minutes per person)
d. Question and Answer
11. ADJOURN PUBLIC HEARING
12. CONSIDERATION: Consider approval or other action on Zone Change Request #19-92000008
13. ZONE CHANGE #19-92000009: Open a public hearing on a request for approval of Zone Change
Request #19-92000009 by Tammy Jo Millstid, applicant; on behalf of CM Millstid Properties, LLC, owner;
for approval of a zone change from Planned Unit Development (PUD) to Business Industrial (BI), on a
3.38 acre tract of land located at 11007 Fairmont Pkwy. and legally described as Tract 1 H, Abstract 625
R, Pearsall Survey, Harris County, La Porte, TX.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (Limited to 5 minutes per person)
d. Question and Answer
14. ADJOURN PUBLIC HEARING
15. CONSIDERATION: Consider approval or other action on Zone Change Request #19-92000009
16. 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 3.38 acre tract of land located at 11007 Fairmont Pkwy., and
legally described as Tract 1 H, Abstract 625 R, Pearsall Survey, from "Mid -High Density Residential" to
"Business Industrial".
17. ZONE CHANGE #19-92000010: Open a public hearing on a request for approval of Zone Change
Request #19-92000010 by Ryan Sweezy, applicant; on behalf of Texas Cargoways, LLC, owner; for
approval of a zone change from Mid Density Residential (R-2) to Planned Unit Development (PUD), on
a 6.921 acre tract of land located at the 3400 Block of Canada Rd., and legally described as Reserve A,
Block 1, Dawson Subdivision, Harris County, La Porte, TX.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (Limited to 5 minutes per person)
d. Question and Answer
18. ADJOURN PUBLIC HEARING
19. CONSIDERATION: Consider approval or other action on Zone Change Request #19-92000010
20. 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 6.921 acre tract of land located at the 3400 Block of Canada
Rd., and legally described as Reserve A, Block 1 Dawson Subdivision, from "Mid -High Density
Residential" to "Commercial".
21. SCUP REQUEST #19-91000009: Open a public hearing on a request for approval of Special Conditional
Use Permit (SCUP) #19-91000009 by Ryan Sweezy, applicant; on behalf of Texas Cargoways, LLC,
owner; to allow for a boat and recreational vehicle (RV) storage facility, to locate on a 6.921 acre tract of
land located at the 3400 Block of Canada Rd., and legally described as Reserve A, Block 1, Dawson
Subdivision, Harris County, La Porte, TX.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (Limited to 5 minutes per person)
d. Question and Answer
22. ADJOURN PUBLIC HEARING
23. CONSIDERATION: Consider approval or other action on SCUP Request #19-91000009
24. SCUP REQUEST #19-91000008: Open a public hearing on a request for approval of Special Conditional
Use Permit (SCUP) #19-91000008 by Wells Holdings, Inc., applicant; on behalf of 92 Fairmont Lakes,
Inc., owner; to allow for a mixed use development, to locate on a 56.7 acre tract of land located at the
northeast corner of Wharton Weems Blvd. and SH 146, and legally described as Lots 1-33, Block 1267,
La Porte Subdivision, Tract 1 M, Abstract 35, J Hunter Survey, and Tracts 5 & 5L, Abstract 30, W.P. Harris
Survey, Harris County, La Porte, TX.
a. Staff Presentation
b. Applicant Presentation
c. Public Comments (Limited to 5 minutes per person)
d. Question and Answer
25. ADJOURN PUBLIC HEARING
26. CONSIDERATION: Consider approval or other action on SCUP Request #19-91000008
27. 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 56.7 acre tract of land located at the northeast corner of
Wharton Weems Blvd. and SH 146, and legally described Tract 1 M, Abstract 35, J Hunter Survey, and
Tracts 5 & 5L, Abstract 30, W.P. Harris Survey, from "Low Density Residential" and "Commercial" to
"Mixed Use".
28. DISCUSSION:
a. Update on Chapter 106 Subcommittee
29. ADMINISTRATIVE REPORTS
30. COMMISSION COMMENTS on matters appearing on the agenda or inquiry of staff regarding specific
factual information or existing policy.
31. 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 Lee Woodward, City Secretary, at 281-470-5019.
CERTIFICATION
I do hereby certify that a copy of the December 19, 2019, Planning and Zoning Commission agenda was
posted on the City Hall bulletin board, a place convenient and readily accessible to the general public at all
times, and to the City's website, LaPorteTX.gov, in compliance with Chapter 551, Texas Government Code.
Title:
DATE OF POSTING
TIME OF POSTING
TAKEN DOWN
City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEM 4
Consider approval of the Meeting Minutes:
a. November 21, 2019
Ian Clowes, City Planner
Planning and Development Department
City of La Porte, Texas
Commissioners Present
Commissioners Absent
Planning and Zoning Commission
Minutes of November 21, 2019
Chairman Hal Lawler, Nick Barrera, Donna O'Conner, Christina
Tschappat, Richard Warren, Jo Ann Pitzer, Mark Follis, Trey
Kendrick
Commissioner Martin
City Staff Present: Assistant City Attorney Clark Askins, Planning & Development
Director Teresa Evans, City Planner Ian Clowes, Planning
Technician Chase Stewart
1. CALL TO ORDER:
Chairman Lawler called the meeting to order at 6:00 p.m.
2. ROLL CALL OF MEMBERS:
Commissioner Martin was absent for this meeting
3. Consider Approval of Meeting Minutes:
a) October 17, 2019 Minutes
Motion by Commissioner Tschappat to approve the proposed meeting minutes.
Second by Commissioner Warren Motion to approve carried
Ayes: Commissioners Barrera, O'Conner, Tschappat, Warren, Pitzer, Follis, Kendrick,
and Chairman Lawler
Nays: None
Motion to approve passes, 8-0
4. Public Comment (6:00 pm): Chuck Rosa — 812 S Virginia St., La Porte TX — Voiced
personal opinions of the Planning and Zoning Commission.
5. Major Development Site Plan: Consider approval of the major development site plan
#19-83000001. Hawthorn at Bay Forest, a 20.0 acre multi -family development located at
1831 N. SH 146.
a. Staff Presentation: Ian Clowes, City Planner, presented the major development
site plan, #19-83000001, Hawthorne at Bay Forest.
b. Question and Answer: Commissioners Follis and Barrera both had questions
seeking clarification on certain items on the site plan.
Motion by Commissioner Follis to approve major development site plan #19-83000001
Second by Commissioner Follis Motion to approve carried
Ayes: Commissioners Barrera, O'Conner, Tschappat, Warren, Pitzer, Follis, Kendrick,
and Chairman Lawler
Nays: None Motion to approve passes, 8-0
6. Preliminary Plat:
a. Consider approval of a Preliminary Plat for the Morgan's Landing Section 9, a
single family residential development consisting of 96 lots on 23.6 acres located
off of Bay Area Blvd.
b. Consider approval of a Preliminary Plat for the Morgan's Landing Section 10, a
single family residential development consisting of 13 lots on 2.7 acres located off
of Bay Area Blvd.
c. Consider approval of a Preliminary Plat for the Morgan's Landing Section 11, a
single family residential development consisting of 46 lots on 12.2 acres located
off of Bay Area Blvd.
d. Consider approval of a Preliminary Plat for the Morgan's Landing Section 12, a
single family residential development consisting of 34 lots on 7.6 acres located off
of Bay Area Blvd.
e. Consider approval of a Preliminary Plat for the Morgan's Landing Section 13, a
single family residential development consisting of 57 lots on 12.5 acres located
off of Bay Area Blvd.
f. Consider approval of a Preliminary Plat for the Morgan's Landing Section 14, a
single family residential development consisting of 29 lots on 6.2 acres located off
of Bay Area Blvd.
g. Consider approval of a Preliminary Plat for the Morgan's Landing Section 15, a
single family residential development consisting of 43 lots on 26.1 acres located
off of Bay Area Blvd.
a) Staff Presentation: Ian Clowes, City Planner, presented the 7 preliminary plats to
the Planning and Zoning Commission.
b) Question and Answer: Commissioner Barrera asked about how drainage for the
site has been affected, if at all. Commissioner Kendrick asked for clarification about
the Preliminary/Final plat process.
Motion by Commissioner Kendrick to approve the proposed preliminary plats (all 7 were
voted on with a single motion).
Second by Commissioner Warren Motion to approve carried
Ayes: Commissioners Barrera, O'Conner, Tschappat, Warren, Pitzer, Follis, Kendrick,
and Chairman Lawler
Nays: None Motion to approve passes, 8-0
7. Replat: Open a public hearing on a request for approval of Residential Replat #19-
97000006 by Charles Anders of Bayway Homes Inc. for the proposed Bay Village Section
1, a replat of Lot 9, Block 3, Lots 1-12, Block 4, Lots 1-7 and a portion of Lot 8, Block 10,
of Bay Oaks Subdivision, Harris County, La Porte, TX.
a) Staff Presentation: Ian Clowes, City Planner, presented the replat, #19-
97000006, Bay Village Section 1.
b) Applicant Presentation: Charles Anders presented the plat as the first step of a
single-family development project in the City of La Porte and was available to field
questions
c) Public Comments: James Bacheller - 427 Bay Oaks — Voiced concerns about
traffic impacts for the neighborhood if the subdivision was developed.
d) Question and Answer: N/A
Motion by Commissioner Warren to approve the Replat #19-97000006
Second by Commissioner O'Conner Motion to approve carried
Ayes: Commissioners Barrera, O'Conner, Tschappat, Warren, Pitzer, Follis, Kendrick,
and Chairman Lawler
Nays: None Motion to approve passes, 8-0
8. Chapter 106 (Zoning) Amendments: Open Public Hearing to receive input on an
ordinance amending Chapter 106 "Zoning" of the Code of Ordinances of the City of La
Porte.
a) Staff Presentation: Ian Clowes, City Planner, presented the proposed changes
to Chapter 106 "Zoning" of the Code of Ordinances for the City of La Porte, as
formulated by members of the Planning and Zoning Commission Subcommittee.
b) Public Comments:
Chuck Rosa — 812 S Virginia St. — Voiced opposition to the proposed changes
to Chapter 106.
Alan Ward — Real Estate Broker — Voiced opposition to the proposed changes to
Chapter 106, specifically the amendments to landscaping requirements and
hazardous material storage
Randy Le Blanc- 241 S Carroll — Voiced opposition to hazardous material storage
amendments and suggested designated storage areas/procedures within the City
instead.
Jeff Burkhalter — 305 Winchester Rd. — Asked for clarification regarding the
landscaping amendments
c) Question and Answer: Commissioner Kendrick voiced concern about what could
be considered "too restrictive" of characteristics to determine what is classified as
a truck stop. Commissioner Follis argues that the further restriction of the truck
stop definition would prohibit any potential improvement of existing truck stops.
Commissioner O'Connor asks for clarification of the proposed language change
for a truck stop definition.
