HomeMy WebLinkAbout10-17-1996 Planning and Zoning Commission Meeting of the La Porte Planning and Zoning CommissionMINUTES
PLANNING & ZONING COMMISSION MEETING
OCTOBER 17, 1996
Members Present: Chairman Betty Waters, Commission Members Chuck Engelken,
Eugene Edmonds, Dottie Kaminski
Members Absent: Howard Ebow, Melton Wolters, Michael Meredith
City Staff Present: Director of Planning Guy Rankin, Chief Building Official Art
Flores, Assistant City Attorney John Armstrong, City Manager
Secretary Cazol Buttler, Planning Secretary Peggy Lee
I. CALL TO ORDER
Meeting was called to order by Chairman Waters at 6:00 PM.
II. APPROVE MINUTES OF THE AUGUST 7, 1996, SPECIAL CALLED MEETING
AND PUBLIC HEARING.
A motion was made by Chuck Engelken to approve the minutes of the August 7, 1996,
meeting. The motion was seconded by Dottie Kaminski. All were in favor and the
motion passed.
III. OPEN PUBLIC HEARING REGARDING THE REPEAT OF WOODS ON THE
BAY TOWNHOMES, S.2, WHICH IS FURTHER DESCRIBED AS 3.679 AC.,
W.P. HARRIS SURVEY, A-30, HARRIS CO., TERAS. THE REPEAT IS
REQUESTED FOR THE PURPOSE OF ADJUSTING LOT SIZES TO
ACCOMMODATE THE CONSTRUCTION OF TOWNHOMES.
Chairman Waters opened the Public Hearing at 6:01 PM.
Mr. Rankin reported that the proposed replat adds or enlazges some lots by reducing the
size of others. The total net change will be an increase of one lot for the section. The
applicants intend to build patio homes and townhomes on the remaining lots.
Staff reviewed the replat request and determined that it satisfies applicable provisions of
State Law and City Ordinance, however, the following outstanding items would need to
be addressed.
1. Correct north-south distance from 110' to 111'.
2. Reference the existing 18' utility easement located south of Block 16.
3. Correct owner's name from F & I, Inc. to I & F, Inc.
4. Correct any individual owner's names as needed.
Page 2 of 10 • •
Planning & Zoning Commission
Minutes of October 17, 1996
5. Correct any lienholder information as needed.
6. As part of Enclosure 1, add replatting reference to covenants/restrictions
[Appendix D, Subdivision Plats (Page 8), City of La Porte Development
Ordinance.]
7. Add Harris County Clerk Filing Statement (Enclosure 6), [Appendix D,
Subdivision Plats (Page 15), City of La Porte Development Ordinance.]
8. Add Special Plat statement referring to Flood Hazard Areas, (Enclosure
8), [Appendix D, Subdivision Plats (Page 17), City of La Porte
Development Ordinance.]
9. Shade any Flood Hazard Areas as required by Item H above.
10. Delete reference that Zone X will be shaded in Notes (#1) since Flood
Hazard Areas must be shaded.
A. PROPONENTS
Bill Helm, 2525 Southshore Blvd., League City, one of the developers,
addressed the Commission. Mr. Helm stated that prior to asking for the
replat, every property owner in Section 2 was shown the proposed
changes. Each property owner was then asked to sign an agreement
showing they had no objection to the proposed replat. Mr. Helm noted
that all owners agreed to sign.
B. OPPONENTS
Warren Ayres, Woods on the Bay, Unit #43, addressed the Commission.
He stated that his view of the bay would be obstructed by approximately
25 ~ , once the new units are constructed.
Delores Huth, Woods on the Bay, Unit #44, addressed the Commission.
Ms. Huth also spoke on behalf of Jimmy R. Phillips, who also resides in
Unit #44. When they purchased the property, it was her understanding
that the document Mr. Phillips signed was a formality necessary to close
on the property.
Ms. Huth and Mr. Phillips are opposed to the replat because it increases
the density of the area and infringes upon approximately 12-20 feet of
their bay view. She provided their property appraisal, which showed that
they received a discount for the sales price of their unit because they have
a buffered view of the bay. If the view is further reduced, their property
value will decrease.
IV. CLOSE PUBLIC HEARING.
Page 3 of 10 • •
Planning & Zoning Commission
Minutes of October 17, 1996
Chairman Waters closed the Public Hearing at 6:30 PM.
V. CONSIDER REPEAT REQUEST FOR WOODS ON THE BAY TOWNHOMES,
S.2.
A motion was made by Eugene Edmonds to deny the replat request for Woods on the
Bay Townhomes, 5.2. The motion was seconded by Chuck Engelken. All were in favor
and the motion passed.
VI. OPEN PUBLIC HEARING TO CONSIDER ZONE CHANGE REQUEST R96-004.
THLS REQUEST SEEKS A REZONING OF A PORTION OF BLOCKS 1203 AND
1204; TOWN OF LA PORTS, NOW KNOWN AS TR. 1K, JOHNSON HUNTER,
ABST. 35 AND A PORTION OF TRACT 37A AND 37B, GEORGE B.
MCKINSTRY, ABST. 47, WffiCH IS FURTHER DESCRIBED AS BEING
LOCATED IN THE 1700 BLOCK OF S. 16TH STREET, LA PORTS, TEXAS.
THE PRESENT ZONING IS PLANNED UNIT DEVELOPMENT (P.U.D.) AND
THE REQUESTED ZONING IS HEAVY INDUSTRIAL (H.I.).
Chairman Waters opened the Public Hearing at 6:33 PM.
Mr. Rankin reported that the applicant, Robert C. Boncosky, is seeking a rezoning to
Heavy Industrial (HI) to provide for development of a trucking operation with tank truck
cleaning to occur on the property.. The current zoning is Planned Unit Development
(PUD). Staff reviewed the request and was concerned about rezoning to HI because of
the impact on residential land uses. Staff suggested anInfra-district PUD be created and
a Special Conditional Use Permit be granted to allow the trucking operation as well as
the tank truck cleaning operation. Staff recommended approval with conditions.
A. PROPONENTS
Robert Boncosky, owner of Boncosky Services, addressed the
Commission. Mr. Boncosky introduced his son, John Boncosky, Director
of Sales, and gave a brief presentation about the company. They intend
to employee 75+ people and expect the payroll to exceed $3,000,000 per
year.
B. OPPONENTS
There were none.
VII. CLOSE PUBLIC HEARING.
Chairman Waters closed the Public Hearing at 6:43 PM.
VIII. CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING ZONE
CHANGE REQUEST R96-004.
Mr. Rankin reported that 5 public notices were mailed to surrounding property owners.
•
Page 4 of 10
Planning & Zoning Commission
Minutes of October 17, 1996
No responses were received by staff.
A motion was made by Chuck Engelken to approve Rezone Request #R96-004, which
seeks to have the property zoned Planned Unit Development (P.U.D.) with a Special
Conditional Use Permit for a trucking operation with tank truck cleaning. The approval
is subject to the following conditions:
1. The property be formally platted as a 6.3192 acre tract.
2. Any development beyond that currently presented will require a separate
Special Conditional Use Permit.
3. No changes or amendments shall be made to the recorded General Plan
(site plan) and covenants without first obtaining authorization from the
City of La Porte.
4. Drainage plans shall be approved by Harris County and the City of La
Porte.
5. It should be noted in the Special Conditional Use Permit and in the deed
covenants that the use of this property is limited to a trucking operation,
which includes tank truck cleaning.
6. Applicant's submittal of a Special Conditional Use Permit Application.
7. Applicant's submittal and filing of a General Plan (site plan) in accordance
with the City's Zoning Ordinance 1501, Sections 8-400 and 10-100.
8. Proposed deed restrictions, assessments, and covenants shall be approved
by the City. of La Porte and included on the General Plan (site plan) prior
to the formal recording of said document.
9. Landscaping shall be located across the front of the property to provide
compatibility with proposed neighboring residential land uses. Required
landscaping shall be properly maintained in the future.
10. All owners of said property should provide their signatures authorizing the
platting of the 6.3192 acre tract and the Intra-district P.U.D.
11. Ask the developer to place any buildings near the. front or South 16th
Street frontage along with the landscaping referenced in Item #9. The
tank cleaning and truck operations would be located in the rear or west
side of the property.
12. Ordinance #1352 amended Chapter 25, Article V, S. 25-84, of the City's
• •
Page 5 of 10
Planning & Zoning Commission
Minutes of October 17, 1996
Code of Ordinances, to read: Truck terminals shall be located in areas
directly adjacent to the right-of--way of a designated truck route. Section
25-81 identifies 16th Street, from Barbours Cut Blvd. south to Fairmont
Parkway, as a designated truck route.
The property is located south of Fairmont Parkway and is not currently
on a designated truck route. Approval of the proposed truck terminal
(SIC #4231) should be subject to this portion of 16th Street being
approved as a truck route by La Porte City Council. The rezoning would
be conditional upon said approval.
The motion was seconded by Eugene Edmonds. All were in favor and the motion
passed.
IX. OPEN PUBLIC HEARING TO CONSIDER ZONE CHANGE REQUEST R96-005.
THIS REQUEST SEEKS A REZONING OF TRS. 17B, 17D, AND 17E,
CRESCENT VIEW, WffiCH IS FURTHER DESCRIBED AS 2803 OLD HWY. 146
(S. BROADWAY), LA PORTS, TEXAS. THE PRESENT ZONING IS ffiGH
DENSITY RESIDENTIAL (R-3) AND THE REQUESTED ZONING IS GENERAL
CONIlVIERCIAL (GC).
Chairman Waters opened the Public Hearing at 6:45 PM.
A. PROPONENTS
George Robertson, 527 S. Shady Lane, spoke on behalf of his mother.
Mr. Robertson stated he was unaware that the zoning had changed to R-3.
The building has housed nothing but bars since 1942 and has been his
mother's main income. He requested permission to open a drinking
establishment at 2803 Old Hwy. 146.
B. OPPONENTS
Bill Strong, 2711 Crescent View, addressed the Commission. Mr. Strong
spoke on his own behalf and on behalf of an ad-hoc committee known as
"Old Hwy. 146 Committee", formed earlier this year by residents of the
general area. The committee's objective is to work with the City with
ordinance enforcement, enhancing property values, improving the
appearance of the area, and maintaining the residential thrust of the City's
Comprehensive Plan.
The committee is opposed to changing the zoning from residential to
commercial.
Chairman Waters acknowledged that Mr. Strong spoke on behalf of the committee and
~~
Page 6 of 10
Planning & Zoning Commission
Minutes of October 17, 1996
stated that it was not necessary for other committee members to come forward to
reiterate Mr. Strong's statements. However, if anyone had anything to add or just
simply wanted to speak, that would be acceptable.
Rand Valentin, 3201 Bayshore, Bay Oaks Subdivision, a member of the
Old Hwy. 146 Committee, addressed the Commission. To Mr. Strong's
comments, Mr. Valentin added that part of the reason they voted to be
annexed by the City was because of zoning and the existence of the City's
Comprehensive Plan.
Gerald Cooney, 200 Bay Colony, addressed the Commission. Mr.
Cooney, also a member of the Old Hwy. 146 Committee, feels there is no
public need for this property to be zoned commercial.
Drue Adams, 200 Crescent View, addressed the Commission. Mr.
Adams' concern is that the property has gone through several operators.
He is glad that the business that previously existed is gone.
Bernard Legrand, 3115 Bayside Terrace, addressed the Commission. Mr.
Legrand is Vice-President of the Bayside Terrace Civic Club. At a recent
meeting, the subject of this rezoning was discussed and the members were
unanimously opposed.