Motion by Commissioner O'Connor to approve Chapter 106 "Zoning" amendments with
the condition to remove the limitations on number of characteristics that are permitted in
association with a "truck stop" use
Second by Commissioner Tschappat Motion to approve carried
Ayes: Commissioners Barrera, O'Conner, Tschappat, Warren, Pitzer, Follis, Kendrick,
and Chairman Lawler
Nays: None
Motion to approve passes, 8-0
9. Election of Officers: Section 5.6 Rules and Bylaws
a. Vice Chairperson — Commissioner Warren was elected to the position by a vote of
8-0
b. Secretary — Commissioner Kendrick was elected to the position by a vote of 8-0
10. Discussion:
• The Planning and Zoning Commission was notified of the failure of passage
of a recent Zone Change and Future Land Use Plan amendment for the
property at Canada Rd. and W. Fairmont Pkwy. The applicant is preparing to
submit for a Planned Unit Development (PUD) Zone Change and Special
Conditional Use Permit (SCUP) to allow for an RV and Boat Storage facility to
be constructed
• The Special Conditional Use Permit (SCUP) at the previous meeting for a
duplex construction at Bayshore Dr. was overruled by City Council and
approved.
11. Commission Comments: N/A
12. Adjourn:
Motion by Commissioner Warren to adjourn the meeting.
Second by Commissioner Follis Motion to adjourn carried
Ayes: Commissioners Barrera, O'Conner, Tschappat, Warren, Pitzer, Follis, Kendrick,
and Chairman Lawler
Nays: None
Motion to adjourn passes, 8-0
Respectfully submitted,
Chase Stewart
Planning Technician
Passed and Approved on 2019.
Hal Lawler
Chairman, Planning and Zoning Commission
Trey Kendrick
Secretary, Planning and Zoning Commission
City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEM 5 (a-d)
Consider approval of FinalPlats for the Morgan's Landing
subdivision; three (3) sections and one (1) street dedication, part
of a single family residential development consisting of 164 lots on
41.2 acres located on Bay Area Blvd. between Fairmont Pkwy and
Spencer Hwy.
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
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19 2019
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Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission approve the final plats for three (3) sections
and one (1) street dedication of Morgan's Landing?
RECOMMENDATION
Staff recommends the Planning and Zoning Commission approve the Final Plats for
Morgan's Landing
DISCUSSION
Applicant's Request:
The applicant, Gretchen Hollas of CobbFendley, is requesting approval of final plats for three
(3) sections and one (1) street dedication of the Morgan's Landing subdivision. The attached
exhibits are the proposed final plats. The 41.2 acre site will consist of 164 low density single
family residential lots ranging in size from 5,625 square feet to 7,800 square feet.
Background Information:
The site is currently zoned PUD, with an approved SCUP, and is vacant. The following table
summarizes the surrounding zoning and land uses:
Zoning
Land Use
North
GC, General Commercial
Shell Credit Union, Spencer Mini Storage.
South
BI, Business Industrial
Industrial Buildings
West
R-1, Low Density Residential
Fairmont Park East Subdivision
East
PUD, Planned Unit
Development
Vacant Undeveloped Land
Analysis:
Residential requirements.
Section 106-333(a) includes the various zoning requirements for residential development
(see the attached Exhibit C).
1. Single family detached development requires a minimum lot area of 6,000 square
feet. The proposed Morgan's Landing Preliminary Plat complies with the approved
SCUP which permits lots with lot areas less than 6,000 square feet.
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2. The code requires a minimum 50 foot lot width. The proposed Morgan's Landing
Preliminary Plat complies with the approved SCUP which permits lot widths with a
minimum of 45 feet.
3. Yard setbacks are as follows: front-25 feet, sides-5 feet, rear-15 feet. Front setbacks
have been called out on the preliminary plat document. All setbacks will be verified
at the time building permits are issued for each house.
4. The maximum height allowed for a single family detached structure is 35 feet and will
be verified with the issuance a of building permit for each house.
5. The minimum site area per unit for single family detached development is 9,100
square feet. The proposed Morgan's Landing subdivision is proposed at 21,847.5
square feet per unit. The maximum dwelling units per acre is 4.8 while the proposed
subdivision is at 1.99 D.U./acre, which is less dense than the code allows. The
proposed subdivision is in compliance with these code requirements.
6. The maximum lot coverage is 40% and will be verified at the time building permits
are issued for each house.
Staff finds that the proposed final plats are in compliance with the residential requirements
set forth in Section 106-33(a) of the City's Code of Ordinances.
Detention.
The applicant has provided the required drainage for the subdivision. There will be two
ponds, the first being an amenitized wet bottom lake in the center of the development, and
the second being a dry detention basin at the southern edge of the property. The
functionality of these dentition facilities have been detailed in a drainage report submitted
to city staff and reviewed by the City Engineer.
Park Land Dedication and Park Development Fees.
Section 12.01-12.02 of the City's Land Development Ordinance (see the attached Exhibit)
requires one acre of park land be dedicated for every 93 proposed dwelling units. In this
case, the applicant is not proposing to dedicate any parkland to the city. The ordinance also
allows for a cash payment in lieu of that dedication. The ordinance requires payment of $490
per dwelling unit to satisfy the cash payment in lieu of land dedication. This payment is due
at the time of building permit for each individual dwelling unit.
In addition to the cash payment in lieu of land dedication, the applicant is responsible for
payment of a park development fee at the time of building permit. Section 12.02 of the Land
Development Ordinance requires payment of a $318 fee per dwelling unit. As a result, at
the time of building permit issuance for each lot the applicant will be responsible for
payment of $490 + $318 = $808 to cover the cash payment in lieu of land dedication and
park development fee.
ATTACHMENTS
• Morgan's Landing Final Plats
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City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEMS 6-8
Zone Change Request #19-92000007
A request by Pablo Abel Garza, applicant and owner; for
approval of a zone change from General Commercial (GC) to
Low Density Residential (R-1), on a 0.23 acre tract of land
legally described as Lots 32 and 33, Block 2, Pinegrove
Valley Subdivision.
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
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ritr,(,!s,l 19 2019
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 Low Density Residential (R-1) zoning district; on
approximately 0.23 acre tract of land, legally described as Lots 32 and 33, Block 2,
Pinegrove Valley Subdivision?
DISCUSSION
Location:
The subject site is located at 11813 Fieldcrest Dr.
Background Information:
The property is currently undeveloped. The applicant would like to change the zoning of
the property to R-1 to allow for the construction of a single family home on the site.
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
North
GC, General Commercial
Single Family Home
South
GC, General Commercial
Single Family Home
West
R-1, Low Density Residential
Single Family Home
East
GC, General Commercial
Single Family Home
The site is currently identified as General Commercial in the Future Land Use Map. As a
result, in order to rezone the property, the city's Future Land Use Map should be amended
to identify this site as Medium -High Density Residential.
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; 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 City Hall and on the City's
website.
an 111 g dw'Irtd zonling ���, i"11111 , xl��ll 1 ar r,IJl�ll 1 �Ir,rr Ill"t�:r
ritr)(,!s,l 19 2019
Analysis:
There are a number of different considerations staff evaluated during the review of this
application. The following describes staff's analysis of those considerations:
1. Land Use. Staff finds that low density residential is an ideal fit for the existing site.
The current size and configuration would not lend itself to new commercial
projects.
2. Access. There is sufficient existing right-of-way access from Fieldcrest Dr.
3. Utilities. Water and sewer services are available along Fieldcrest Dr.
Additionally, the City's Comprehensive Plan identifies a number of items to be considered
prior to making land use decisions. The following table breaks down each item and staff's
finding:
Criterion:
Staff Findings:
Ability of infrastructure to support the
Existing infrastructure in the area is sufficient to support
permitted use.
the proposed use.
Impact on the value and practicality
Proposed development would be consistent with other
of the surrounding land uses.
properties in the immediate area.
Conformance of a zoning request
The proposed zone change will be in conformance with
with the land use plan.
the future land use plan once amended to reflect the
change to low density residential.
Character of the surrounding and
The proposed zone change would be consistent with
adjacent areas.
current development patterns along Fieldcrest Dr.
Suitability of the property for the uses
The proposed use will be consistent with other low density
which would be permissible,
single family in the area.
considering density, access and
circulation, and adequacy of public
facilities and services.
The extent to which the proposed
The proposed zone change will have minimal impact on
use designation would adversely
the traffic in the vicinity. The R-1 zone, in general,
affect the capacity or safety of that
generates less traffic then potential commercial projects
portion of the road.
permitted in the GC zone.
The extent to which the proposed
The proposed zone change will not create excessive air
use designation would create
pollution or other negative environmental issues.
excessive air 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 in
the area.
RECOMENDATION
Based on the above analysis, staff recommends the Planning and Zoning
Commission consider the proposed zone change from General Commercial (GC) to
Low Density Residential (R-1)
K
anrdng and Zoning
I'l)(,:, 1 19 2019
Zon(,,:, Chang(,,:, ;IU09 92000007
ATTACHMENTS
Exhibit A-. Aerial Map
Exhibit B-. Zoning Map
Exhibit C-. Future Land Use (FLUP) Map
Exhibit D-. Application
.I, �Ixl I IIIII .I' l 1)
zone Changelist
Planning and Development Department
Address where zone change is being requested:
Legal description where zone change is being requested:
HCAD Parcel Number where zone change is being requested:
Lot area:
Zoning District:
A request for approval of a zone change is hereby made to the City of La Forte. i
Description of Request: r� d
Attached hereto is a Project Description Letter describing the project and outlining the reasons why such SCUP should be approved.
Name:—w-
Company (if applicable)
Address: r �
III
Name,
Company (if applicable):
MM
4 U"Z
INFORMATION
State: Zip:
AUTHMIZED AGENT (If other than oWn,er)
Address:
State: Zip:
City:
Phone: Email:
WER(S) & AGENT CERTIFICATION
I hereby depose and state a pr the penalties of perjury that all statements, proposals and/or plans submitted with/or contained in
this application are tru an (rrect anA the appOcatio is complete to the best of my knowledge and belief.
Date:
Agent's Signature: �?
55 S Date ! .
Owner(s)' Signature(s)' s a
STAFF USE ONLY.
Number:Case
f% 1, 115
Date Application Received:
Zone Change Application,
Planning and Development Department
STATE OF TEXAS
COUNTY OF HARRIS
CITY OF LA PORTE
The undersigned hereby duly swears on oath and says:
1. A public hearing sign was provided to me by the City of La Porte's Manniing and Development Department. I
hereby attest that said sign twill be posted on the following described property, which is subject to the
application:
ADDRESS: L) — (--J r d ("
LEGAL DESCRIPTION:
0
2. In accordance with the provisions of Section 106-194 of the city Code of Ordinances, I hereby attest that said
sign will be posted on the described property for no less, than fifteen (15) days prior to the scheduled public
hearing; starting at least on the following date:
3. Said sign shad be placed on the property within 20 feet of the abutting street.
4. Said sign shall remain legible and visible for the entire fifteen (15) day posting period. If sign is damaged or
missing, I hereby attest that I will contact the City of La Porte replacement sign,
Applicant's Signature
Applicant's Printed Nome L
Subwibed and sworn before me this Z Q day of by
y 1)
-TQ2 (A:) Z (Pint Applicant's Nome).
Notary Public
(Seal)
My commission expires:
City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEM 9
Future Land Use Map Amendment #19-92000007
A request for a proposed amendment to the Future Land Use Map
component of the La Porte Comprehensive Plan by amending the land
use designation for a 0.23 acre tract of land located at 11813 Fieldcrest
Dr., and legally described as Lots 32 and 33, Block 2, Pinegrove
Valley Subdivision, from "Commercial' to "Low Density Residential."
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
an 111 g dw'Irtd Zoning ���, �i"11111 , xl��l l 1 ar r,IJl,ll 1 �Jrrr Ill"t�:r
19 2019
IJ'I:Io11 dw?'nd, 1 ll1,fdf, "ll(;,l,f1.
Planning and Development Department
Staff Report
ISSUE
Consider a recommendation of approval to the City Council for an amendment to
the city's Future Land Use Plan as demonstrated in the attached Exhibits A and B.
DISCUSSION
Staff is presenting for consideration an amendment to the city's Future Land Use
Plan in conjunction with a zone change request on a 0.23 acre tract of land from
GC to R-1. The site is currently undeveloped and is located at 11813 Fieldcrest
Dr.
The city's Future Land Use Plan (FLUP) identifies this property as "Commercial"
land use. In order to accommodate the proposed development, the FLUP would
need to be amended to allow for "Low Density Residential" use. 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 B shows the proposed future land use plan.
Section 213.003 of the Texas Local Government Code (LGC) specifies
requirements for amending the city's Future Land Use 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
North
Commercial
Single Family Home
South
Commercial
Single Family Home
West
Low Density Residential
Single Family Home
East
Commercial
Single Family Home
anrdng and Zoning
19, 2019
w, 1: w, I . . . . . . ..... �,nd 1 1, 1, f d "I I (;, 1, f 1:
RECOMMENDATION
Should the Planning and Zoning Commission desire to recommend approval for
zone change #19-92000007, then the city's Future Land Use Plan should be
amended as described in this item.
ATTACHMENTS
Exhibit A: Current Future Land Use Plan
Exhibit 13: Proposed Future Land Use Plan
K
City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEMS 10-12
Zone Change Request #19-92000008
A request by Monica Rogers, applicant; on behalf of MLMR
Properties, LLC, owner; for approval of a zone change from
Low Density Residential (R-1) to Neighborhood Commercial
(NC), on a 0.39 acre tract of land legally described as a
portion of Restricted Reserve "A", Block 1, Willmont
Commercial Park Subdivision Amending Plat.
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
an 111 g dw'Irtd zonling ���, i"11111 , xl��ll 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
ritr,(,!s,l 19 2019
Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission recommend approval of a change in zoning
from Low Density Residential (R-1) to the Neighborhood Commercial (NC) zoning district;
on approximately 0.39 acre tract of land, legally described as a portion of Restricted
Reserve "A", Block 1, Willmont Commercial Park Subdivision Amending Plat?
DISCUSSION
Location:
The subject site is located at 10105 Fairmont Pkwy.
Background Information:
The property is currently undeveloped. The applicant would like to change the zoning of
the property to NC which would allow for a subdivision from the parent tract. The portion
of land to be rezoned is in the process of being sold. The future owner intends to construct
a "Farm Store" business on the site. In order to subdivide and develop the site for
commercial purposes, the zone change is necessary.
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
North
R-1, Low Density Residential
Single Family Home
South
NC, Neighborhood Commercial
Fairmont Pkwy.
West
R-1, Low Density Residential
Single Family Home
East
NC, Neighborhood Commercial
Bay -Porte Animal Hospital
The site is currently identified as Neighborhood Commercial in the Future Land Use Map.
As a result, the proposed zone change request is in conformance and does not
necessitate an amendment to the Future Land Use Map at this time.
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; 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 City Hall and on the City's
website.
an 111 g dw'Irtd Zonling ���, i"11111 , xl��ll 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
ritr,(,!s,l 19 2019
Analysis:
There are a number of different considerations staff evaluated during the review of this
application. The following describes staff's analysis of those considerations:
1. Land Use. Staff finds that neighborhood commercial is an ideal fit for the existing
site. The current size, configuration, and location would not lend itself to new
residential projects.
2. Access. There is sufficient existing right-of-way access from Fairmont Pkwy. and
Willmont Rd.
3. Utilities. Water and sewer services are available along Fairmont Pkwy.
Additionally, the City's Comprehensive Plan identifies a number of items to be considered
prior to making land use decisions. The following table breaks down each item and staff's
finding:
Criterion:
Staff Findings:
Ability of infrastructure to support the
Existing infrastructure in the area is sufficient to support
permitted use.
the proposed use.
Impact on the value and practicality
Proposed development would be consistent with other
of the surrounding land uses.
commercial properties in the immediate area.
Conformance of a zoning request
The proposed zone change will be in conformance with
with the land use plan.
the current future land use plan.
Character of the surrounding and
The proposed zone change would be consistent with
adjacent areas.
current development patterns along Fairmont Pkwy.
Suitability of the property for the uses
The proposed use will be consistent with other
which would be permissible,
neighborhood commercial developments in the area.
considering density, access and
circulation, and adequacy of public
facilities and services.
The extent to which the proposed
The proposed zone change will have minimal impact on
use designation would adversely
the traffic in the vicinity. The proposed development will
affect the capacity or safety of that
utilize existing driveways on Willmont and Fairmont. No
portion of the road.
new driveways are proposed.
The extent to which the proposed
The proposed zone change will not create excessive air
use designation would create
pollution or other negative environmental issues.
excessive air 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 in
the area.
RECOMENDATION
and g dw'Irtd Zoning ���, �i"11111 , xl��l l 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
rltl',(,!s,l 19 2019
Based on the above analysis, staff recommends the Planning and Zoning Commission
consider the proposed zone change from Low Density Residential (R-1) to Neighborhood
Commercial (NC).
ATTACHMENTS
Exhibit A: Aerial Map
Exhibit B: Zoning Map
Exhibit C: Future Land Use (FLUP) Map
Exhibit D: Application
11 , �lxl I I'll 1)
4
Zone Change Application
1k NO
Planning and Development lDelpairtment
Address where zone change is being requested: 10105 FAIRMONT PKWY, LA PORTE, TX 77571
Legal description where zone change is being requested; See attached - "Exhibit A"'
HCAD Parcel Number where zone change, is being requested: 1311750010004
ed.
Zoning District: Currently "R-1 " Single Family Residential — Lot area:. '88 Acres
A request far approval of a zone, change is hereby made to the City of Lo Porte.
Description of Request: Rezone of .3888 acres of land zoned T-1 / Sin,gile Family Residential" to "'NC / Neighborhood Commercial"
Attached hereto is a Project Description Letter describing the project and outlining the reasons why such SCUP should be approved.
!111011%wvmi`sr-
Company
(if applicable): MI -MR PROPERTIES, LLC
Address: 10105 Fairmont Pkwy
City;
La Porte State: TX Zip: 77571
Company (if applicable):
Address:
Phone:
AUTHORIZED ,AGENT (if other than owner)
State: Zip:
Email:
OWNER( & AGENT CERTIFICATION
I hereby depose and state under the, penalties of perjury that all statements, proposals and/or plans submitted with,/or contained in
this application are true and correct and the application is complete to the best of my knowledge and belief.
Agent's Signature:
owner(s)'Signature(s): Monica L Rogers
STAFF USE ONLY.
Case Number:
Date:
DigilaNy signed by Monica L Rogers
Date; 2019.11.08 16:44:38 -06'00' Date,
EXHIBIT A, PAGE I OF 3 PAGES
County:
Harris
Project:
Farm Store La Porte
M&B No:
19-238
CS job No:
19089
03 MIK03 •............
THENCE, North 860 54'39" East, with the westerly north line of said Restricted Reserve
"A" and the south line of said Lot 48, a distance of 120,,54 feet to a 5/8-inch iron rod
found at the southeast corner of said Lot 48, for the northeast corner of the herein
described tract;
THENCE, South 030 15' 55" East, through and across said Restricted Reserve "A" and
said remainder tract, a distance of 140.36 feet to a point on the south line of said
Restricted Reserve "A" and said remainder tract, on the north R.O.W. line of Fairmont
Parkway (two hundred and fifty feet wide per, F.C. No. 638272 of the H.C,M.R.), for the
southeast corner of the herein described tract;
THENCE, South 860 50' 11 " West, with the south line of said Restricted Reserve "A" and
said remainder and said 0,2893 acre tracts, and with the north R.O.W. line of said
Fairmont Parkway, a distance of 120.63 feet to a point at the southwest corner of said
Restricted Reserve "A" and said 0,2893 acre tract, at the northeast intersection of said
Fairmont Parkway and said Willmont, Road, for the southwest corner of the herein
described tract;
EXHIBITA, PAGE 2 OF 3 PAGES
THENCE, North 030 13' 37" West, with the west lines of said Restricted Reserve, "A",
said 0.2893 acre tract and said remainder tract and with the east R,O,W. line of said
Willmont, Road, a distance of 140.52 feet to the POIINT OF BEGINNING and containing
0.3888 acre (16,935 square feet) of land.
An Exhibit Map of the herein described tract was prepared in conjuncfion with and
accompanies this description,,
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November 5, 2019
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A Farm Stores Franchise establishment is a neighborhood -centric model that offers
convenience items, fresh groceries, bakery products, and freshly prepared foods,
Utilizing a curbside pickup model, the customer can IN their order and receive their
products all without leaving their vehicle.The fulfillment of orders with the adoption of
our mobile ordering app will increase the efficiency and level of service at our drive -up
stores. Together with being a double drive -up "open-air" concept, our stores will always
maintain a high level of cleanliness and provide exceptional customer service.
In addition, it is our quest to remain as "eco-friendly" as possible. The structure itself will
be a sustainable and recycled modified storage container, approximately 18'wide and
40' in length, which will be placed and secured on a concrete slab. The unique roof
the customers and their vehicles.
In order for our above -mentioned use to be permitted, we would like to request the
following zone change. The .3888 acres of land that we are requesting to rezone from
"R-1 Single Family Residential" to "Neighborhood Commercial" is currently part of a
larger 1.5-acre parcel that is split zoned, with the remainder of the parcel already
containing "Neighborhood Commercial" zoning. Of the .388 acres that we propose to
rezone, only .2219 will be developed for our use.
fi" *'zo," Zone Change Application
Planning and Development Department
Si ATI Of I I XAS
(OUNTY0F HARRIS
C i'IA OF L A PORIT
The Undersigned hereby duly swears on oath and says:
1. A public hearing sign was provided to me by the City of La Porte's Planning and Development Department, I
hereby attest that said sign will be posted on the following described property, which is subject to the
application:
ADDRESS: 10105 FAIRMONT PKWY, LAPORTE, TX 77571__
LEGAL DESCRIPTION: See attached "Exhibit A"
2. In accordance with the provisions of Section 106-194 of the city's Code of ordinances, i hereby attest that said
sign will be posted on the described property for no less than fifteen (15) days prior to the scheduled public
hearirig; startinIg at (east ion the following dam December 3, 2019i
3, Saidsign shall be placed on'the property within 20 feet of the abutting street,
4, ,,sja ha"II'6m,ain legible and visible for the entire fifteen (15) day posting per yjod-U—s�gn is damaged or
'Im 4,5Jhg'-] horq'by. attest that I will contact the City of La Porte f r a replace nt sign,
A lic
4pica %s Sig e
Apol�ic4nt's �Printed �Name
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City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEMS 13-15
Zone Change Request #19-92000009
A request by Monica Rogers, applicant; on behalf of Tammy
Jo Millstid, applicant; on behalf of CM Millstid Properties,
LLC, owner; for approval of a zone change from Planned Unit
Development (PUD) to Business Industrial (BI), on a 3.38
acre tract of land legally described as Tract 1 H, Abstract 625
R, Pearsall Survey.