Mr. Rankin showed a slide presentation that gave an overview of the Old SH 146 area.
The applicant is requesting General Commercial (GC) zoning from the current High
Density Residential (R-3). The building and the use of the property is pre-existing and
non-conforming and operated as such until 1995. Staff reviewed the request and
determined that the property may be too small to allow development of some R-3 uses.
Staff felt that a GC designation would provide too broad a range of commercial activity
and traffic. However, a Neighborhood Commercial (NC) designation would create an
opportunity for the current vacant commercial property. Staff made a recommendation
to the Commission to approve R96-005 from R-3 to NC with conditions.
When Mr. Rankin asked Mr. Robertson what type of use he planned for the building,
he told the Commission he wanted to re-open as a bar.
X. CLOSE PUBLIC HEARING
Chairman Waters closed the Public Hearing at 7:20 PM.
XI. CONSIDER RECONIlVIENDATION TO CITY COUNCII. REGARDING ZONE
CHANGE REQUEST R96-005.
A motion was made by Eugene Edmonds to follow staff's recommendation to rezone the
property to NC with conditions.
• •
Page 7 of 10
Planning & Zoning Commission
Minutes of October 17, 1996
After hearing that the applicants wanted to re-open the business as a bar, Mr. Rankin
withdrew the recommendation from staff to approve the request.
The motion failed for lack of a second.
A motion was made by Chuck Engelken to deny Zone Change Request #R96-005.
Included in his motion was a request of the Commission to perform further studies for
developing/improving the entire area. The motion was seconded by Dottie Kaminski.
All were in favor and the motion passed.
XII. OPEN PUBLIC HEARING TO CONSIDER ZONE CHANGE REQUEST R96-006.
THLS REQUEST SEEKS A REZONING OF TRS. 18B AND 18F, CRESCENT
VIEW, WffiCH IS FURTHER DESCRIBED AS 2757 OLD HWY. 146 (S.
BROADWAY), LA PORTE, TEXAS. THE PRESENT ZONING IS ffiGH
DENSITY RESIDENTIAL (R-3) AND THE REQUESTED ZONING IS
NEIGHBORHOOD COMMERCIAL (NC).
Chairman Waters opened the Public Hearing at 7:30 PM.
Mr. Rankin presented staff's report. The applicant, Dorothy Stevens, is requesting a
zone change from R-3 to NC to allow a beauty salon business. Staff reviewed the
request and recommended approval with conditions to the Commission.
A. PROPONENTS
Dorothy Stevens, 302 Fairfield, addressed the Commission. Ms. Stevens
asked the Commission to approve her request. She would also like the
properties located adjacent to hers to be zoned GC so hers would not be
the only one.
Bill Stevens, 302 Fairfield, addressed the Commission. He has owned the
property approximately 2 months. Mr. Stevens asked that the rezoning
be approved so his wife could open a beauty salon.
Drue Adams, 200 Crescent View, addressed the Commission. Mr.
Adams supports the rezoning if the owners are willing to improve the
buildings and the property.
Delores Huth, Woods on the Bay, Unit #44, addressed the Commission.
Ms. Huth suggested the Commission delay action on this item to ask the
applicants to prepare and bring back a plan for the type of improvements
they will be making.
B. OPPONENTS
•
Page 8 of 10
Planning & Zoning Commission
Minutes of October 17, 1996
Bill Strong, 2711 Crescent View, addressed the Commission. Mr. Strong
spoke on his own behalf and on behalf of the "Old Hwy. 146 Committee" .
Mr. Strong asked the Commission to consider his remarks relating to the
previous zoning item. He added that the property could just as easily be
zoned residential as Neighorhood Commercial. At this point in time, he
feels the property should not be rezoned.
Bernard Legrand, 3115 Lane Court, addressed the Commission. Mr.
Legrand feels the property should not be rezoned.
Gerald Cooney, 200 Bay Colony, addressed the Commission. Mr.
Cooney would like to see a comprehensive plan of what the applicant
proposes, at which time he may be in favor.
XIII. CLOSE PUBLIC HEARING
Chairman Waters closed the Public Hearing at 7:55 PM.
XIV. CONSIDER RECONIlVIENDATION TO CITY COUNCIL REGARDING ZONE
CHANGE REQUEST R96-006.
A motion was made Eugene Edmonds to table Zone Change Request #R96-006 until the
November 21, 1996, meeting and public hearing that will be held at 6:00 PM in the City
Hall Council Chambers at 604 W. Fairmont Parkway, La Porte, Texas. The motion was
seconded by Chuck Engelken. All were in favor and the motion passed.
The item was tabled in order to give the applicants an opportunity to provide more
information for the Commission's consideration.
XV. OPEN PUBLIC HEARING TO CONSIDER ZONING ORDINANCE
AMENDMENTS TO NON-CONFORMING BUII.DINGS, STRUCTURES, USES
AND LOTS OF RECORD, SECTIONS 4200 AND 4300.
Chairman Waters opened the Public Hearing at 8:05 PM.
Mr. Rankin reviewed the proposed amendments to the Zoning Ordinance regarding non-
conforming uses.
A. PROPONENTS
There were none.
B. OPPONENTS
There were none.
• •
Page 9 of 10
Planning & Zoning Commission
Minutes of October 17, 1996
%VI. CLOSE PUBLIC HEARING.
Chairman Waters closed the Public Hearing at 8:15 PM.
XVII. CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING
ORDINANCE CHANGE.
A motion was made by Chuck Engelken to approve the Zoning Ordinance amendments
to Non-conforming Buildings, Structures, Uses and Lots of Record, Sections 4-200 and
4-300. The motion included permission be given to staff to correct minor typos in the
document. The motion was seconded by Eugene Edmonds. All were in favor and the
motion passed.
Attached to these minutes are the amendments (highlighted) as they will appear in the
Zoning Ordinance if approved by City Council.
RVIII. OPEN PUBLIC HEARING TO CONSIDER ZONING ORDINANCE
AMENDMENTS TO LANDSCAPE REQUIREMENTS, SECTIONS 5-701, 6-
600, 7-601, 10-103, AND 10-508.
Chairman Waters opened the Public Hearing at 8:20 PM.
Mr. Rankin reported that several businesses within the community have failed to meet
the spirit of the Zoning Ordinance regarding landscaping. The proposed amendments
would address those problems. Mr. Rankin showed a slide presentation with pictures of
businesses that range from those who provide the bare minimum landscaping to those
who exceed current requirements.
A. PROPONENTS
There were none.
B. OPPONENTS
There were none.
XIR. CLOSE PUBLIC HEARING.
Chairman Waters closed the Public Hearing at 8:27 PM.
XR. CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING
ORDINANCE CHANGE.
A motion was made by Chuck Engelken to table the Zoning Ordinance amendments to
Page 10 of 10
Planning & Zoning Commission
Minutes of October 17, 1996
landscape requirements, Sections 5-701, 6-600, 7-601, 10-103, and 10-508, for further
consideration, until the November 21, 1996, meeting and public hearing that will be held
at 6:00 PM in the City Hall Council Chambers at 604 W. Fairmont Parkway, La Porte,
Texas. The motion was seconded by Eugene Edmonds. All were in favor and the
motion passed.
XRI. STAFF REPORTS
Mr. Rankin distributed a list of new businesses that have located in La Porte.
XXII. ADJOURN
Chairman Waters declared the meeting duly adjourned at 8:27 PM.
Respectfully submitted,
Peggy Le~ D U
Planning Department Secretary
Approved on this the 21st day of November, 1996.
Be T aters
Planning and Zoning Commission Chairman
~ ~ DRAFT
ARTICLE FOUR: GENERAL PROVISIONS
Section 4 - 100 Certified Site Plan Required
Any person desiring to improve property shall submit to the Enforcing
Officer a certified site plan of said premises and information on the
location and dimensions of existing and proposed buildings and parking
lots, location of easements crossing the property, encroachments, and
any other information which may be necessary to ensure conformance to
this Ordinance.
a. In the case of residential construction, a certified site plan
shall not be required when:
1) Said residential construction is only for an accessory
building of less than 200 square feet; or
2) Said construction is on lots or .tracts that have been
surveyed by a registered surveyor, and have all property
corners permanently marked and visible.
Section 4 - 101 No development shall occur upon land designated as a
conservation area, unless a waiver is obtained from the City Council of.
the City of La Porte pursuant to the provisions of Section 12.07 of the
Development Ordinance of the City of La Porte.
Section 4 - 102 All buildings shall be so placed so that they will not
obstruct future streets which may be constructed by the City in
conformity with existing streets and in accordance with the adopted
thoroughfare plan of the City of La Porte.
Section 4 - 103 Except in the case of apartment or condominium
developments, industrial developments and Planned Unit Developments, as
provided for in this Ordinance, not more than one (1) principal
building shall be located on a lot. The words "principal building"
shall be given their common, ordinary meaning; in case of doubt or on
any question of interpretation the decision of the Enforcement Officer
shall be final, subject to the right of appeal to the Board of
Adjustment.
Section 4 -104 On a through lot within residential districts (a lot
fronting on two (2) substantially parallel streets), the rear lot line
shall be defined as the major street, where access is prohibited, and
the minimum rear yard setback shall be twenty feet (20') for applying
the yard and parking regulations of this Ordinance.
- 28 -
• •
Section 4 - 105 Except in a planned unit development, no building
shall be located closer than ten (10) feet from any existing or
proposed street right-of-way.
Section 4 - 200 Non-Conforming_Buldings_,_Structures, and Uses
The general public, the Planning Commission and the Board are directed
to take note that non-conformities in the use and development of land
and buildings are to be avoided, or eliminated where now existing,
wherever and whenever possible, except when necessary to preserve
property rights, specific structures, lots, or uses established prior
to the date these regulations became effective as to the property in
question, and when necessary to promote the general welfare and to
protect the character of surrounding property. It shall be the
responsibility of the Planning Commission and the Board to assist the
City Council in achieving this goal by advising the City Council of
their recommendations thereon. As necessary, the City Council may from
time to time on its own motion or upon cause presented by interested
property owners inquire into the existence, continuation or maintenance
of any non-conforming use within the City.
A use that conforms to the zoning regulations on 'the 'effective.
date of this Zoning.-Ordinance at 'the time of initial ..development of the'
site shall not 'subsequently be deemed a non-conforming use solely
because the adjoining use changes to a=residential use classification.
1. Accessory'Use of Structure.
No structure that is accessory'to a principal non-conforming use:'
or a-'non-complying development shall :not continue "after such`
principal use or structure has «-been terminated, removed or
otherwise brought into compliance,-.'unless it 'complies with all _of
the regulations of the .district in which it is located.
Section 4 - 201 Non-Conforming Structures
1. Limitation on Regulation
No structure, otherwise in accordance with the provisions of these
regulations or an amendment hereto, shall be rendered or be deemed
a non-conforming structure solely for a failure to comply with
provisions relating to Section 10 Special Regulations, of this
Ordinance.
2. Continuance of Non-Conforming Structures
Subject to all limitations herein set forth, any non-conforming
structure may be occupied and operated and maintained in a state
of good repair, but no non-conforming structure shall be enlarged
or extended unless the enlargement or extension can be, and is,
made in compliance with all of the provisions herein established
- 29 -
•
for structures in the district in which the non-conforming
structure is located. The provisions of Section 4-201(6) and
Section 11-605(2) of this Ordinance are also applicable, and shall
be followed.