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
an 111 g dw'Irtd zonling ���, i"11111 , xl��ll l ar r,IJl,ll 1 �Irrr Ill"t�:r
ritr,(,!s,l 19 2019
Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission recommend approval of a change in zoning
from Planned Unit Development (PUD) to the Business Industrial (BI) zoning district; on
approximately 3.38 acre tract of land, legally described as Tract 1 H, Abstract 625 R,
Pearsall Survey?
DISCUSSION
Location:
The subject site is located at 11007 Fairmont Pkwy.
Background Information:
The property is currently utilized as outdoor storage for the business located on the
adjacent property to the south. The applicant would like to change the zoning of the
property to BI to bring it in line with the property to the south, also owned by the applicant.
The site has been utilized for minor industrial uses dating back as far as the 1980's.
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
North
PUD, Planned Unit Development
Morgan's Landing Subdivision
South
BI, Business Industrial
Industrial Trucking Business
West
PUD, Planned Unit Development
Exxon Pipeline Corridor
East
PUD, Planned Unit Development
Morgan's Landing Subdivision
The site is currently identified as Mid -High Density Residential in the Future Land Use
Map. As a result, in order to rezone the property, the city's Future Land Use Map should
be amended to identify this site as Business Industrial.
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; 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 City Hall and on the City's
website.
an 111 g dw'Irtd Zonling ���, i"11111 , xl��ll 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
ritr,(,!s,l 19 2019
Analysis:
There are a number of different considerations staff evaluated during the review of this
application. The following describes staff's analysis of those considerations:
1. Land Use. Staff finds that business industrial is a sufficient fit for the existing site.
The existing lot has been utilized for minor industrial uses, in conjunction with the
property to the south, for at least 35 years.
2. Access. The site will have direct access to Fairmont Pkwy. once it is legally
combined with the adjacent property to the south.
3. Utilities. Water and sewer services are available along Fairmont Pkwy.
Additionally, the City's Comprehensive Plan identifies a number of items to be considered
prior to making land use decisions. The following table breaks down each item and staff's
finding:
Criterion:
Staff Findings:
Ability of infrastructure to support the
Existing infrastructure in the area is sufficient to support
permitted use.
the proposed use.
Impact on the value and practicality
Proposed development would be consistent with other
of the surrounding land uses.
industrial properties in the immediate area. Future
industrial development on the site could have more
significant impacts on surrounding residential uses.
Conformance of a zoning request
The proposed zone change will be in conformance with
with the land use plan.
the current future land use plan, once amended.
Character of the surrounding and
The proposed zone change would be consistent with
adjacent areas.
current development to the south but would be in contrast
to the newly developed residential subdivision to the
north.
Suitability of the property for the uses
The current use of the property has minimal impacts to the
which would be permissible,
adjacent properties. Other uses permitted in the BI zoning
considering density, access and
district may be more impactful if ever developed on site.
circulation, and adequacy of public
facilities and services.
The extent to which the proposed
The proposed zone change will have minimal impact on
use designation would adversely
the traffic in the vicinity. The proposed development will
affect the capacity or safety of that
utilize existing driveways on Fairmont. No new driveways
portion of the road.
are proposed.
The extent to which the proposed
The proposed zone change will not create any known
use designation would create
excessive air pollution or other negative environmental
excessive air pollution, water
issues at this time.
pollution, noise pollution, or other
environmental harm to adjacent
properties.
The gain, if any, to the public health,
No gain has been identified at this time.
safety, and welfare of the City.
and g dw'Irtd Zoning ���, i"11111 , xl��ll 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
ritr,(,!s,l 19 2019
on(,s, C h1ng(,9 ;IU �9 9200000 9
RECOMENDATION
Based on the above analysis, staff recommends the Planning and Zoning Commission
consider the proposed zone change from Planned Unit Development (PUD) to Business
Industrial (BI).
ATTACHMENTS
Exhibit A: Aerial Map
Exhibit B: Zoning Map
Exhibit C: Future Land Use (FLUP) Map
Exhibit D: Application
EN', 111B IT 1)
m
0 ROO,
3 v�
Address where zone change us bc?ing
ii,eO descHptllon where zone change us iiming requestie&
HCAD Parce� NUmber where zone change �s being requested!- b
2 J .. ....
LA Lot area�
Zoning Distrlict:. o15—eL _
A request for approval of a zone change is hereby made to e G�y of LO Porte,
Desc6ption of Request', ed, 1-u
Attached hereto us a Project Descrlipfion Letter describing the project. and OUthr1l1(1g the reasons why such SCUP shoWd be approved.
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Cornpany (if apphcaWe)��_ . ......
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State:
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Company (uf apphcable)�
Address:
I 1 .3
Flhonila� Emad
I Thereby de;wse and state under the penailties of: perjury that 0 staten,"wints, proposaiis and/or plans sulbrrdtted with/or contairled nary
11hilisappill calJon are true,,-md correct and the appkatQon is cornpetas tc) the best of my knoMedge and beflk:,f.
Ag La Date�
e nt's SigrlatU re d,
Owner( ' Date� . .....
Date Appilicaflon Receive&
. . ....... .
Case Nuirnber:
City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEM 76
Future Land Use Map Amendment #19-92000009
A request for a proposed amendment to the Future Land Use Map
component of the La Porte Comprehensive Plan by amending the land
use designation for a 3.38 acre tract of land located at 11007 Fairmont
Pkwy., and legally described as Tract 1 H, Abstract 625 R, Pearsall
Survey, from "Mid -High Density Residential' to "Business
Industrial."
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
an 111 g dw'Irtd Zoning ���, �i"11111 , xl��l l 1 ar r,IJl,ll 1 �Jrrr Ill"t�:r
19 2019
IJ'I:Io,I dw?'nd, 1 ll1,fdf, "ll(;,l,f1.
Planning and Development Department
Staff Report
ISSUE
Consider a recommendation of approval to the City Council for an amendment to
the city's Future Land Use Plan as demonstrated in the attached Exhibits A and B.
DISCUSSION
Staff is presenting for consideration an amendment to the city's Future Land Use
Plan in conjunction with a zone change request on a 3.38 acre tract of land from
PUD to BI. The site is currently utilized for outside storage and is located at 11007
Fairmont Pkwy.
The city's Future Land Use Plan (FLUP) identifies this property as "Commercial"
land use. In order to accommodate the proposed development, the FLUP would
need to be amended to allow for "Low Density Residential" use. 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 B shows the proposed future land use plan.
Section 213.003 of the Texas Local Government Code (LGC) specifies
requirements for amending the city's Future Land Use 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
North
Mid -High Density Residential
Morgan's Landing Single Family
South
Business Industrial
Industrial Trucking Use
West
Public/Open Space
Pipeline Corridor
East
Mid -High Density Residential
Morgan's Landing Single Family
anrdng and Zoning
19, 2019
w, 1: w, I . . . . . . ..... �,nd 1 1, 1, f d "I I (;, 1, f 1:
RECOMMENDATION
Should the Planning and Zoning Commission desire to recommend approval for
zone change #19-92000009, then the city's Future Land Use Plan should be
amended as described in this item.
ATTACHMENTS
Exhibit A: Current Future Land Use Plan
Exhibit 13: Proposed Future Land Use Plan
K
City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEMS 17-19
Zone Change Request #19-92000010
A request by Ryan Sweezy, applicant, on behalf of Texas
Cargoways, LLC, owner; for approval of a zone change from Mid
Density Residential (R-2) to Planned Unit Development (PUD), on
a 6.921 acre tract of land, located at the 3400 Block of Canada Rd.,
and legally described as Reserve A, Block 1 Dawson Subdivision.
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
an 111 g dw'Irtd zonling ���,�i"11111 , xl��ll 1 ar r,IJl,ll 1 �Jrrr Ill"t�:r
19 2019
Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission recommend approval of a change in zoning
from Mid Density Residential (R-2) to the Planned Unit Development (PUD) zoning district;
on approximately 6.921 acres of land, legally described as Reserve A, Block 1 Dawson
Subdivision?
DISCUSSION
Location:
The subject site is located at the 3400 Block of Canada Rd.
Background Information:
The property is currently undeveloped. The applicant would like to develop the site for
outdoor boat and recreation vehicle (RV) storage. In order to allow the proposed use, the
site must be rezoned. The applicant previously attempted a zone change to General
Commercial. That request was denied by both the Planning and Zoning Commission and
City Council. The applicant is now requesting a zone change to PUD along with a Special
Conditional Use Permit (SCUP) which will allow for a number of possible conditions to be
approved alongside any zone change for specific developments.
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
North
R-2, Mid Density Residential
Drainage Channel/industrial facility
South
GC, General Commercial/R-3,
High Density Residential
Mariposa Senior Apartments
West
MH, Manufactured Housing
Pecan Park
East
R-2, Mid Density Residential
Drainage
The site is currently identified as Mid -High Density Residential in the Future Land Use
Map. As a result, in order to rezone the property, the city's Future Land Use Map should
be amended to identify this site as Commercial.
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
an 111 g dw'Irtd Zonling ���, i"11111 , xl��ll 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
ritr,(,!s,l 19 2019
this case notice was sent to all property owners and residents within the rezoning area;
signs were posted in the area of the rezoning within 10 days of the hearing. In accordance
with state law, notice of the public hearing was also posted at City Hall and on the City's
website.
Analysis:
There are a number of different considerations staff evaluated during the review of this
application. The following describes staff's analysis of those considerations:
1. Land Use. Staff finds that allowing for a commercial use to be constructed on this
site would not be consistent with the use pattern of the area.
2. Access. There is sufficient existing right-of-way access along Canada Rd.
3. Utilities. Water and sewer services are available along Canada Rd.
Additionally, the City's Comprehensive Plan identifies a number of items to be considered
prior to making land use decisions. The following table breaks down each item and staff's
finding:
Criterion:
Staff Findings:
Ability of infrastructure to support the
Existing infrastructure in the area is sufficient to support
permitted use.
the proposed use.
Impact on the value and practicality
Proposed zone change would not be consistent with
of the surrounding land uses.
adjacent properties. The proposed use of boat and RV
storage would not be ideal for this stretch of Canada Rd.
Conformance of a zoning request
The proposed zone change will be in conformance with
with the land use plan.
the future land use plan once amended to reflect the
change to a commercial use.
Character of the surrounding and
The proposed zone change to PUD with an underlying
adjacent areas.
land use of commercial would be consistent with current
zoning along this section of Canada Rd. The proposed
use would not be consistent.
Suitability of the property for the
Development of the proposed site for commercial uses
uses which would be permissible,
would be permissible.
considering density, access and
circulation, and adequacy of public
facilities and services.
The extent to which the proposed
The proposed zone change will have minimal impact on
use designation would adversely
the traffic along Canada Rd. Total impact cannot be
affect the capacity or safety of that
determined until development and will be based on the
portion of the road.
specific use.
The extent to which the proposed
Staff is not aware of any ways that the proposed SCUP
use designation would create
would create excessive air pollution. Staff does have
excessive air pollution, water
concerns regarding possible drainage issues that could
pollution, noise pollution, or other
result from the addition of approximately 7 acres of
environmental harm to adjacent
concrete to the area.
properties.
The gain, if any, to the public health,
Staff is not able to identify any specific benefits that this
safety, and welfare of the City.
proposed use would bring to the city at this time.
anrdng and Zoning
I'l)(,:, 1 19 2019
Zon(,:� Chang(,:�';IU09 92000010
RECOMENDATION
Based on the above analysis, staff is unable to recommend approval to the Planning and
Zoning Commission for the proposed zone change from Mid Density Residential (R-2) to
Planned Unit Development (PUD).
ATTACHMENTS
Exhibit A: Aerial Map
Exhibit B: Zoning Map
Exhibit C: Land Use Map
Exhibit D: Application
'III H I B I'l.
Address where zone change is being
Legal description where zone change
HCAD Parcel Number where zone ch
Zoning District:
A request for approval of�azone change Is �h�erreby made tote My of La Porte,
7
Descrlptlon of Request: one- {t Y I[ [ {�1i�e _ , -M [ m- i�
Zone Change Application
Planning and Development Department
Lot area:
Attached hereto Is a Project Description Letter describing the project and outlining the reasons why such SCUP should be approved.
PROPERTY OWNERS} INFORMATION
Company (If
City: H& t.1 b& State: Tx Zip:- 77t)2-
Phone:?% �? Z- o Si sr Email ai . N
AUTHORIZ4q AGENTAIf 6*60han.owne'rj
Company (if
City: per PAr State rx Zip: —M53&
Phone: Email: 3 C
O E13 k ONi efW rlF�Cp►TtQ
I hereby depose a d state under the penalties of perjury that all statements, proposals and/or plans submitted with/or contained In
t /ppplllccaf tlon a tr e d correct and the app Ion Is complete to the best of my knowledge and belief.
gertt's Slana re: ADate: it
9 f�
Owner(sj'
STAU USi`ONLY•
Case Number:
Date Application Received:
Special Conditional Use Permit Application
0 Planning and Development Department
Address where SCUP Is being requested: U i u I ! U .
Legal description where SCUP Is being requested: to . u 1 0
' +
HCAD Parcel Number where SCUP is being requested: lag 9h �-t� -DO — d�
Zoning District: Lot area
A reeuest for annraval of a Snerlal Conditional Use Permit Is hereby made to the City of La Porte.
Attached hereto Is a Project Description Letter describing the project and outlining the reasons why such SCUP should be approved.
POI�i=RFYOWS) INFRIIa�k'IDN
+��:RIZED,��I�kTElf o�he��K Ali'}
Company (If
I hereby depose a state under the penalties of perjury that all statements, proposals and/or plans submitted with/or contained In
t�ls application e t and correct an je}applEcatian is complete to the best of my knowledge and belief. /�
Ant's5ign ure. w Date: 1` °f IM
I %
Vw�iCya1 diSua,w r
STAFE USE ONLY:
Case Number:
Date Application Received:
City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEM 20
Future Land Use Map Amendment #19-92000010
A request by Ryan Sweezy, applicant; on behalf of Texas Cargoways,
LLC, owner; for an amendment to the City of La Porte's Future Land Use
Plan by amending the land use designation for a 6.921 acre tract of land
legally described as Reserve A, Block 1 Dawson Subdivision, from "Mid -
High Density Residential" to "Commercial" use.
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
an 111 g dw'Irtd /ur ing ���, �i"11111 , xl��l l 1 ar r,IJl,ll 1 �Jrrr Ill"t�:r
19 2019
IJ'I:Io,I dw?'nd, I1 ll1,fdf, 1,f1.
Planning and Development Department
Staff Report
ISSUE
Consider a recommendation of approval to the City Council for an amendment to the city's
Future Land Use Plan as demonstrated in the attached Exhibits A and B.
DISCUSSION
Staff is presenting for consideration an amendment to the city's Future Land Use Plan in
conjunction with a zone change request on a 6.921 acre tract of land from R-2 to PUD.
The site is currently undeveloped and is located at the 3400 Block of Canada Rd.
The city's Future Land Use Plan (FLUP) identifies this property as "Mid -High Density
Residential" land use. In order to accommodate the proposed development, the FLUP
would need to be amended to allow for "Commercial" use. 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
amending the city's Future Land Use 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
North
Mid -High Density Residential
Drainage Channel/Industrial Building
South
Mid -High Density Residential
Mariposa Apartments
West
Public
Pecan Park
East
Public
Drainage
p|anning and Zoning �ommim�ion Re�u|ar K8eetin�
QeoemUeri@.2Oi@
FutunsLand Umep|anAmendment
RECOMMENDATION
Should the Planning and Zoning Commission desire to recommend approval for zone
change 19-92000010. then the cib/o Future Land Use Plan should be amended as
described in this ihynn.
ATTACHMENTS
Exhibit A: Current Future Land Use Plan
Exhibit B: Proposed Future Land Use Plan
City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEMS 21-23
Special Conditional Use Permit #19-91000009
A request by Ryan Sweezy, applicant; on behalf of Texas
Cargoways, LLC, owner; to allow for a boat and recreational vehicle
(RV) storage development, to locate on a 6.921 acre tract of land,
located at the 3400 Block of Canada Rd., and legally described as
Reserve A, Block 1, Dawson Subdivision.
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
an 111 g dw'Irtd zonling ���, i"11111 , xl��ll 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
(,:1 ritr)(,!s,l 19 2019
` cc 19 9I00000
Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission recommend approval of a SCUP to allow
for a boat and recreational vehicle (RV) storage development, to locate on a 6.921 acre
tract of land legally described as Reserve A, Block 1, Dawson Subdivision?
DISCUSSION
Location:
The subject site is located at the 3400 Block of Canada Dr.
Background Information:
The property is currently undeveloped. The applicant for the Special Conditional Use
Permit (SCUP) is in the process of changing the zoning to PUD. The proposed SCUP, will
allow them to develop the site for a boat and RV storage facility. Preliminary layouts for
the project show the majority of the approximately seven (7) acre tract of land paved with
concrete. The site will hold spaces for upwards of 260 boats and recreational vehicles.
Staff has provided a list of 16 conditions of approval. These conditions are meant to
ensure that, if approved, this development will have a lesser amount of negative impacts
on adjoining residential properties, as well as to the aesthetics of Canada Rd. The list of
conditions can be found in Exhibit D.
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
North
R-2, Mid Density Residential
Drainage Channel/industrial facility
South
GC, General Commercial/R-3,
High Density Residential
Mariposa Senior Apartments
West
MH, Manufactured Housing
Pecan Park
East
R-2, Mid Density Residential
Drainage
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
an 111 g dw'Irtd Zonling ���, i"11111 , xl��ll 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
ritr,(,!s,l 19 2019
` cc I lJ "'9I00000
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 City Hall and on the City's
website.
Analysis:
There are a number of different considerations staff evaluated during the review of this
application. The following describes staff's analysis of those considerations:
1. Land Use. Staff finds that allowing for a commercial use, especially the stated use
of a boat and RV storage facility, on this site would not be consistent with the use
pattern of the area.
2. Access. There is sufficient existing right-of-way access.
3. Utilities. Water and sewer services are available along Canada Rd.
Additionally, the City's Comprehensive Plan identifies a number of items to be considered
prior to making land use decisions. The following table breaks down each item and staff's
finding:
Criterion:
Staff Findings:
Ability of infrastructure to support the
Existing infrastructure in the area is sufficient to support
permitted use.
the proposed use.
Impact on the value and practicality
Proposed SCUP would not be consistent with adjacent
of the surrounding land uses.
properties. The proposed use of boat and RV storage
would not be ideal for this stretch of Canada Rd.
Conformance of a zoning request
The proposed SCUP will be in conformance with the
with the land use plan.
future land use plan once amended to reflect the change
to a commercial use.
Character of the surrounding and
The proposed SCUP with an underlying land use of
adjacent areas.
commercial would be consistent with current zoning
along this section of Canada Rd. The proposed use
would not be consistent.
Suitability of the property for the
Development of the proposed site for commercial uses
uses which would be permissible,
would be permissible. Uses would be limited to the
considering density, access and
stated uses within the final SCUP document.
circulation, and adequacy of public
facilities and services.
The extent to which the proposed
The proposed SCUP will have minimal impact on the
use designation would adversely
traffic along Canada Rd. Total impact cannot be
affect the capacity or safety of that
determined until development and will be based on final
portion of the road.
development plans.
The extent to which the proposed
Staff is not aware of any ways that the proposed SCUP
use designation would create
would create excessive air pollution. Staff does have
excessive air pollution, water
concerns regarding possible drainage issues that could
pollution, noise pollution, or other
result from the addition of approximately 7 acres of
environmental harm to adjacent
concrete to the area.
properties.
The gain, if any, to the public health,
Staff is not able to identify any specific benefits that this
safety, and welfare of the City.
proposed use would bring to the city at this time.
and g dw'Irtd Zoning ���, i"11111 , xl��ll 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
ritr,(,!s,l 19 2019
` CI lJ "'9I00000
RECOMENDATION
Based on the above analysis, staff is unable to recommend approval to the Planning and
Zoning Commission for proposed SCUP 19-91000009. If the Commission chooses to
recommend approval, staff has listed a number of conditions that we feel are necessary
in order to ensure a high quality development for the city.
ATTACHMENTS
Exhibit A:
Aerial Map
Exhibit B:
Zoning Map
Exhibit C:
Future Land Use (FLUP) Map
Exhibit D:
Proposed SCUP
Exhibit E:
Application
City of La Porte
Special Conditional Use Permit #19-91000009
This permit is issued to: Ryan Sweezy, RKS Builders, Inc.
Owner or Agent
2302 E. Lawther Rd.
Address
For Development of: Boat and RV Storage Facility
Development Name
3400 Block of Canada Rd.
Address
Legal Description: A 6.921 acre tract of land legally described as Reserve A, Block 1,
Dawson Subdivision, Harris County, TX
Zoning: PUD, Planned Unit Development
Use: Commercial Boat and RV Storage
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. The underlying zoning is General Commercial. All GC zoning and development requirements
will need to be met, outside of any conditions listed below.
3. Permitted use is limited to Boat and RV Storage, which falls under NAICS #531130-Lessors of
Miniwarehouses and Self -Storage Units. No other uses permitted under this NAICS, besides
Boat and RV Storage, is permitted.
4. At no time can commercial motor vehicles, trucks, or trailers, be parked or stored on site. Use
is limited to personal boats and recreational vehicles.