3. Accidental Damage to Structure
If a building occupied by non-conforming uses is destroyed by fire
or the elements, it may not be reconstructed or rebuilt except to
conform with provisions herein. In the case of partial
destruction by fire or other causes, not exceeding fifty percent
(50%) of its value, as determined by a licensed appraiser, the
Enforcing Officer may issue a permit for reconstruction. If
greater than fifty percent (50%) and less than total, the Board
may grant as a special exception a permit for repair but not for
enlargement or reconstruction of the building.
4. Obsolescence of Structure
The right to operate and maintain any non-conforming structure
shall terminate and shall cease to exist whenever the
non-conforming structure becomes obsolete or sub-standard under
any applicable ordinance of the City and the cost of placing such
structure in lawful compliance with the applicable ordinance
exceeds fifty percent (50%) of the replacement cost of such
structure, as determined by a licensed appraiser, on the date that
the Enforcing Officer determines that such structure is obsolete
or sub-standard. The burden of proof in showing that the
structure's repair cost does not exceed fifty percent (50%) of the
replacement cost of such structure rests upon the owner of such
structure.
5. Determination of Replacement Cost
In determining the replacement cost of any non-conforming
structure there shall not be included therein the cost of land or
any factors other than the non-conforming structure itself.
6. Repairs and Alterations
Repairs and alterations may be made to a non-conforming building
or structure; provided, however, no structural alterations shall
be made except those required by law or ordinance, unless the
building is changed to a conforming use; and provided that no
additional dwelling units shall be added where the non-conforming
use results from there being more dwelling units on the lot than
is permissible in the district in which the building is located.
7.- Enlargement to Non-complving`Structure.
A structure that. is non=conforming-' may- be '.altered,'remodeled or
otherwise improved, but' not enlarged, unless he Board of
- 30 -
• •
Adjustment determines that such. enlargement will :not result inan
increase in the degree of nonconformity with the regulations and
development standards of the district ;in which it is located.
(a) Submission of 'Schedule `to Eliminate Non-compliances.
The applicant shall present to-the Board of Adjustment
a schedule for elimination or substantial reduction of
the 'nonconformity over a reasonable period of-time not
to :exceed 30 years, 'or setting ..forth. the reasons why
such action is not reasonably 'possible.
(b} `Approval of--Schedule-bv Board of Adjustment. The ,.Board
of Adjustment shall review and approve he; proposed.
schedule subject to such revisions to the` schedule as
deemed >necessary to ensure that ,priority is `given_to
elimination or reduction of those non.-compliances °~that.
have' significant adverse impacts) on' surrounding,
properties, and which can reasonably be complied with
taking into .account the effect of the configuration 'of
the Iot'and the iocation'of existing structures or the,
cost' of eliminating or substantially reducing such
noncompliances.
8.
Abandonment of Non-Conforming Structures
A non-conforming structure, when abandoned, shall not resume. A
non-conforming structure is abandoned when the structure ceases to
be used for a period of one hundred eighty (180) consecutive
calendar days, and it is determined that an intent to abandon the
non-conforming structure occurred as evidenced by an overt act or
a failure to act on the part of the non-conforming structure's
landowner or his occupant.
Whether or not a non-conforming structure has been abandoned is a
question that shall be determined by the Board of Adjustment. The
property owner or his representative seeking to maintain the
existing non-conforming structure shall have the burden of proving
to the Board of Adjustment that the structure has not been vacated
or used for a period of one hundred eighty (180) consecutive
calendar days, and/or that the owner or his representative did not
intend to abandon the non-conforming structure during the period
of cessation of use of the non-conforming structure.
Section 4 - 202 Non-Conforming Uses
1. Continuance of Non-Conforming Uses
Subject to the provisions of this Ordinance relating to
amortization of non-conforming uses, any non-conforming use may be
continued in operation on the same land area and on the same floor
in a structure or structures which were occupied by the
- 31 -
l~J
non-conforming use on the effective date of any amendment by which
the use became non- conforming, but such land or floor area shall
not be increased, except that such limitation shall not apply for
farming uses.
2. Changing a Non-Conforming Use
Any non-conforming use may be changed to a use conforming with the
regulations herein established for the district in which the
non-conforming use was located; provided however, that a non-
conforming use so changed shall not thereafter be changed back to
a non-conforming use.
3. Abandonment of Non-Conforming Use
A non-conforming use, when abandoned, shall not resume. A non-
conforming use is abandoned when land used for an~ established
non-conforming use ceases to be used for a period of ninety (90)
consecutive calendar days, and it is determined that an intent to
abandon the non-conforming use occurred, as evidenced by an overt
act or a failure to act on the part of the non- conforming use
landowner or his occupant.
Whether or not a non-conforming use has been abandoned is a
question that shall be determined by the Board of Adjustment. The
property owner or his representative seeking to maintain the
existing non-conforming use shall have the burden of proving to
the Board of Adjustment that the use has not been discontinued for
a period of ninety (90) consecutive calendar days, and/or that the
owner or his representative did not intend to abandon the
non-conforming use during the period of cessation of use of the
non-conforming use.
Section 4 --203 'No ificaton of-`Non-conforming. Use Status'
The _; Planning Director shall mail. written notice, prior to or'
concurrently with the notice of public hearing pursuant to 4 - 205,.. to
all persons having an_interest- in the property as shown by the tax
rolls of the City of La Porte where. the property is located and.. to the
occupant of each .non-conforming-use in 'the City of La Porte by regular
and by certified mail, return receipt_ requested. The notice shall
state that the use is subject to amortization and shall specify the
procedures for obtaining an exemption from the amortization and-
termnation requirements of 4 -`2,04. and 4 - 205.
- 32 -
•
L~
=coon 4 - 204 Application for'Exempton from Amortization
(a) A_pplicaton'.Requrements...:
- _
An owner or: >qualified applicant of_ a_ non-conforming ,use ,may
seek' an exemption from the amortization and termination'
requirements of 4 - -205. The grounds -for such'exempton
shall be :that the non-conforming use has no adverse impact
upon allowed land uses in 'the district in which it is
located or can -be made compatible >wth such use ,upon
compliance with- specified conditions. Such owner or
qualified. applicant shall submit an application to '' the
Planning` Director, on a form .provided by the Planning
Director,;"'no lens than 10 working days prior to the 'date
scheduled far the.. .....public hearing being conducted pursuant to_,
4 - 205.
(b) Board Review and Decision.
The '.!.Board of Adjustment shall hold the ,.public- hearing'
pursuant..- to 4 - 205, following ,the .::procedures >-for `hearings..
establshed'in I1 -`604-of the Zoning ,Ordinance; and shall
consider the ,application .:for 'an exemption :from 'the.
amortization and termination .requirements 'of 4 - 2.05. 'The'
owner or qualified :applicant shall 'have the .burden of
proving the .grounds for the exemption. Upon conclusion of
-the `hearing, ' if the Board of `Adjustment ;finds 'that the use'
of the property has no material `adverse impact upon the 'land'
uses'"permitted in the district in which._t is located or cane-
be made reasonably ``compatible with such uses through the
,imposition of specified conditions, it shall, by motion,
exempt the non-conforming use fromthe amortization and
termination requirements of 4 - 205, and. impose such
conditions as it finds necessary to ensure 'reasonable
compatibility, including, but. not limited to:(i} required
improvement of, or modifications to, existing improvements'
on the -property; or (ii) Limitations on hours or .nature of
operations; and (iii) a_specified term of ..years for which-,
the. exemption shall be granted.
Tf the ..Board. of Adjustment does not authorize an exemption--
from the amortization and termination requirements of, 4 -
205~ it shall of er considering applicable law, information
presented at the hearing and other factors deemed relevant:'.
by it, establish an amortization period for the non-
conforming use iri accordance with 4 - 205.
('c) Appeal........
Any 'person aggrieved by the decision of ;the Board of
Adjustment...or a taxpayer or an officer, department, board
- 33 -
• •
or bureau 'of the Ci y, may =appeal the decision in
accordance with Section 211 ..OTT of the Texas Local.-
Government Code, Unless properly appealed within 10 days of
the 'date. the decision is filed in'".the Board of Adjust.ment'`s
office, the decision of the Board of Adjustment is final
and incontestable.
Section 4`'- 205 Amortization and Termination"
(a) Amortization of `Specifi'c Non.-conforming- Uses
Non.-conforming uses shall be terminated °at-the end of_-an-
amortization period established by the_Board of Adjustment`
in accordance -with this Section. The Board of Adjustment,.'
shall hold 'a public.--hearing,' as required 'by Subsection (b)-
below, to 'establish 'an amortization period _or to consider
an application by the non-conforming, user for exemption
from thee... amortization and .termination requirements 'set :forth'
in this 4 - 205. If the Board of Adjustment grants an
exemption, the use shall be known as an "exempted non-
conforming use . " If 'the Board of Adj ustment_ does not ..,grant
an exemption,. it shall._establish an amortization period
pursuant to_ Subsection (b) . If an'_'applcation for ,exemption
from amortization is -not submitted, :the Board of Adjustment
shall establish.' an `amortization period pursuant. to_
Subsection (c) .
{'b) _ Public` Hearing.'
(I) The' Board of Adjustment 'shall hold a public hearing to
establish an'amortzation period'for'each`non-complying
use subject , to notification 'pursuant ;to 4 - 203 'or to
consider an application for an exemption from ,thee
amortization and '-termination `requirements of ths_
Section pursuant to the. 'following notification
requirements:
(A),; Written notice. of the time and place of a...public
hearing, by certified mail, return. receipt
requested and postage prepaid, to the owner and'
occupant. of the non'.-.conforming use at least 30'
days prior to-the date of such_publc hearing;
(B)' Publication. at `least 3'0 :days prior- to the date of
public hearing of _ a notice of the _ time and place
of the hearing in at .least one' newspaper of
general'. circulation in the ..City;- and...
(C) Mailing of the: notice of publs hearing at leas
30> days prior to the date of the pul~lsc hearing to
property- owners within 2OO feet,, as determined
- 34 -
• •
pursuant to 11 - 604;:, of he lot line of the land
subject. to the application, inclusive of streets,
alleys and rights-of-way, and to civic
__
associations registered with- the Planning'
Director, whose boundaries are wholly or partly
within the 200 foot area
(2) Upon. notification of the time and place of -the :public
hearing, the owner or occupant of the non-conforming
use'to be amortized may _apply to the. Planning .Director
for an exemption from amortization and "termination
pursuant. to '4 -_204 and 'include written information and
documentation supporting,a claim for an exemption from.'.'.
any'-amortization period:.- In the event the:Board of
Adjustment does not grant the exemption applied for, it`
shall establish..' an amortization period.. based on O
applicable law, (ii) evidence submitted with 'the
application, (iii}-evdence,,_presented at the hearing
and (iv) other .factors consistent with the purpose of
this Zoning Ordinance to allow the owner to recoup_
actual 'investment in the use made ,.prior to the:
effective date of this'Zoning-Ordinance.-The owner's or
applicant's failure to submit evidence to 'support an'
amortization period'-.shall be considered a waiver by '.the
owner or applicant of any'xight to contest at the Board''
of ,Adjustment the 'length of any amortization period(
that the Board of Adjustment establishes.
(c) Amortization Period.
In the event the owner ar qualified. applicant .does .not. apply,
for exemption from amortization, the Board of Adjustment, at
the...public...hearing,. shall establish an amortization period
based on _(i) applicable law,'(ii) evidence presented at the
public hearing and. (.iii). other. factors deemed relevant by_:
the Board of Adjustment, to allow the"owner or qualified
applicant to recoup actual investment in the use made ,prior'-
to the'ef.fective date of this honing Ordinance:.