5. Perimeter fencing must be constructed of either masonry, wrought iron, or decorative tubular
steel. Use of chain -link, wood, or barbed wire is prohibited.
6. Perimeter fencing must 8' tall.
7. Security cameras must be installed and maintained throughout the lifetime of the
development.
8. Onsite lighting must be hooded and include motion sensors to limit light pollution on existing
properties.
9. Access to the site must be limited to the hours of 7:00 AM — 9:00 PM. No afterhours access
shall be granted to any lessor.
10. No modular or temporary structures, include shipping containers, may be utilized on site at
any time for any purpose.
11. Banner signs meant to be temporary in nature are prohibited on site. All signage advertising
the business must be permanent in nature and construction.
12. All onsite paving must consist of concrete. Asphalt, chip seal, or any other material is not
permitted.
13. All onsite detention and drainage is required to discharge into the existing drainage channel
east of the property.
14. Drainage calculations must follow Harris County requirements.
15. All necessary documentation for building permit review must be submitted in conjunction
with the city's building permit application process for any proposed building improvements.
16. Any substantive modifications to this Special Conditional Use Permit will require an
amendment to this SCUP in accordance with Chapter 106, "Zoning" of the City's Code of
Ordinances.
Failure to start construction of the 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
"KI I I Ilj I III I' I
Special Conditional Use Permit Application
07�-11,
Planning and Development Department ni-,
PROJECT INFORMATION
Address where SCUP is being requested:
Legal description where SCUP is being re
HCAD Parcel Number where SCUP is being requested: , - �— )E
—Jaq Y 4- ol
Zoning District: Lot are;
A request far approval of a Special Conditional Use Permit is hereby made to the City of Lo Porte.
Description of Request:
Attached hereto is a Project Description Letter describing the project and outlining the, reasons why such SCUP should be approved.
Name:
Company (if applicabl
Address:
City:
Phone:
Name: /'lV,Jk1Jjl`
Company (if applicable):
Address: �
N
City: I L"
1 -1 V1
Phone: "A fl -311
96 3 �0 M
PROPfRTYOWNER"(5) INFORMATION
State:
Email:
State:
Email:
I
OwN 1"CATION
Zip;
Zip:
I hereby depose and state under the penalties of perjury that all statements, proposals and/or plans submitted with/or contained in
this application are tWie and correct an -tt'e application is complete to the best of my knowledge and belief.
Date:
Agent's Signature-� a
Owner(s)'SignatUre(s): Date.
STAFF USE ONLY.
Case Number:
Date Application Received:
Special Conditional U�se Permit Application
5 z Planning and Development Department
(lz , *1
STATE OF TEXAS
COUNTY OF HARRIS
CITY OF LA PORTE
The undersigned hereby duly swears on oath and says:
1. A public hearing sign was provided to me by the City of La Porte's Planning and Development Department, I
hereby attest that said sign will be posted on the following described property, which is subject to the
application
ADDRESS:
LEGAL DES
In accordance with the provisions of Section 106-194 of the city's Code of Ordinances, I hereby attest that said
sign will be posted on the described property for no less than fifteen (15) days prior to the schecluied public
hearing; starting at least an the following date:
3. Said sign shall be placed on the property within 20 feet of the abutting street.
4, Said sign shall) remain legible and visible for the entire fifteen (15) day posting period. If sign is damaged or
missing, I hereby attest that I will contact the City of La Porte for a replacement sign.
1.
Applicont'sSignature y LI)
Mo 9, i W ee --W
Applicant's Printed Name
Subscribed and sworn before me this day of -1 �-Iuch,n�,YA, by
uJ e, e, 1. V (Print Applicant's Name).
Notary blic
(Seal)
My commission expires: LA,,
JENIFER SMUT
MU
My Notary :ID# 1!30934952 cel 0
Expires Deceinber D16,2O20 i
City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEMS 24-26
Special Conditional Use Permit #19-91000008
A request by Wells Holdings, Inc., applicant; on behalf of 92 Fairmont
Lakes, Inc., owner; to allow for a mixed use development, to locate
on a 56.7 acre tract of land legally described as Lots 1-33, Block
1267, La Porte Subdivision, Tract 1 M, Abstract 35, J Hunter Survey,
and Tracts 5 & 5L, Abstract 30, W.P. Harris Survey.
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
and g dw'Irtd Zoning ���, i"11111 , xl��ll 1 ar r,IJl,ll 1 �Irrr Ill"t�:r
ritr,(,!s,l 19 2019
Planning and Development Department
Staff Report
ISSUE
Should the Planning and Zoning Commission recommend approval of a SCUP to allow
for a mixed use development, to locate on a 56.7 acre tract of land legally described Lots
1-33, Block 1267, La Porte Subdivision, Tract 1M, Abstract 35, J Hunter Survey, and
Tracts 5 & 5L, Abstract 30, W.P. Harris Survey?
DISCUSSION
Location:
The subject site is located at the northeast corner of SH 146 and Wharton Weems Blvd.
Background Information:
The property is currently undeveloped. The applicant is requesting approval of a Special
Conditional Use Permit (SCUP), to allow them to develop mixed use development
consisting of commercial pad sites, hotel, up to 325 units of multifamily, 20 patio home
lots, and 38 townhome lots.
The applicant has requested that commercial uses be limited to all uses permitted within
the Neighborhood Commercial (NC) zoning district, with the exception of the following
uses:
1. Funeral Homes
2. Cemeteries and Crematories
3. Coin operated or self-service laundry facilities
4. Dry cleaning or laundry service plants (retail drop off permitted)
5. Businesses that derive 51 % of revenues from the sale of tobacco products
6. Rooming and boarding houses such as dormitories and worker's camps
7. Consumer related storage facilities including recreational vehicles and boats
The Planning and Zoning Commission held a workshop on this item at their regular
meeting on October 17, 2019. At the workshop, staff presented the preliminary proposal
to the commission. The commission then provided the following feedback:
1. Gas station uses should be excluded from the development along with all other
uses suggested by staff.
2. Hotel use unique to anything else currently in the city could be a viable option.
3. Hotel similar to existing hotels in the city should not be included.
4. Commercial tracts along 146 are appropriate.
5. The city has a number of multi -family projects in development currently and
should withhold approval of any additional units at this time.
6. A higher percentage of acreage devoted to single family is desired.
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(,:1 ritr)(,!s,l 19 2019
sc� 1 19 91000008
The feedback provided by the commission was sent by staff to the applicant for their
consideration. Staff then had a follow up meeting with the applicant to discuss any
concerns they might have regarding the requested changes.
Exhibit E is the application and current development proposal submitted by the applicant.
This version of the development proposal does not appear to meet any of the requests
made by the commission.
The following comments from the initial review by staff have yet to be adequately
addressed by the applicant:
1. Proposed single family layout does not meet minimum access requirements as
per the fire code.
2. The applicant has not identified the existing public utilities within or adjacent to
the general plan boundaries and how each phase of development will connect
with those utilities
3. The applicant has not provided adequate details regarding proposed amenities
for the multifamily and single family/townhome portions of the development.
Additionally, the applicant is requesting a number of variances for the development. Staff
has concerns specifically with the variances requested for the multifamily use. Requested
variances are as follows:
1. Increase allowed density for multifamily from 20 units/acre to 25 units/acre
2. Increase maximum number of multifamily units from 300 up to 325
3. Decrease the required distance between multifamily developments from 1,000
feet down to 300 feet.
4. Reduce the required front setback in single family from 25 feet down to 20 feet.
5. Reduce the minimum patio home lot area from 4,500 S.F. down to 4,100 S.F.
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
North
PUD, Planned Unit Development
Hawthorne at Bay Forest
South
PUD, Planned Unit Development
Lakes at Fairmont Greens Subdivision
West
PUD, Planned Unit Development
SH 146
East
PUD, Planned Unit Development
Bay Forest Golf Course
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 City Hall and on the City's
website.
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ritr,(,!s,l 19 2019
Analysis:
There are a number of different considerations staff evaluated during the review of this
application. The following describes staff's analysis of those considerations:
1. Land Use. Staff finds that a mix of commercial and residential uses on this tract of
land is the highest and best use. Staff has concerns with additional multifamily
units and a number of commercial uses specifically gas stations and hotels.
2. Access. There is sufficient existing right-of-way access along Wharton Weems and
SH 146.
3. Utilities. Water service is available along SH 146. Sewer is available from the north
within an existing utility easement.
Additionally, the City's Comprehensive Plan identifies a number of items to be considered
prior to making land use decisions. The following table breaks down each item and staff's
finding:
Criterion:
Staff Findings:
Ability of infrastructure to support the
Existing infrastructure in the area is sufficient to support
permitted use.
the proposed use.
Impact on the value and practicality
Portions of the proposed SCUP would be appropriate for
of the surrounding land uses.
this tract of land. Staff has concerns with the proposed
multifamily, hotel, and gas station uses.
Conformance of a zoning request
The proposed SCUP will be in conformance with the
with the land use plan.
future land use plan once amended to reflect the change
to mixed use.
Character of the surrounding and
Portions of the proposed SCUP, with an underlying
adjacent areas.
mixed use, would be consistent with current zoning
along this section of SH 146
Suitability of the property for the
The site is in an ideal location for a mix of commercial.
uses which would be permissible,
Due to the adjacent development to the north,
considering density, access and
multifamily would not be considered appropriate for this
circulation, and adequacy of public
site.
facilities and services.
The extent to which the proposed
The proposed SCUP has the potential to have a
use designation would adversely
significant traffic impact on both Wharton Weems Blvd.
affect the capacity or safety of that
and SH 146. A traffic impact analysis will be required
portion of the road.
prior to the approval of any plans or permits.
The extent to which the proposed
Staff is not aware of any ways that the proposed SCUP
use designation would create
would create excessive noise or air pollution.
excessive air pollution, water
pollution, noise pollution, or other
environmental harm to adjacent
properties.
The gain, if any, to the public health,
Staff is not able to identify any specific benefits that this
safety, and welfare of the City.
SCUP, as is, would bring to the city at this time.
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ritr)(,!s,l 19 2019
RECOMMENDATION
Based on the above analysis, staff is unable to recommend approval to the Planning and
Zoning Commission for proposed SCUP 19-91000008. If the Commission chooses to
recommend approval, staff has listed a number of conditions that we feel are necessary
in order to ensure a high quality development for the city.
ATTACHMENTS
Exhibit A:
Aerial Map
Exhibit B:
Zoning Map
Exhibit C:
Future Land Use (FLUP) Map
Exhibit D:
Proposed SCUP
Exhibit E:
Application
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This permit is issued to:
For Development of:
Legal Description:
Zoning:
Use:
Permit Conditions:
City of La Porte
Special Conditional Use Permit #19-91000008
Wells Holdings, Inc.
Owner or Agent
P.O. Box 130045 The Woodlands, TX 77058
Address
La Porte Mixed Use
Development Name
Northeast corner of SH 146 and Wharton Weems Blvd.
Location
Lots 1-33, Block 1267, La Porte Subdivision, Tract 1M, Abstract 35, J Hunter
Survev. and Tracts 5 & 5L. Abstract 30. W.P. Harris Survev.
PUD, Planned Unit Development
Mixed Use
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:
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.
All buildings shall meet or exceed the Design Standards outlined in Article IX, Chapter 106 of the
Code of Ordinances.
Land uses permitted in the commercial area (all areas excluding residential land uses) shall be in
accordance with the uses permitted in Chapter 106, Zoning, of the city's Code of Ordinances Use
Chart under NC (Neighborhood Commercial) at the effective date of this SCUP, excluding the
following NAICs uses:
a. 81221- Funeral Homes and Funeral Services
b. 812220 — Cemeteries and Crematories
c. 812310 — Coin Operated Laundries and Drycleaners
d. 812320 —Dry Cleaning and Laundry Services (except Coin -Operated)
e. 44711 — Gasoline Stations and Convenience Stores
f. 453991 — Tobacco Stores
g. 721310 — Rooming and Boarding Houses, Dormitories, and Workers' Camps
h. 531130 — Lessors of Miniwarehouses and Self -Storage (Including Boat and RV Storage)
4. The commercial area shall be developed in accordance with the requirements for the
Neighborhood Commercial zoning district.
5. The residential land uses identified in the General Plan as "Townhouse" shall be constructed in
accordance with the requirements outlined in Section 106-333 of the Code of Ordinances and
applicable building code requirements and shall be limited to townhouse development only — not
multifamily apartments or condominiums. The townhouse development may exceed the (12)
twelve unit maximum for attached units and front setbacks for the townhouse development shall
be permitted at a minimum of 5 feet from the front property line.
6. The residential land uses identified in the General Plan as "Single Family" shall be constructed in
accordance with the requirements outlined in Section 106-333 of the Code of Ordinances and
applicable building code requirements and shall be limited to single family special lot line uses only.
7. In lieu of a fence along the eastern and northern boundaries of the project, the developer shall be
required to plant shade trees, at a minimum 4" caliper and 25' on center. In addition to the shade
trees, shrubs shall be planted at no less than 5 gallon in size with a minimum spacing of 3' on center.
These plantings are required along the entire length of the eastern and northern boundaries and shall
be in place prior to the completion of the multifamily portion of the development.
8. The applicant shall install the segment of the city's Hike and Bike Trail through the development area as
identified in the city's Comprehensive Plan. The construction of the trail shall be in accordance with all
applicable requirements and specifications required by the City Engineer. Additionally, following
construction of the Hike and Bike Trail, the developer shall dedicate to the City of La Porte a permanent
public trail easement 20' on center for the Hike and Bike Trail.
9. The developer shall provide internal connection between the city's Hike and Bike Trail to the development.
10. The developer shall work with staff at the time of site plan review to minimize the amount of parking
stalls along the Highway 146 frontage. This should be accommodated by relocating buildings in a
manner that places parking on the side of the building or internal to the development. If this is not
possible, the developer may install planter islands at 1 per 10 spaces for both rows of parking along a
drive aisle parallel to Highway 146. Additionally, hedges shall be planted at 3-foot on center in two
rows of plantings. Such hedge row shall be installed with a variety of plant material to provide visual
diversity of plant materials.
11. For the commercial portion of the development, parking shall be calculated based on the aggregate
amount of parking required and proposed; joint parking is allowed.
12. All public streets internal to the development site shall be constructed in accordance with the city's
Public Improvement Criteria Manual and shall be dedicated to the city. Regardless of phasing of the
development, any dedication of public improvements identified as part of the plat must be accepted by
the city prior to the recordation of the Final Plat. Should the developer desire to construct such public
streets at a later time, then a development agreement shall be required between the city and
developer that provides a financial guarantee, as approved by the city, that will ensure that said public
roads will be installed and a date for which those improvements must be made.
13. Access to any public right-of-way is subject to the requirements of Section 106-835, Figure 10-3 and will be
reviewed at the time of Site Development Plan. TXDOT right-of-way access permits shall be presented prior
to permit issuance for all driveways requested on Highway 146. Maximum driveway widths shall be
provided in compliance with city code requirements.
14. The developer will be required to submit for approval by the City Engineer, a drainage report indicating how
the proposed development will accommodate the requirements for storm water detention in accordance
with the city's Public Improvement Criteria Manual, or if discharging in a TXDOT or Harris County system,
approval by such authority.
15. Because Highway 146 has been identified as a significant corridor in the community, the developer shall
work with the Planning and Zoning Commission at the time of site plan review on a landscape theme along
the Highway 146 frontage. Such theme shall be above and beyond the requirements outlined in Section
106-800 of the city's Code of Ordinances.
16. All necessary documentation for building permit review must be submitted in conjunction with the city's
building permit application process.
17. A traffic impact analysis, performed by a licensed engineer agreed to by both the City and the applicant,
shall be required. If any mitigation is required by the study, the applicant will be responsible for their
proportion of the impact. All contributions would be subject to reimbursement through the TIRZ, pursuant
to approval by the TIRZ Board.
18. If extension of any public water or sanitary sewer line is required as part of this development, the applicant
will be required to execute a utility extension agreement with the city and install such improvements at the
cost of the developer.
19. The residential portion of the development is required to be platted as part of the first phase of the
development. A minimum of half of the townhouse units and half of the single family units are required to
be available for development as part of the initial phase of development.
20. A photometric plan will be required at the time of site plan submittal that will identify site lighting and the
lumens proposed across the site. Lighting will need to be in compliance with the requirements of Section
106-310, Footnote A, of the city's Code of Ordinances.
21. Any substantive modifications to this Special Conditional Use Permit will require an amendment to this
SCUP in accordance with Chapter 106, "Zoning' of the City's Code of Ordinances.
Failure to start construction of the 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
Special Conditional Use Permit Application
'A Planning and Developinent Department
AA' 61 ,i , jkP 11i
Address where SCUP is being requeste& Northeast Corner of SH 146 and Wharton Weems Blvd. La Porte, TX 77571
Legal description where SCUP is being requested; See legal description of of properly on the ALTA survey included in this submittal,
HCAD Parcedl Number where SCUP is being requested: 040244UU30021, 0402440030022, 0242530670001, 0402780010036
Zoning District, Planned Unit DevOopirnent Lot area; 56.7 Acres
A requestfor approval of a Specia.1, Conditional Use, Perf nit is hereby made to the City of to Porte.
Description of Request: 'Subryflttal of a -Proposed Mixed Use Development
Attached hereto is a Project Description Letter describing the project and Outlining the reasons why such SCUP should be approved,
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92 Fairmont Lakes, Inc.
Company (if applicable):
Address:2398 Baycrest Dr
City- Houston State: TX Tin, 77058
Phone; Emai
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NarneMells Holdings, Inc,
Company (if applicable)�:_
Address: 0-0. BOX 130045
City, The Woodlands State: zip: 77-393
Phone: 832.316.5434 Email: rnwells@wellsholdingsinc.coill
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I hereby depose and state under the Penaltie's of perjury that all statements, proposals avid/or plavis submitted with/or contained In
'this application are true and correct aK04he application is complete to the best of my knoMedge and belief,
Agent's Signature:
Date;
owne r(s)' Sign aturefs):_
Date;7
STAFF USE ONLY.,
Date Application Receivecl�
Case Nurnber;
I IN -
Planning and Development Department
AFFIDATIT 0111"PUSTING
STATE OF TEXAS
COUNTY OF HARRIS
CITY OF LA PORTE
The undersigned hereby duly swears on oath and says:
1, A public hearing sign was provided to me by the City of La Porte's Planning and Development Department. I
hereby attest that said sign will be posted on the following described property, which is subject to the
application:
ADDRESS.. NEC of SH146 and Wharton Weems Blvd, LaPorte, TX 77571
LEGAL DESCRIPTION: Tract 1: A 14.7065 acre tracts in the town of La Porte, W,P, Harris Survey, A-30, La Porte, Harris County, Texas
Tract 2: A 42.0058 acre: tract of land in the town of iLa Porte, Johnson Hunter survey, A-35, And WP Harris
Survey, A-30, La Porte, Harris County, Texas
2. In accordance with the provisions of Section 106-194 of the city's Code of Ordinances, I hereby attest that said
sign will be posted on the described property for no less than fifteen (15) days prior to the scheduled public
heading; starting at least on the foflowing date::
3. Said sign shall be placed on the property within 20 feet of the abutting street.
4, Said sign shall remain legible and visible for the entire fifteen (15) day posting, period. If sign is damaged or
missing, q hereby attest that I will contact the City of La Porte for a replgcirrt�ent sign.
Z, ",
.... ... .. .
Applicant's Signature
Applicant's Printed Name
Subscribed and sworn before me this day of v,A c by
(Print Applijan t's Name).
NC! ark' o'b"lic
(Seal)
My commission expires:
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November 15, 2019
Teresa Evans
Director, Planning and Development Department
City of La Porte
604 W. Fairmont Parkway
La Porte, TX 77571
RE: Special Conditional Use Permit Application
Mixed Use Development of ±53 Acres at the NEC of SH 146 and Wharton Weems
We respectfully submit this letter along with the Special Conditional Use Permit and General Plan for a mixed use
development on ±53 acres on SH 146 at Wharton Weems. This development, located on the North East Corner of SH
146 and Wharton Weems, presents a unique window of opportunity to create a high visibility mixed use development
in the City of La Porte. The property is currently zoned as PUD, which requires approval of a Special Conditional Use
Permit and General Plan prior to development.
Purchase of the tract is contingent upon approval of this General Plan and Special Conditional Use Permit. Should this
plan not be approved, the tract will continue in its vacant and under-utilized state.
Mixed -use Development Description
A mixed -use development is designed to endure and in the Houston metro area they have proven over many years to
appreciate in value more than typical commercial developments. Restrictions and controls set in place result in higher
and more stable property values, an important benefit for the City of La Porte.
Providing a range of single family home products, higher density multifamily, hospitality and neighborhood servicing
commercial uses, this mixed -use development will primarily service the local area. Underlying these uses, the project
will have a unified method of development controls whereby architecture, landscape, and street scape will work
together to form a visually appealing theme to the development. In order to ensure longevity, both a commercial
association and a residential homeowners association will be created to enforce deed restrictions and diligently
maintain common areas for the long term.
The development will consist of the land uses shown in Table 1:
Table 1
Land Use
Acreage*
Single -Family
2.08
Town home
2.01
Multi -Family
12.94
Hotel/Meeting
4.86
Neighborhood Commercial
14.64
Parks
0.72
Drainage/Detention
15.06
Public Street
4.4
Total
56.71
*Acreages may vary
Mixed -use developments require an imbedded residential component in order to create a rich community atmosphere.
A residential component mixed with commercial in a master planned development approach garners a symbiotic
relationship with one use benefitting the other. The range of lot and home types appeals to a broad range of the
population and provides opportunities for buyers at various stages of their home -ownership cycle to purchase or move
up within the community. Multi -Family options are an important and often forgotten part of the housing life -cycle and
contribute tothe community's character.