`(d)' End of Amortization Period_
At the end of -the :amortization period established by the
Board of Adjustment for a_particular use;''.this- he use shall..
terminate. "-
Section 4''- 20`6 Revocation. of Non-conforming Use-Status
Upon the recommendation of. the Planning Director,': a 'motion of the
Board of Adjustment, or a petition of property ....owners pursuant to this
Section so 'long as the P1'anning ..Director makes a:recommendation _of
revocation in accordance with ('a) be owr the.'Board of Adj':ustment shall.
- 35 -
C~
•
undertake a review of (i) any_`non-:conforming uses; or (ii) any
exempted non-conforming uses established pursuant to 4 - 204 or 4 -
205 and, 'after a,publc hearing and investigation as;,to the particular
use in:-question, .may require-.the revocation of. the use status and the
amortization ,or termination of such use. For purposes-of this;4 - 206;
a use described =in (i) or (ii) above:, shall be herein sometimes:
referred -.to as a '" Revocable ''Use .".,"
a) Initiation of Revocation Procedure.-
The Board of Adjustment shall undertake "a .review of- ang-
Revocable use .only ...upon: (i) -its own -motion,' upon a
determination that a reasonable probability of, one' or=more'
grounds for termination 'under 4 ' - 2'06 (d) exist;:- (ii) a'
report from .the Plannng.Director recommending revocation of
the 'states of such Revocable 'Use, which shall be based upon`
a determination-..that a"..reasonable probabili y of one or ,more
grounds for 'termination -under 4 - 2.06(d)- exist for -ouch.'
recommendation; or (iii) valid petition of proper owners`
conforming .with .Subsection (b) below, provided after' due,
consideration of the petition,!. the Planning 'Director
pursuant to (ii},' recommends revocation 'to -.the Board of
Adjustment. In the event that the Planning Director, upon"
investigation., declines to recommend action by the'Board_of
Adjustment, the Planning Director' shall :inform the
petitioners -in writing of that decision. The Planning
Director's .decision !regarding the petition shall be-
appealable to the. Board of Adjustment under the procedures
contained in 11 -'604 of this Zoning Ordinance.
'(b) Petition of .Property Owners.
A petition may ,be submitted to `the Planning .Director-only'
with respect to a request for revocation of the status-of a'
Revocable Use, on a--form provided byor otherwise submitted
in a manner prescribed _,by the Planning Director. The
petition shall be filed with -the Planning 'Director and
signed by the owners of at least twenty percent (20%) of the
total .number of record owners as determined by the 'most
recently approved'_City tax roll, 'of land in the City, within
2.0.0 feet of the lot lines of the'Revocable Use, inclusive of
streets, alleys and rights-of-way. and shall set .forth the
grounds for the revocation.
(c) Board'Notice,`Revew and Decision.
Upon its own: motion, receipt of the Planning 'Director's`
report. recommending the xeuocation of 'the status of the
Revocable Use:- or a decision 'by the Board of Adjustment to
consider a revocation. requested in a petition of property!'
owners pursuant to 4 -,206(a}, the Board_of Adjustment shall'
hold..a_public hearing to consider ,revocation of a Revocable
- 36 -
• •
Use pursuant to 'the procedures in 11 - 604. Prior to holding
such hearing, the `Board of Adjustment' sha l provide public
notice as follows:
(1) Written notice 'of 'the time and place of_ a public
hearing, by certified mail, return receipt_ requested
and postage-'prepaid, to all persons having an interest
in the property as shown by -..,.the Harris County deed'
records'' and to the occupant `or occupants of, the
Revocable Use at feast '30 days prior to the date of
such public hearing;
(2) Publication at :.least 30 days ..::prior to the public
hearing of ''a notice of the time and 'place of the
hearing _ in at least one newspaper of general
circulation in the City; 'and
(3) Mailing of the notice ;of public hearing at least 30'
days :prior to the date of the public hearing to
property owners within 200 feet as 'determined. pursuant`
to 11 - 604_, of, the lot line of the land subject to
the applications inclusive of streets, alleys-' and:
rights-of-way, .and to civic associations .registered
with the Planning Director, whose boundaries are wholly.:
_.
or ..party within the .200 'foot area..:'
Upon the conclusion of 'the public heating,the''Board of
Adjustment shall determine, on the basis`of written findings_
of .fact and'_conclusons, whether the status of the''Revacab e`
Use .'.should be revoked and the use amortized or terminated'.
In .making its determination 'whether or .not to revoke; thee.:
Board of Adjustment shall consider the'standards set forth
in 4_ - 206(d),.....and if it determines to revoke,; it shall, in ''
accordance with applicable law, after' considering euidence
presented at''the hearing and other factors consistent with
the purpose of this Zoning Ordinance, establish <an
amortization period. for the -owner_to recoup the actual
investment_ in the use made by the owner prior to the time
the use became non-conforming. The Revocable Use shall
terminate at the end of the amortization period or the
termination .....date, as the case: may be, established by the
Board..-of Adjustment.`
('d) 'RequrecT FindinQS and:- Standards ''in Board-De ermnaton on
Revocation.
To support a finding and,concluisio
of a Revocable Use based on writ
conclusions, the Board of Adjustm
following (i) a violation of any
Board of Adjustment pursuant 'to 4
continuation of the '` Revocable
n that revokes the.: status
tsn__findngs of fact and
ent must. find any 'of the
condition Imposed by the
- 2Q4 (b) , (ii)' that the
Use' materially and
- 37 -
• •
continuously 'interferes in an adverse manner with __the
implementation of 'the egislative purposes of the zoning,
district in which the use'is'located, or (iii) a pattern of
repeated occurrences of one or more_of_the following with
respect to the Revocable Use:
(1) Noise above' the ...maximum perm sible 1'mits, as set
forth in the Zoning Qrdinance, or in 'any other _City
ordinance;
(2) Traffic generation of more ahan twice that of the `same
use 'or use of a similar na ure, based on xates set:;
forth in the most recent. edition of 'the 'Institute'~of
Traffic Engineers (I'1'E) Trip ..Generation Manual;
(3) ""Noxious or annoying emissions of odor,' smoke,
wastewater, ;light or 'other matters;
(4) Hours of operation Ghat 'begin prior -to 7:00 a.m. and
extend ...beyond IOc00 p.m.'and as such exacerbate general
noise or traffic;'
(,5) Lack of substantial compliance ..'.with. agplicable ,City
codes and ordinances;
(6) Police .reports on al.Ieged criminal activity associated
_.
with the non'-conforming use; or
(7) Simi ar fact-ors .
(_e) Non=conforming Uses Not S sect 'to Revocation of Status.
Not~rithstandng any.. provisions of this 'Division or this , 4 -
Z06.that could be construed to the contrary, 'a -residential
use .that is non-conforming in the particular district in
which such'use is located-shall not be subject to revocation
under this_4 - 206.
(f) _Condtions for Continuation.
In making a decision not.'to revoke the status of a Revocable
Use pursuant to 4 - 206(c), the Board of Adjustment may
impose conditions _on the use that are necessary to
accomplish the purposes of this .Division, .including.,.. but not,
limited: to required improvement_ of, or modifications to,'
existing improvements on the property. `or limitations on'
hours or nature of opera ions.
(g) APPeal
Any person aggrieved by the decision of the _Board of
Adjustment.,. or a taxpayer,- or an officer, department, :board
- 38 -
•
or bureau of the City'may'appeal: the decision in accordance
with Section. 211.011 of the .Texas Local_Government.'Code. The
decision' of the= Board 'of Adjustment is final_ and:
incontestable unless appealed to the district court within
10: days after_ the date `the decision is filed. 3n the Board. of
Adjustment's :office.
Section 4 - 300 Non-Conforming Lots of Record
Section 4 - 301 Continuance of Non-Conforming Lots of Record
Subject to all limitations herein set forth,' any non-conforming
lot may continue without change in boundaries and may be utilized
or developed provided that the uses and development are otherwise
authorized by these regulations. No new structure shall be placed
thereon except in conformity with the applicable controls of the
district in which the lot is located.
Section 4 - 302 Discontinuance of Non-Conforming Lots of Record
Any lot which is made conforming by combining with other lots for
purpose of sale or development, or by development, or by
subdividing, thereafter shall be recognized as a conforming lot
and shall comply in full with the provisions of these regulations;
provided however, that a non-conforming lot of record that is made
conforming shall not thereafter be changed back to a
non-conforming lot.
Section 4 - 400 Zoning of Annexed Property
1. All territory annexed hereafter to the City of La Porte shall be
temporarily classified as R-1 Low Density residential, only until
permanently zoned by the La Porte City Council. Immediately after
the annexation of any territory to the City of La Porte, the City
Planning and Zoning Commission shall commence any action necessary
to recommend to the City Council a permanent zoning
classification. The procedure for making permanent such
classification shall be the same as is provided by law for the
adoption of the original zoning regulations, and shall take place
within one hundred eighty (180) days from the date of annexaton.
2. In the event a development or subdivision is presented to the City
Planning Commission prior to annexation, that specifies a
particular land use, the Planning Commission may recommend.zoning
categories to the City Council, after hearing, so that permanent
zoning may be considered simultaneously and in conjunction with
the annexation proceedings.
- 39 -
• •
3. In an area temporarily classified as R-1 Low Density Residential,
a building permit may be issued for the construction of structures
or uses permitted by low density residential district regulations,
however, other structures or uses, are not permitted unless
application for such structures or use is made to the City
Planning and Zoning Commission for consideration and
recommendation to the City Council.
n `d - ~flfl`Tcrmin~tinn of T.i rnlnr C~~'o T7~t~n~l ; ~1~,.,,e.,+-~ 'n».-r, r,-.';;..-.. ,.'
.- -
anc~i Taverri~ i n ReGi c9r~nti a1 nr NPi ~-rh},e;
Distrcts.'-
AI I' liquor sale 'establishments, -.bars.,;.. Iaunges and taverns in ''
operation in Residential Districts or Neighborhood Commercial.,. as `'.
of the effective date--of his 'Zoning ....:Ordinance.,..-.shall not have a
non-conforming use status as of that-date with respect to the use
of the land or structure 'as a ]_iquor sale establishment, bar,
lounge or tavern.' Such use shall''-be '.terminated "on the date of
expiration, revocation or termination of such establishment's-
valid State alcoholic-beverage, license or ...permit in existence on
the effective date of this Zoning`Ordnance, provided that .such
termination date shall not be extended by any ..renewal or;
extension of such.'license or permt_if such. renewal or extension
is .issued on or after the." of€ective -date of this Zoning
Ordinance. __ _
- 40 -
•
Pecan grossing Snb~ivision, SeEtion ~
Preliminary Plat
~ ~
Staff Report Peean Crossing, Seetion II November 21, 1996
Preliminary Plat
Pecan Crossing is a residential subdivision located on the north side of Fairmont Parkway,
approximately 1,800 feet west of Underwood Road. A General Plan of the subdivision was
approved by the Commission on February 17, 1994. (See Map Exhibit A). Section II, which
is being considered for preliminary plat approval at this time, is a four (4) block, f fty two (52)
lot section of the overall subdivision.
Referring to Appendix D of Development Ordinance No. 1444, Staff has reviewed the
Preliminary Piat (See Map Exhibit B) and found it to be deficient in areas. A checklist detailing
the items reviewed is attached and follows this report.
As noted on the checklist, survey monumentation has not been detailed on the Preliminary Plat.
Staff would recommend that the two (2) monumern locations be noted for installation on the
Preliminary Plat document before approval is given.
An additional consideration is maintenance access to the subdivision's detention pond. The
original submittal for the Preliminary Plat of Section I included a reserve dedicated to use as a
private subdivision recreational area. This area was subsequently reconfigured as two lots for
additional homesites. This eliminated the original mairnenance access path to Spring Gully and
the detention pond. This access is important for two reasons:
• Unless an additional easement is dedicated by a subsequent section plat, the
Spring Gully drainage right-of-way will provide the only access to the
subdivision's detention pond.
• In the future, the Spring Gully right-of--way may be included in a proposed
system of pedestrian paths that will connect various recreational facilities.
While these issues do not necessarily need resolution in conjunction with the Section II approval,
they will ultimately need to be addressed. Staff feels this is an appropriate time to address this
matter. Staff's recommendation is to obtain a fifteen foot (15') right-of--way designated for
acxess and maintemnce of the deternion pond and the frfteen foot (15') public drainage easemern.
This could be done as part of Section IV and in alignment with the Choctaw Drive street right-
of-way.
Finally, staff would note that Section 5.02 of the Development Ordinance empowers the
Commission to require pedestrian sidewalks when it feels their inchision will serve the public
interest. Staff would recommend the inclusion of sidewalks within the Pecan Crossing
Subdivision. Responsibility for construction of the walks should be specified by covenant.
Development Ordinance, Section 4.03.B requires that "following review of the Preliminary Plat,
the Commission shall ... take one of the following actions."
1. Approve the Preliminary Plat as filed;
2. Conditionally approve the Preliminary Plat as filed, provided, the reasons are
stated in writing and a copy of the statement is signed by the Chairman of the
Planning Commission.
3. Disapprove~e Preliminary Plat as filed, prov~, the reasons for such
disapproval are stated in writing and a copy of the statemern is signed by the
Chairman of the Planning Commission.
As noted, the Preliminary Plat does not substantially comply with applicable ordinance
requiremerns. Staff therefore, recommends that the Pecan Grassing, Section II Prelimiruy Plat
be tabled until all items listed below have been addressed.
1. Formal submittal of a completed street and alley closing application to close the
8E} foot right-of--way, Ganiff Rd. ("H" Street~,which runs east-west through the
subdivision. Approval for the closing would be necessary prior to preliminary
plat approval; however, subsequern paymern of fair market value for the right-of-
way would be required prior to final plat approval.
2. Reference of detention pond ownership and maintenance by the Homeowner's
Association shall be noted on the preliminary and final plat.
3. Correction of lot numbers in Block 1.
4. An HL&P street light layout plan and letter stating costs from HL&P is provided
for review by the City.
5. Payment for street lighting costs should be made to the City.
6. HL&P easements should be shown on the Preliminary Plat.
7. The City receives approval from the four (4) franchise utilities regarding the size
and location of the proposed utility easements.
8. Payment to the City of the street sign installation costs. Sign locations and costs
shall be determined by the City's Public Works Department.
9. A total payment of $9,100 is due to the City in lieu of parkland dedication. This
money will be placed irr an escrow accourn and only be used for the acquisition
or improvements of public park land or facilities located in Park Zone I, the zone
in which Pecan Crossing is located.
10. Survey monument tie-in and control monuments should be shown on the
Preliminary Plat.
11. Title certificate document is submitted for review by the City.
12. Subdivision construction plan review is completed by the City and any changes
are made prior to the submittal of a revised Preliminary Plan.
13. Subdivision covenants/deed restrictions for Section II is provided to the City for
review and approval.
• •
PRELIMINARY PLAT CHECKLIST
(See Appendix D, Pages 1-3, Ordinance 1444 for complete information regarding the items listed
below.)
Development Name:
Type of Development:
Location:
Date of Commission Review:
Pecan Crossing Subdivision. Section II
Residential Subdivision
Approximately the 9300-9600 Blocks of
Fairmont Parkway
November 21. 1996
A. Graphic Contents
1. Name of Subdivision:
2. Twe of Development:
3. Description of Land:
4. Separate Properties:
5. Name of Developer:
6. Name of Planning Consultant:
7. Filing Date:
8. Scale:
9. North Arrow:
10. Key Man:
11. Perimeter Boundaries:
12. Adjacent Properties:
13. Physical Features:
14. Contour Lines:
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Properly noted.
Under staff review.
•
•
Preliminary Plat Checklist Contd.
Page 2 of 2
15. Building Lines:
16. Layout & Identification:
17. Condominiums:
18. Reserves:
19. tree
20. Street Names:
21. Utility Easements:
22. Flood Hazard Area:
23. Survey Monument Tie In:
24. Survev Control Monuments:
25. Schematic Utility Layout:
Properly noted.
Correction of Lot numbers in Block 1
required.
N/A
N/A
Properly noted. Design adequate.
Properly noted. No name duplication.
H.L. & P. easements not shown.
N/A
Not shown.
Not shown.
Under staff review.
(If Applicable)
B. Documentation
1. La Porte Development Checklist: Properly filled out and submitted.
2. Title Certificate: Not submitted.
3. Utility Schematics: Under staff review.
omments:
* HL&P street light layout plan and installation cost letter.
Also. astreet/alley closing will need to be completed prior to Preliminary Plat approval.
Reviewed By: Debbie Wilmore Date: 11-13-96
_r.... ... ~ ,,.. .. ., ......-
- .'a'-~N`_ ~. :: ti5:'Ga!!C: +:"~ua:.:^ per,
.s :- «'-LACES 7E. 'e90 s:0 riEG •
'rui
' 0
I.
.0„ ,r ,a•0 9URVE1'
.. V
~
_ .
•, -N 00'01'09" T - R0.001
" O1 72
- ' I -----TT .--. ... .----
..c.c.
r
o
~~
e -------
•• .
... ._ if:.+.
,~
•: 1
i : i j 1
-o•Q01ro'
{ MR4
~l
-
i
1
p'
_
_
_ ,_ _ ___ - ,
( , ~~
: _ al
_ ~DRTp 197890 ,
--~--~ rx : ~ fK
~a7
.
' ._ _< (. _ ° :,, _.. _ . _t~'. °109_OOn_OG
.,O;i OI'09". K
- 686.6Z': L(" raa
-Fi~, ~ 1 n
' - ... _ n taa H_C.=.C.J.
~ - -r - -
~... - + UfIIT - - -'1 ~ T' - - - - - - - - ~_r m.v..
B1D9-DG-uG a raa } "7-,:^ - - -
eor rrtr -~- - -+ -
®6" -u'at 4'• irrlli.e..:: .:roPiA -262.72
-
-
~
i~
... _ --. _...._ . '=y __ -. _.. -. _. r...t:.. 3e- - -S ry 1 ~ rrfm mm~ ;.ner~- rrsef ~m - - - - - - - -~ rw...- .~+-+e9+~1 l~ _ ~ f~_ \~ ', ~~ - - - - :,~..
- ruc r >'tit3 ~''w• ~ , .rua',~°-00 rs]m -,_am nal_ tor.u _I-~~'- \-----_-_-~ {~ aaa .y%
..-. :e ~' 1 "? - f E-YI I i•. at:fe a; SI~ o ~44; Se ti/ R' F~S S~~ .~ Ft. ~, 60 •'u '4 rr ~1: 4\ vO) .'~-.-- y
I ~~ ^i: u / r.. -~ 23 a 1' ,~ 7ao SS•.4r1: .; 17 i; 3! +.13 / ~ 1, ~~y e, -!: O/I '~P~y 1, ra o 4~i~N>n'
- , ; I 1 ~ - - ' ~ ~ 0%;~ 3 7 b / , t I 1 .r-~ ~ ~ ~, j ~ ~ IB a ri~ „ ~. ,. \~ r ?s: ?~q• 'r 0 0 .(~ 0
_ ! i • b +.•s sa-m -a-c-rf.a--~~, a i 'h~~/,,YN~~i - r 'fLV f6q '~J S9 tl\ t 2 \~ y. ~m
' _ _ (~ 1 ' ' `~ f i2 ~. ~ ~1; \b~~" ~: 1 J~b ' ~a 11: ~a / J'b ip°q ' I'a rr. .~a.u rr ~ / •!. ~~ ~ 4%`~~4 • 1~ '•`' ~ y N w °- - - -
.\ ~ , S ~ ~ '\ Ri $1 YI I I IR 3S BII A YI It SE d I e7 Y e S f ~ 41~~ ' ;. N ~\ ~~ .e •' ~.,r~pr ~ n II
. f - •_ a + ~__~ 8 sa ,~~ S`. ~ : Ix ' I ~ s1 ~^ ie ") ~ s n
t + ~' (. ` 'r _.2.r. rq t ~ n i I tars rear 1 ~ ~x ~mr ! ' war 3~ x Apsr 8 ~ fD ~ : , t.y v ~~ 4 ~ ~ ~ -On S, 03 i I
--- -.~ f -~.f .r. lm.e r + Q 5T'~' 1 Frr rw ,`1' Fa f-~''ao "' riw emu. ur ~~ f~,i/~~" 6a n~ sr" ~^~ f` ~'f ) J+~
• r \~•~` ;~ q,,.:rry B7 i iti, 11 Bli 30 ~ g ¢ 13 2E~ ~-''~ ! ' 19 8 ee ~ SI ~ rµ il. wao~~ ~ "~ ~~ P/i J°,~° y'~t~'4~s S~~y n ~ ~ ~ i(- ='b~ `f. - -
"^~-~ .~ +•.m r g' naml nm q ] I :raae nam!~ • I I ; I S2 "~--w ~ i~~ ~/ qe w 9 A . rI 1
.. --~--~ - - .~- '--~ .' ~,:% ' ~ ~ j p ~r'--~rT~"r~-..~I r:m :rase I nl ~ ~ rrlm #{I 1 ^I {~'~ / ,g XI 9 ~4 if 9'O(L J V / ~ 1 _ '~ :.