Commensurate with other quality master planned communities, the community will consist of the single-family lot sizes
shown in Table 2:
Table 2
Lot
Dimension
Number
Percentage*
41' x 100'
20
34.5%
24' x 83'
38
65.5%
Total
58
100.0%
*Percentages may vary
Some flexibility is required in order to allow mixed -use developments to respond to market changes and avoid
stagnation. In order to ensure flexibility, we request that a) the exact percentages in Table 2 and the acreages in Table 1
may vary by 5%; b) the placement of lot sizes within different pods of the development as proposed on the attached
schematic plan and General Plan may shift or change places as needed; and c) the exact boundaries between the
commercial, multi -family tracts may shift to accommodate vertical development site planning. In addition to these
acreages, the number of multifamily units may not exceed 325 units. Exact unit count will be determined upon site
planning and market forces. Finally, the development will hold to the metrics proposed by the requested Variances
included in this document.
Park, Recreation, and Landscaping Enhancements
To fully maximize the property value enhancements provided by the mixed use development opportunity, the park and
landscaping facilities provided in the community need to be of a type and caliber desired by discerning home buyers
and residents.
Walking trails are the number one attraction of homebuyers in the Houston region. Aside from the standard
neighborhood sidewalks, the proposed development includes connectivity amongst the various uses in order to provide
better overall pedestrian circulation throughout the development and enabling residents to easily walk to the
neighborhood servicing retail. The walking trails around the detention basin and sidewalks along Wharton Weems are
proposed to be 5'-wide (five-foot wide) concrete trails/sidewalks. These trails/sidewalks and the other open spaces
throughout the community will be landscaped to meet and exceed the established landscaping minimums, utilized as a
buffer between uses, and to provide a scenic backdrop and cohesive landscape throughout the community via a range
of tree and plant species, in varying sizes which are well adapted and have proven to do well in the La Porte area.
In addition to a passive park complete with benches and a passive play area for children, the single family homes will
have immediate access to the walking trails via the cul-de-sac with ease of access to all the public amenities. Typical
amenities integrated within the multifamily include a clubhouse with business center, meeting rooms, fitness center,
demonstration kitchen and package locker systems. Outside, the multi family typically includes a resort style pool with
cabana and BBQ areas, a pet washing station and interconnected sidewalks.
With immediate proximity to public amenities such as the Bay Forest Golf Course and within walking distance to the
Little Cedar Bayou wave pool, citizens have a unique opportunity for connectivity within this and neighboring
developments.
Future Land Use Plan Compliance
The City of La Porte Future Land Use Plan depicts this tract as Commercial and Low density Residential. The proposed
mix of single family detached homes, townhomes and multifamily units are consistent with the PUD zoning
designation and the stated goals of the Comprehensive Plan regarding life -cycle housing options in new developments.
Accordingly, the commercial at the corner is consistent with the FLUP, and it is requested that a neighborhood
commercial designation be expanded to include all of the frontage along SH146.
Commercial Uses
Proposed Commercial uses along the frontage of SH 146 will include uses permitted by right within the neighborhood
commercial zoning classification. These uses cater primarily to the consumer for goods and services. These uses to
include, but not limited to, full service restaurants (to include alcohol sales), minor emergency healthcare, consumer
servicing office uses, limited and full -service hotel. Uses that will be excluded include funeral homes, cemeteries and
crematories, coin operated or self-service laundry facilities, dry cleaning or laundry service plants (retail drop off
permitted), businesses that derive 51% of revenues from the sale of tobacco products, rooming and boarding houses
such as dormitories and worker's camps, consumer related storage facilities including recreational vehicles and boats.
Variances
To achieve the qualities desired by users, homebuyers, visitors and the city for mixed -use master planned developments
in the Houston metro areas, three categories of zoning code variances are required and included in this SCUP
application (see next page). Proposed variances to the street design standards specified in the Public Improvement
Criteria Manual are listed at the end of this section for reference.
1. Single -Family Lot Size (Chapter 106, Section 106-333)
Category
Code
Section
Code Minimum
Proposed Minimum
Proposed PUD Standard
At build -out of all lots, the
Minimum
Sec. 106-
50 feet
41 feet
average lot width will
Lot Width
333, Table B
meet or exceed 40 feet
At build -out of all lots, the
Minimum
Sec. 106-
6,000 sq. ft.
4,100 sq. ft
average lot area will meet
Lot Area
333, Table B
or exceed 4,100 sq. ft.
Purpose/Justification:
Successful communities provide multiple lot sizes and home styles attractive to residents across multiple stages
of the housing life -cycle. The 40'-wide lot allows for a 30'-wide building footprint, which produces a home size
that is very popular in the leading master planned communities and appealing for first-time or younger home
buyers as well as retirees or those seeking a "lock and leave" home. By providing these lot sizes in this
community, the opportunity for individuals and families to move in and move up within the same community is
created.
At a minimum lot depth of 100 feet, the lots (41'-wide) will have a lot area of 4,100 square feet. Providing a
range of housing products creates a more stable and resilient community while still achieving the City's
overall density goals.
2. Single -Family Building Lines (Chapter 106, Section 106-333)
Proposed
Category
Code Section
Code Minimum
Minimum
Front Building
Sec. 106-333,
25' front BL
20' front BL
Line
Table B
Purpose/Justification:
A 20' front building line is consistent with most cities and counties in the greater Houston area, especially
around culs-de-sac and the "eyebrows"/"knuckles" of right-angle corners. The reduced building line still allows
sufficient room for the sidewalk and underground utilities, while balancing the home within the lot between
front and back yards. Enabling a 20' deep front yard and a 10' deep back yard.
3. Multi -Family (Chapter 106, Section 106-333)
Code
Category
Set on
Maximum
Proposed Maximum
Proposed PUD Standard
Density
Table B
20 Units/Acre
25 Units/Acre
Density will not exceed
25 units/acre
Maximum Units
Table B
258
325
Total number of units will
not exceed 350
Distance
Table B
1000,
300'
Distance between MF be
reduced to 300'
between MF
Purpose/Justification:
The multi -family complex is another component in the mix of housing types within a mixed use development,
providing a key component in the housing life -cycle for young people who are not yet ready to own a home,
and retirees who may require assistance or desire companionship in their day-to-day lives. The residents of the
proposed multi -family complex will be able to enjoy the adjacent trail, park and public facilities in addition to
the required on -site landscaping and open space, in addition to the amenities that may be provided internally
to the multifamily complex.
Multi -family complexes that have proven to be successful in the long term require a certain size and density to
create the economies of scale necessary to promote long term stability and maintenance. Additionally, the
economies created with facilities of this size generate the revenue necessary to ensure that routine
maintenance and long-term capital reinvestment can be funded, which is critical to prevent blight associated
with decline of the community.
Low -density multi -family complexes do not generate adequate revenue to support full time on -site management
and maintenance, nor can they support the level of amenities necessary to maintain the facility as a desirable
location. Such multi -family complexes may succeed in the short term, but in the long term they will be unable
to maintain their quality and character. Longevity and rejuvenation of housing stock are core concepts of the
Comprehensive Plan and are vital to creating a successful and long-lasting community.
This SCUP and General Plan constitute the highest and best possible use for this site and will create a high value mixed
use development for the City of La Porte. Absent this approval, the site will likely remain dormant for the foreseeable future.
The La Porte Zoning Ordinance cites the following three criteria for approval of a Special Conditional Use Permit:
1. The specific use will be compatible with andnotinjur'°ious to the use andenjoymentof otherproperty, nor
significantly diminish or impair property values within the immediate vicinity..
Response: The proposed location and land uses within the general plan are compatible with or complimentary to
the existing surrounding uses. The proposed land plan is generally consistent with the City's Future
Land Use Plan. Property values in mixed use developments are historically higherthan values in typical
stand-alone developments and grow and retain value better over time and through economic cycles.
2. The conditions placed on such use as specified in each district have been met by the applicant.
Response: The conditions stipulated within the SCUP and General Plan will be adhered to by the developerand will
be enforced by City staff during the platting, subdivision construction, and building permit phases of
the project.
3. The applicant has agreed to meet any additional conditions imposed, based on specific site constraints and
necessary to protect the publicinterest and welfare of the community.
Response: The developer will comply with all city codes, except as consistent with variances granted herein,
during the platting, subdivision construction, and building permit phases of the project.
Based on the conditions included within this SCUP application, approval of this General Plan conforms to the City's
Comprehensive Plan and meets the criteria for approval. We respectfully request your review and favorable
consideration of this request. Please let us know if you have any questions or require any additional information.
Regards,
Matthew J. Wells
President
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LEGEND
EXISTING TRAIL ROUTE
PROPOSED TRAILS
TRAIL NODES
REGIONAL CONTEXT PLAN
R D S Bay Forest Town Center N
ROZIER I N.T.S. June 18, 2019
DesignFor information purposes only. Not for construction
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City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEM 27
Future Land Use Map Amendment #19-91000008
A request by Wells Holdings, Inc., applicant; on behalf of 92 Fairmont
Lakes, Inc., owner; for an amendment to the City of La Porte's Future
Land Use Plan by amending the land use designation for a 56.7 acre tract
of land legally described as Lots 1-33, Block 1267, La Porte Subdivision,
Tract 1 M, Abstract 35, J Hunter Survey, and Tracts 5 & 5L, Abstract 30,
W.P. Harris Survey, from "Low Density Residential" and "Commercial" to
"Mixed Use".
Ian C/owes, City Planner
Planning and Development Department
City of La Porte, Texas
Ian 111 g „11`ld Zoning
19 2019
IJ'I:Io,I dw?'nd, I1 111,ldf, 11 (,:,1,l1.
Planning and Development Department
Staff Report
ISSUE
Consider a recommendation of approval to the City Council for an amendment to the city's
Future Land Use Plan as demonstrated in the attached Exhibits A and B.
DISCUSSION
Staff is presenting for consideration an amendment to the city's Future Land Use Plan in
conjunction with a SCUP request on a 56.7 acre tract of land for a mixed use development.
The site is currently undeveloped and is located at the northeast corner of SH 146 and
Wharton Weems Blvd.
The city's Future Land Use Plan (FLUP) identifies this property as "Low Density
Residential" and "Commercial" land use. In order to accommodate the proposed
development, the FLUP would need to be amended to allow for "Mixed Use". 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
amending the city's Future Land Use 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
North
PUD, Planned Unit Development
Hawthorne at Bay Forest
South
PUD, Planned Unit Development
Lakes at Fairmont Greens Subdivision
West
PUD, Planned Unit Development
SH 146
East
PUD, Planned Unit Development
Bay Forest Golf Course
p|anning and Zoning �ommim�ion Re�u|ar K8eetin�
QeoemUeri@.2Oi@
FutunsLand Umep|anAmendment
RECOMMENDATION
Should the Planning and Zoning Commission desire to recommend approval for SCUP
19-91000008. then the cjb/o Future Land Use Plan should beamended aodescribed in
this item.
ATTACHMENTS
Exhibit A: Current Future Land Use Plan
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City of La Porte, Texas
Planning and Zoning Commission
December 19, 2019
AGENDA ITEM 28
a. Update on Chapter 106 Amendments
Ian Clowes, City Planner
Planning and Development Department
City of La Porte, Texas