' "t' ) n'^F'- c E a 3 g i 78 'I to r 8 1d = B I U I "' B 18 a ~ ! ~' ~ 1~ Y 9»ej I ` ~ M rg'4' .o j ~~-~'~~
.. . ; '' \~iirl. ~~ ~ ~'~ R "nm f,l atlm •1 B i A r 27 : ~roml Rj ~ IR /,rue ~li 4S ~I U (8 ' !1 ~~= rrar ~ / A ~)`.b~ ~+~b~>~e a ~i~ ~w •C ~^.~~5 ~/~ : ~~ '~ i Z - -
eae.N IA :~nam "5 .?~ ? =a. i
! _~"•;i ~ = ...« :''~h~ `~•. -u:. ~ ^,B 18: ;S 1E "' I I .y\\ ..A/ ~~ to ~gi Y 6e ~•F~ 'G~~'ro t, \ ~'r ~ :5 •~
"` .:.r. E l IR ~ A , le ~~ ~~.e 3E I8 8: ~ f ; g: '; I fua- ~ \ \•• '- p Oa '( E9
` - i r au.'~'. \1,~ , ~'r a.! R R . nem rem' 7''• 3t , a at n\u BI 2 i SS I / ~ 1' 'r . ~ ,/ ' .P/ /~~~,~ `4•'fCS~~ ~ I
- - ir- ,E 8.: rl.usf; I ' rew { I Irm I:E :rem I ~ "" ne 0 B rtem ~I 56! 9~ 119 /~ \i \, 69eI C?4 ~i ar0. el` i3
" ~ v q g ~ 8 I I I vY/'~ .. r yy~ a 4 ~''J. i s i
... ~ ..x .,: p, IW ~•i ,~ ~ .B 16 ~ s. ~ BI' IB t 39 f'. 7J 8 B I e7 f : a] \ 8 I8 . IIR /+r / d ' V\ rr (' ~~ ~ ' ~ 70 i~ 'rp`f I
.. --ICI - I> i:.r~"f/0: rr.r' E~, "aa1~ ' rw e;lrr• NIA ~ RI :r aa~A ~ AI 3 Alt iv d v ~ A' / ~'A ~S ~ ,~ --
I _ .. I`1 3 .r E~ ;;~ f i~{ .t;, ~ `G' O 1/L-iL.ee roA-" !E( ~ O Sr~m A r~ ~aaf di Ms, C" ~Q 11 /`se °ir~y~' ~i6r ¢ 7t8 /~{(b,T I~~-.~ _
wli ~ZI f .. 3: t IYI ~£aue~ ~ 1- --1••^PECti1N -ERQ$$EE~rI(~MjE-~.~ ;~,(~+~..p'~e r I7! .i /l~. 4 \ ~(!dib~~ ••P/' i\ ,
- I W I ~ = rcx <I „a :m„/; Iem ~rm I far iam •seege I~f.ee I >.ae rm I v.m ; mm frm ~ frm nm y ~ x n tri r a• 4* ( 3°'' i+r ~ ~Vs ~ 7 ~\ ~'/ I
I --~---- I ,~~, ::r~.. ~'7tr, - 0.~,. .-e.1 _~,~"~~•' t~ j 'u° ^ S J. \i / ~ "/ ~ \• ~: fy I I
E •'! B :; ( ~ ° .. e ~ R', B e~ I vI ~I .8I gl w ~N- BI ~ ~ ~I Irt , ~~x• .9r r r ~, ~ / ci~i 9A8 '6\g\ •!i ' ,Pr ! I c ' i
i. ,., - , ~ ~J I +•,SC. 2J..y.!',n ~ 8" ?~ e ] ~ .s ! R. E 5! ~ 6. s. 3 ~ 3 al e e 1) e' E ~1 9 •. ~.\: r / ~8 F ''44~~T~~~ws ' ,\~ \b/ t4-,Y^ o m ~ - _ ,
-_-- ~ ,_-c-~ J I 'I a ~1 ~~ RI IY" 'I 'I ~ I ~) t ,, .? /' r aufr__ TT" ri / ~y~/ t0 /E y ~ t- ;3 'Bi \ C ' ~ I .
I i I E e .4 ! I 8 , a E E nl i~ ~i t res -raf.: rem I i-iaao-~sfr I-ease- aue:.: I '~ w.a-- yr ~-o.s.L.~i ~~ rm,. ~>t' ,.~ , ti.\ ,~L+'>t.r: •'/ Y'!t~ ~~ :~>e-~ I%.r~ u5 m
'I~':I ~ i :;~Y afs=;Ri - _ ~ - ,-1~ r ~ r - - I - _ _ - w''.P~•e~. ,! / ~/ / \ r E~\`~ ur i, ny.. c
^ i E ,r•: _ !•I ~F ;! _- BI 8 I6a~ t,8"uB. t68lrt Bi 1181~~' y X81 ' 18 ..8~ 19 e1 2e ~ 81~ rrfay^31~'+Lt6..y;/// ~ i 4,.~,~re~es It i'~I'I IR'."S S; 9 h (~^ i I
_--- ^ • e~ I P •:.x a' - [ °_ ' RI ~ ]. -I BI i7 ~35 rl la 'I $1 5 ~\~ ~.I! uea?I ' x i~ ~''P;
-"!tC-'- . ~. !( ". -. -._ .'. C.a aG ~ fr.r` Y~ _ Y a aC i= sm- ~Y~.' ,• ~~y//r•~. i\ k '---e--' 8 . $ ~ I _ - r ~•_~.
= 7 ~ - ^~ , - • r - -- -53 , 1 ~d1 ~ -1 a RI L re ~" aniR a r ', ~ '~ I -~~ ~ ; r o •.«
' -~ A. ~' ~ ~ t' ; 81 76 a . ~ ~ l o I i s
. . - \/ l~ '. ' .. r „ ; : ~ r,\ _ n.x vse faa' { ru. fex yx ffa- •fx Y ~, aw I f+m ' vm I va ! err I vm Sees n i0 ,` t I .r~; '~'}~fp : r ryx--L' •O~' ~ . b ~ „1.
a, i~~'~ - . • ~£HAEFANt- BREVE \ \s ,J,~yfw~T k; U Si R ~ ,. itr ]Y :^Y`
• ~ !.a !'4 _ / O .\~r t, rr>~-'~-- I : ~ a.ie r sam~ rm . r.m ~ rm ., m 1 ~,,e~. \ '±t~/ 3 t ~~ a I irw x I nu+ ~, - is IS r I ~ ~ - ^~v
- 3~. at + -'Ta 4.k_e~' 1; I ~~..,~, -- --i s`ee > ~'°I`xSf ffm ff.x_~ ;uT+.».r ~~, rn ! ~ ~\ 1l„`. d~y-'k ~1~ B I I ,E %8 'F Y13 j i _~
I `~ r ~ ' ?- 'r ~ ~ 3: R' aSRj ta~B,j I I B• RI i R: : R a X. 5 8'I 6 B/ 8~ ' 81 8~ BI i ',~ ~ ~ ~ .~ '!t'ua..r LISa~ ~ _..r.;~ ' x~' ''=~ J I~ ~ _'
~ I I ~i ^i E: ~ 9 RI t0A tt q I! q. S81 to - 1d~ ; -ur- xx -z 4- free -nr-
~Ia - ~ .1~\ I. I 18y ; 'j yK -I I I I f Ill IL/ ,• ; ~-i„n `^E _ .
1 - v
~ ~~ - -° - `-tc =ti::. -°-riur- ::awri is I' I ~.r -I- - -. - I I r uai I ' tt 20 Bi (8 8I t! 8~' 17 el If F •Sw 81 uuf ; ~, I _
nae Sam . Sam ~ ffne"r-fem` fTac faa ~ am~em ~ fTm »m ' Ti"ae fam"! nn~ if.T -.;e~ ~ '~ ?i e: e_ .2' j •. '~y ~ - '~ _
S JC'O.C9 E - 684.16 ;, I .~ _ =-
~ socrEE - ese.9a e .. •.I I ~ ~ -I .i' ~ : f,,,~ ~ :: ~ p a ~'~'. G i >; ,
e , • e , ~I , .7 ~ I I `~~, ref I f]m . m : am • as ~ "uf f - ~~w,.em:,~ 4~
~ T~.
w I 111 ~1
r ~~
7QCSEC-
I I
em ar~l ~Rn
~N700'I1'll'E - 79.96
C ~
U.E CWVruOE inSEilF7rt
' E.S.E iWlilpV SEIfEA E+GFStEIR
• I 3.aa BENC1131/pl(
i.B.ia IEuPORNtr eENCfIbtRN
i
. yl
'<I 'e
,. 'CI
: ,
1. t, yl (~IJ {j l'OL I: ~.tiU ~ ~
..~.~
SURVEYOR
LAND SURVEY, INC.
SCOT LOWE, R.P.L.S.
4301 CENTER STREET
DEER PARK, TEXAS 77536
PHONE : (713) 930-D201
e -- -'AU ~+-~7RNE-
w _. :R
$' to ~;
nar ~ (t u~f I fam ;free • stm ; »x .]a I
(r LL! IF ~.
e ~ t9 , e~ p '~7(.(f I ~ 'T Ui .m7fa1 r ~
it. t l i] .~' ~ 6! Bj ~ R ,
rF ''
I ~ I
I
^_ RI IE: i~ I 9 1C
it .]@.81 I
:Inv „ IB
O
~
; ]r-.. I 7,(,~rr'_^\_,,(a'LL~15r/(y I
I3 / ' e1 4 ~ ra i aee i fm .ism ! um , ~( `+) ~ IR ~i
~
•
to° +
~ ^. i
~n~ ,
Z
~ ,
+ -
re
• M y171 Stfl ~ Ym t Su0 I mrB i Hfl ~ ]1m i,
ae~.
/
!
~
!
i
~~ leo_I ISY le_I 17Ei lt
39
1 10!~ St
~
/
' i '
I •. •. S3
i
L
1
I..JL.
u.u"` Tra:T ~ r:r ; sea' sbf na ~ 'u3r "' rf~Te : ]+ae
!
1; SOUTH - 910.53
,e
,' >
;. -
~~
ENGINEER : OWNER /DEVELOPER
MUNICIPAL ENGINEERING CO., INC. BIG A ENTERPRISES INC.
JOHN D. GARNER, P.E. GLENN ANGEL, MANAGING PARTNER
3301 FEDERAL STREET 5210 WEST ROAD
PASEDANA, TEXAS 77504 BAYTOWN, TEXAS 77520
' PHONE : (713) 941-8988 PHONE : (713) 421-5721
61 .:U ,
py"' ~~ 6 SOUTH 209.94 ni_~ I
0-ut 8 1, '- - '
e: im Yp =1~ ;
0
roil 4 :~'ia •a. 1 ' ,
r^ C.~?
,~ 'B o,; 'C . 4i
Iru "'~ bQ1
a }'y ~ -
ur •R ~ . 'i,5' ~ I ~ Y~
~~z~~n
~~~ tt NORTH2O9.63 I
~ILIr 'r, r I
IR ~ ~r:~I...u S r
+, 't1~'s.~a w a
y...~ 4.n /~~e,~
3 1 ~•
\" uyl+l n
I
Y '
GENERAL PLAN
OF
FECAN CROSSING
1 seas .rR[ 9aaT !OK Ner a aurtrn eM, eN. •:
.w unan as. +ot, sas, ru •'~ a +^R+t amrs, ,s
,(xfom w ; '.tut u. wG !u r a M um IecaRrs
;r wMRlf CWNIr, ?ir, Nq IOCtRL M n+( OrU1w u..bM1[S
wmtt, rmucr..e:. mr ar u ro+R. 'wens cane, rnaa
:SNrIrF IXC
( ett'an3 :5a t5rf
1 R(f(RV(
:(«neal :a IMS ~~.
lao o tm sro sos rrr ~
nr -- _
SEAR OF 1FAAS
counr a IIAItlNS
I4. IEGN INIO OE~EIORYDIr CO, e.nn IreM1w rererrel b w Ow•n d w 1x1N1 an bed IeeNLy F w ebew
N iaeOaY'9 my d RLU CnOAINC SFL'lION TNO b eweeR mde onl eMW W nbANele~ d edl epy,.L
~ 1SZY
b d bne. 1eAedYnR rwbkYpN aM n01sYeN w edl mY w dd W Ae'eeY ledlade b w r d N,
p a
ewww, r e4wb (eewpt wr Weeb aelpwW w M.eb etreeb), anpw pne, wAr e
°°^W Ll YONO Il[
ut unm utoon
~ w~
e•e dean deer nrwew rw w Auwewe ane awwlawdlan UrrG eepeewL aid b
N+a
~ a1lpebGt GSOM
M eMpN b wnPa aM Invest Merl w Urn b w w w oedwt.s ssc sxnAn tENa rrsloN
ILKM[R, Oewn eoee Iedrole/ aM wr ~wnb M lellapb b w w d w pu11a M MiMa etL- oerp.w ~ ~~
1
LN
if1YGRM/ IOONWRt
feiww w weMrdee wM ew•nnl IM IS) led F dln hen a Wn, bwh (7~ hd !we w P•e^l Md
yaL YedM M1eewN b d rawnen w pmk etlly ewwwde Yews Mews .
.
NVL IlplllON IIarRINO L PO'IOI
RunrlOl o.nNe a Iv4/ aerw IM M ewaMe d YN ~r w w w tlh pMt n eripYsy binae r. w
awbiallen d dpM Iwriy r,NMiNw wove •M WI M ndMM b wine Wr w brw N wNMWe d weN
wdNeLn 141 eepwdy.
RUROIOL Owen 4 Iweel ledtnwb b w putAa a ebY d W RlYew 1!) led elb a air Bile d LN Nph ReN
d enr ens d sane. weeYe. pulW, neYwV bwn, shover w aRr elute oeww YwdN W oepY4M
yen M eM peL w eanwb Iw ad'eie pweaw. Ol'M w Cy d V Rerl" Ilar1R WRj w ow even
Miwnwld . w Nqd b wow yw eeN warRN d enY enN el Lriw Ar w pepeew d aeMMlw
r mrNwww~o .nwse 4aNee..n1 wYeYnw
NRIYIDL Owen N Ywelr eewnel eM epw IM d d w preprb rnNi w bwtlwW d tlb Nat eN eleawl
ewnunl eNeA Meba ee/e ad .wwnwb nw dd 1•nr
sAA^
one sUr Mw
b wp 1id'u
MNiw
dl
.
M.
q
u
wr
N
b w eowdleu Lid miOeMw d V. Ydnspn hdlr wM IAaI aA eoN1Yy ppwl, ,M M In AnMe1 b MM
•eetlp w Ne wruw empt M nwa d an appwee 4raYwp IbwM.
nAnMR Owwn 1 MrNV awtlN Nwl w w swan d aA popwy MrWwy OlNewd N w IeWpN d M aMw
N larepdy Rld d eEC/N SECII7N iR0 drre ABM wlRSd M w pbfe WNy wrrb n b M
eeWYw1 subbe w lemrlwbe d w slew an0 Iarpelp pq ens Y nmeA mw ant eeree4n el Npny wwwi
IYrw w 1elieeru b w w d w RiL4 rww. d InLYa iwR9' eaeemwa duwi b ,de eejewA wreyL
w 161RUNr enwa, w tFmM VNO Ofl'ELaaYENr m., nw aaww Itra pwew4e b a +pw ly CtFW ANGST,
4 Iiw10d IleeYrb awwNwa sheets/ N DANO ANGLi. Seardwy, auMMW but aNY,x, eM b aemme eed nerele erR.tl
tli ~ M/ d . 1N1.
IFAN uNe IILYFIOpNFM W.
M c~rN+c0. ~-- i
f
ANwC TAN0~5~ f
9bTF OF YLlK .
van ti w wmeyw .INwRV, w tole 1w RwrwwM eep•wr uNn Nlai. n..M•A 4
Insen b w b b w perew rnow row Y eubcrW b w Iweyelnp YwbwneM wk
edw•N1pe1 m M IM w ewnee w sows la w p'+enew an4 aenMeNatlan UueY eew..ea.
GnfA tNUw w IYNG Aso stx a aRYE tnl, __ W a IIN.
~ Gemn4ebn tww
~-~: ~~
i
M b b eeMp Niel w Cop Nariq enl IanFq Cwwdron k w f!y A la Iah. levee le gpsw/ qY pd
wr wWAdw d PECAN CROS]NO CIfON iM0 F Mmrw~e du w er6mri[w d w Cly d In RarY aM •
edMW w wpwmnp d mN pbl Inb _-- ep d . 1RN.
M w ~~
~:
er ~,r~ !
ei61:
"^ '
nlr ~ b wrar and tAENN ANm..ww w wnwNeee used d w .w. d lane rwq ple1W w eAeNed
4uen w PtTJN Om54NG SFLTON 180. appaeee M w V Ie"e CAA Pbeip ant i Cammlwbn, rbY4M
YOLLY A pw.UIL Cawop M d Marry, Cauwl w M adMlnl GeavA' b wl.en w wabE ~rq Ilel
d eaN oYANw ever a w Olrerw d w CRp d V Rpb'e temmwly Oeadppiwd OewrbNd w b AY
weiaibM nwwN4dM, drq elm0 ti eud wl0bd nawaM map a Rbt Y w amswM new4 d M DrReN^wd.
Oml^Rnw~l uit ~ ® ~'/yp(~/al1f~aa1
' I~ _ 1 ,
l 9COT IlpeL . reddYe/ Yieer tlr bw d w flab d teen 4 pweab w perwebn d YM eurw,Yip, M
Hell' eerM) tlel Mle eM e4vabN nwwwb w wwb d e eYwp perlamwl anew mp euseM:e ay bel d
MMpp aOn~^~w' y( dip, pdwa M IeYN d tuna Mew wn, w dN h mYYM dU M1w-eNbe Yen Yrn Tole M
V Parle pwNgned70) FGwe b Ynplh wee 1M1 TN dd nemWw Mb w raww~wY w weNw b w CO' d
Tea ReRM,oNen Ne. SGm
L NVaLr NNN1awL CrNY d w A Coral a IYNMe Cbwy, b nwrq eNmp flue w dqb MbvnM
de 4 wrwkw d auu•nwtlw nee lar repbbaVm Y mr eMb w 1Ni, a
tledi _ Y, w aury nmrae w IIR4, d __ e'Cbd _n1
wk dd IYn GM Na d w Yap Renwb d MaN, CMp. eve ea4 aaunlp.
.RNf35 w NYm Ave stAa a ar1cE. d Mewb" NmrY ONeNI'. 1.a w M wr a. bd alww wnm
tNw d w amm:den..• caYt d
lbnte Ceurry, 1ww
CURVE DAtA
S 00'01'09' E - 312.89 ~ id S^'rrH - 430.
i > ,4
^I R
`,.
~:
CURVE OEUA RADWS ARC TANGENT BEARING CHORD
CI 90'DO'ar 20.OD 71.42 20.00 N 4900'ar W 28.28
C2 4r6D'ar 25.00 18.69 9.e1 s ee•u'ar w 16.26
C3 26940'05' 50.00 231.84 -57.93 NORTH 77.73
C4 4rso'ar 25.00 18.69 9.61 5 BCJS'ar E 1e.26
CS 90'00'ar 20.00 71.42 2D.D0 N 4900'ar E i 292e
cs 9aoo'ar 20.00 7,.42 zD.oo N 49D7ar w , 2esa
cT 4rso'ar 1 2s.ao less 9.81 s 69u'ar w 1B.2e
CB 28940'01' 50.00 231.84 -53.93 NORTH ! 7J.]J
CD 4r5D'ar 25D0 18.68 9A1 5 8CJ5'07 E 118.16
c1D I90.OD•ar
I 2D.oo 71.42 2D.oD N 4900'ar F i 2e.2e
I
i
c11 ~9aoaar 1 20.00 7,.42 20.00 N 49oo'ar E ' 2e.2e
c12 ioPOO'ar 1
I 20.00 i 71.42 20.00 s 49D0'ar E ~ 2e.2e
C13 IevDD'ar i 20.00 i 71.42
~ 20.00 5 4900'07 E j 2e.78
C14 !90.00'07 1 20.D0 31.42 20.00 S 4900'07 W ~ 28.26
C15 190.00'07 20.00 71.41 i 20.00 S 4900'ar W 12e.2e
Ci8 90'00'07 e0.00 125.86 80.00 5 490D'ar W 1 113.14
cn ~ oParar
20.00
J1.4z
2D.aD i
N 4900'ar w 12n.2e
C1B 190'0707 20,00 31.42 20.00 S 4900'07 E 26.28
C19 90.00'07 20.D0 31.42 50.00 N 4900'07 E 2B.2B
c2o oParar so.oD TB.s4 w.ao n aooro7 E 7D.T1
ELOOD STATEMENT
1 HAVE EXNAINED 1HE FLOOD INSUWUJCE RATE MAP, CONMUNIIY PANEL
N0. 4e201C0J35 C, DA1ED SEPTEMBER 28, 1990 AND HAVE DETERMINED
TH1T THE TRACT HEREBY SURVEYED UFS WHOLLY WIININ ZONE'X OR
AREAS DETERMINED TO 8E OUTSIDE 7HF 500-YFNt FLOOD PWN.
wARNwc
THIS STAIEMEM R 8ASE0 ON SCALING 1HE LOGTION OF SND SURVEI'
ON THE AB7NF REFERENCED WP. THIS INiORM4TpN IS TO BE USED TO
OE.TERMINE ft00p INSURANCE RATES ONLY MID IS NOT INTENDED TD
pENTBY SPEC9lC ROODINO CONORNINS,
~ _- `~i
}_ _.- SOUTH ~ - 80.00
!
9-
TD
1 ~-
EAST - 60.00
SOUTN - 6.73
~~I a# - e
.. .~ - 120.00 ~ ~~ ~ C~
rm.• r
~°~ ~~
~~1~~1£~"~~-
,~r f
~~
M~~'k ~ ~ zb (~jljbilf8 G~ ~` W ~BYwtxclF ,a Mrla q~N.7Jq" GR.
I
-RrRJect
VICINITY MAP
SCALE : 1' - 2,D00'
Q~~
~~
~e4 }~eJeue~' ZITI`1Wi
P 2 nos 1R~~
SURVEYOR
LAND SURVEY, INC.
SCOT LOWS, R.P.L.S.
4301 CENTER STREET
DEER PARK, TEXAS 77536
PHONE : (713) 930-0201
ENGINEER
MUNICIPAL ENGINEERING CO., INC.
JOHN D. GARNER, P.E.
3301 FEDERAL STREET
PASADENA, TEXAS 77504
PHONE : (713) 941-8988
OWNER /DEVELOPER
LEGNA LANG DEVELOPMENT COMPANY
GLENN ANGEL, PRESIDENT
5210 WEST ROAD
BAYTOWN, TEXAS 77520
PHONE : (713) 421-5721
PRELIMINARY PLAT
OF
PECAN C R O S S I N G
SECTION TWO
A 1xtNl lent 7RACr @wi6 RARE ar OUROIL rN Ax0 lm
u INNNE amOrs , u IEpplmf7 w IveWYE t0. PA4E Aut
0[ THE GEED RECmlOS a WA6 OOIRIIr. 1[.rAS NID lMA1FD
w nit nAMU Y. ANTES SUM1SI. AKiRAx'I-Nx err a
u PORT[, NAetlS couNrr,lE7Ya
CO N/AIM INO
s: TGYS 4 9lGtNf
'~ ~ U'L 1W O 1ao mo 7a Eed
SCALE~f.IOP ...a
Z ~ --.
~y`'
~~r /I Ci
V
~~~ ~ ~1 ~ 0
~- ~ ._
~~' ~N 1~-- - ~-- - - --`v
C~ W~ Nc.c.t, Im..lRnn
:, ~I wltn : ro-N>-lsel
N 00'01'11' W -80.00 « E o'pi
H.C.F.C.D. UNIT ~yI6 El~_ .. x• ~rM.xuu Iwub,,wnn=uo
8109-00-00 -a rG.L ~'-'rH.C.F.C.D. UNIT 8109-00-00
y, ~,~ .z .
7 N 00'01'09' W - 35.66 V ~ a - - _~- -- -' _ _ , FY,Sr.- e c [ ~u=: m nw Rue,:, As Nt:cNUm
_ e i ~' - ~- "Clw rq,r.s+~. $tClOri trlC A.C w ell'A59
_ . aw .a ale _ w.w ram _ nm tnao ,am - .-"
. ~ ~ .. ~9 21. a~ FIFi 4 ~ ~'~ 7 ~ _.
i l = 1 ~5, ~3 •° 2, SIi tl - ~3 'lr ~. i ~ A '
0' ,'2 ~ ,~
' Ae.q +~ ~~ 4N '
(1 ~~~ypy•rrd ~ A~b..~~~ bt'P. °iRU'.6\rWA11el~'. i
N G• ,5 ~ >t, I ~,L s n ~e~ la
.~ ,~. ,4
C ~pt~r \1~ - 1E ~ ~ 2 4 as ..~~#''~~adL, ~° BB ~,L" ~ I ~ _.
ti ^1 ~~' _ 00. ~~'. n '~IILe ~'~ tuop n A ~ I ro tI~-
~ O B $~ ~ B ~ ~ AI~ XdeM d q' AanonN ~ 1~
~, 1' ~I $ 1~k i d ~ ~ l a 3 B J W
`t,ti 1 L ~~ ~ ~7f Js 8b n d
C ~, M -- ~ 11Lm ~ IrpdR !~ IILm i • 11QRp ~ f
p ga N~µ~t~N~ e 4
- I G ~ --~ e. ' "c.?e ~ I~ a Y ~ ' „am1 ~ nIpam4 I ~ I nano ~ 'a ';~v4• ~~,Q„ r
NORTH - 4.00 ~ 3 ! R ~ I A $ AI/t , R~ 3'771 7 19 A ' AI~~ R t~ t~
WEST - sD.00" _ - naem - tewp d 0 NpeN _ rem A °b -' •l7'
NORTH - 56.00`1 c '2~' ~ AN t:ROS~NC- LA70E
c ~m m Nm ~RRm odm M.m
WEST - 176.28 1 _
pp p p~ ~Ipp. BB g.. T:
y I i~° 2 8 i a ~~~'4 ~[ S -~1 B a I T° i e 'Y~e
L
_ ~ nm~eLAa IMAa _~..Npp~!•00.__l-alrm I rnp 1WR'
3< ~ ._ Babe -+ em~sm ~ j°^A rm ~ nup~
•' ~ ` ~ ~'
J} ~ ~~ ~ I ~An16 ' g 15 d p 19 Sj~;IJ sip 11 8jg 11 ~ R 0 ~~p 9 - Qi
'3:d t ~...._.
r x Y Ne `40 NLp ~ Y40a Ilm ! ^m 9dR Mm
~ r 40 8 y elm ~ elNni - am C~
t n ! lVi~ ~'b' Iew -2H0CT#W' 9RNE- r,
R i, Iu4~ elml - AeJI
1•, NCI ~~, O ~~.~ r ]p ]r. ., y. ^!'Otlw emTYaO Nm i RIm
30 ,. C rrr UL ~l_~~J~{'M b9, t 8i1 ki2R~i Syg4
L81 .~-r
___ .._ 1LSi /~ Hrn- ^m- il.hrl plop ;MA" }. SiAb"I 9AY _N.r
•
•
Replat of Lots 5-28
and the Adjacent Alley of Block 133
Town of La Porte
Staff Report ~ November 21, 1996
Replat of the South 300 Feet, Lots 5-28
of Block 133; Town of La Forte
Item IV on the agenda is to consider a Replat of Lots 5-28 in Block 133, Town of La Porte (see
Exhibit A). This block is part of the original plat of La Porte filed March 10, 1892, in Volume
58, Pg. 461, of the Harris County Map Records.
• The owner (La Porte Independent School District) has requested a Replat of the
property in question for the purpose of consolidating the alley and flanking lots
into a single tract of property.
Ordinance #96-2137, approved by City Council on September 23, 1996, closed
the alley and retained a 16 foot easement for existing utilities in Block 133.
Staff, in reviewing this submittal, has spoken at length with School District
personnel regarding the ends the District wishes to achieve by the Replat. In the
near term, the District is attempting to facilitate a proposed expansion of their
Administration Building. City staff, in reviewing the building plans, has
determined that the Replat is not necessary in order to accommodate the proposed
expansion. In the longer term, the District is attempting to maximize future
development options on the block.
• The City's Development Ordinance No. 1444 and State Law allows for a Replat
or resubdivision of a recorded subdivision plat or portion thereof, but without
vacation of the immediate previous plat, and is hereby expressly authorized to be
recorded and shall be deemed valid and controlling when:
1. It has been signed and acknowledged by only the owners of the
particular property which is being Replatted or resubdivided.
2. It does not attempt to alter, amend or remove any covenants and
restrictions.
3. There is compliance, when applicable, with Section 212.014 and
212.015 of V.T.C.A. local government codes.
4. It has been approved by the Commission after being prepared and
filed as though it were an original plat as specified in Section 4.04
of the Ordinance; and
5. All expenses incurred by the City or the subdivider in the Replat
process shall be borne by the subdivider, including costs of notice
of public hearing. (This cost is $50.07.)
• Notifications and advertisement of the mandatory public hearing were complied
with on November 3, 1996.
• The replat document should identify Ordinance #96-2137, which closes the alley
in Block 133, while retaining a 16 foot easement for utilities. The easement
dedication language should be noted on the Replat document.
Development Ordinance No. 1444 establishes clear options and actions for the
Commission to undertake when considering a Replat. They are as follows:
1. A rove the Replat as filed;
2. Disapprove the Replat as filed, provided the reasons for such
disapproval are stated in writing and a copy of the statement is
signed by the Chairman of the Planning Commission.
Commission action shall be noted on three (3) copies of the
Replat, which shall be distributed to the developer, Department,
and official files of the Commission.
Final Plats: Effect of Approval
1. Ap royal of a Replat as filed and all accompanying documentation
by the Commission, together with approval of Public Improvement
Construction Documents by the Director shall result in issuance of
a Development Authorization by the Department which permits the
developer to begin construction of subdivision improvements. Not
applicable in this case because it does not involve construction at
this time.
2. Disapproval of a Replat requires filing of a new Replat.
The City has no objection to approving the Replat subject to the following conditions:
1) The public hearing cost of $50.07 is paid by the applicant.
2) Ordinance #96-2137, approved by City Council on September 23, 1996, is shown
on the Replat as the document that closed the alley in Block 133 and retained the
16 foot utility easement.
~ i -VSw.~
)4 ~ ~
' gh
~,,,y '.I.V.a.e..t yr4
r 6 ^lrC
~ s;mnr wn~cE+.l0
I l
1
,E
a _ IU ~ ~9t
• ;~ ^?~ N86.55' 46'E ' 266.00' -~,- ~ •'„;
•
'. ..... -
r
•.9.'.....o-~.'.r ^'n. m .111. t .. .. .._ -
,
I ,, a
e.
•n
e~
.,
I'w.) _ ._
$s
.: ^~ ~
,~ ,
I ~s Ir !
_ ,
- .._ . _ ~ s~ ~-_ .. ... ...... ....__.__..... ..
i ._..
' '.h
.. .... ...... .._...... v,
I ..
..
4 __. .. r............... v,
~° ...
_... ._ _ kJ
v~~
1L~~
- O ,F
5
~..
4i
p
' 1 . I
O
O
~
~
,
e
~~_ IP ,
~ .. }.....
.......__._ _.. _...... _.
O
__.. O
Ell
W n
I ... ....... ~
_..
~ ~,+~ ~
e
: I O
'
Ny
LL
• 3
v ._.... __
s ,
~~
C gf ....___...... __.... _...._. ,..
_.
1=
(
I .. I
~~ ~: a ! t `i
/~
. Q
~ ., iG_. l C~
x S
._I, .._.__.. .............. ~ ..
M7
Z Y
6 ¢ ~
I
I.
I
f P
.. ... _ _ ...
_........ _._. _........_.
.__
- 1 a~8320 ACRES
AREA -~ .....
~
~
i f
I ~,
//yy
LJ..
H _. .:. .._ _.. .. .. _......_. ..........._ _ ............... ..._.
I
7 I _..
_.. I I... __._ __._ '~.....
~' I
~ _...
.
A
~~ __.~-_ ._. __ __
.. ...
~ .....
..... _..._. I _.. _ ... ... ........._... _..
. s.~,,,~, tin •Xn.. •~~..~
_ ... _ .~._ ____. _.
~ _...
~ s ~
M1 / +
m.
y1 P. _ _ 2 9,yCa0..
SB6'S5 46 W - 266.00
I 't'
„~„ STREET (F)R.G.W:~
.. _..._ i .___.._..... .. _.___.-__--~
I I 1
I I ~ !
PLAT ACNRACT CLRTI [[GTE
I, Don Denson, em registered under CAe lore of the State of Texas
to practice the pra[eaeion at surveying and hereby certify that the
above plat is true and correct; end [hat ell beeringa, distances,
angles, curve radiueee, an ntrel eng Les are ecrontsly ehovn on
the plat.
OFt~r
..tT~r '4~ -
9, ~...... S Don
..:........ ~• .. Texan 0.egistretion No. 20fi8
DON [N7LSON
..'.'o~+'`.P.
EUp~O
[, Beverly B. Rau[man, Clerk o[ the County Court of Iiarrie Cooney,
do hereby certify that CAe vithin inatrunent rlth its earn Elcets
of authenticetien ran filed tar [egiatretion In my office on
1996 et -o'clock IA.M. o[ P.M. ), end et Piln
Code Ho. of the Map Renrde of Ner[ie County, 7ezas
end duly rerorded on , 1996 et _ o'clock (A.X.
or P.M. ).
r[NESS NT NAND ANO SEAL OP OFFICE, at Houston, Ike day end date
last shave rrit[en.
Beverly B. Kaufman,
Clerk o[ the County Court
He[rie County, Texas
By:
Deputy
s
O
0
O
Q
NQ
IML
W
ATTEST:
BY ~._... By:
LaPOfte Clty Engtnnr Chairmen, LePOrte Plenning end
foning Colydssion
AT[ES'f:
By~Sec[ete[y, LsParte Plennirq
' end Eonilg CosunLsion
VICINITY M.1P
M. r. S.
r
IQTLR lp HOIIHDB OLSQIPTIOt
A tract or parcel of lend roeteininq 1.8320 scree of land
being all o[ Lou S un 2B, lncludve, Block 1J7, end the
Ce eamot
southerly 300 feet o[ the l6 feet ride Public Ocillty e
inside said Block 117, to the CITE 01 IA FORTE, ecrordloq to the
8 Pea 16l
subdivision or torndG nap thereof [erorded in Volans 5 , q
of the aftieAl Nap Rerords o[ Norris County, Taxes; said L8320
scree of lend being Hare pereltvlerly deeerlbed by necea and bounds
se tollors Ivlth all beeclogs Ninq referenced to the :survey SystPa
of the Clty of LaPOICa):
COMII[NC[MG at a Louod City oL LaPocte Survey Narkar No. 30
located at [he ineeneetioo of South Broedrey end rest '!' Street;
THENCE, 4 O7 deg. 27. 07' L, [or a distance oC 978.06 feet io
e 5/B-inch iron rod set for CAe PLAC[ OP BEGINNING, Deinq the
Soochent tarns[ of aeid Block 173, sane being [he intersection of
the west line o[ Broedray (a 100 feet ride public e[reey rich CAe
norc4 line of 'G' Street (60 feet ride);
THENCE, 9 B6 deg. 75' /6' N, along the north line of 'C'
3trnt (fi0 tact Adel, foe a distance of 2fifi.00 feet to a 5/B-inch
iron rod set for romer, acne being the Southreet turner of aeid
Block 173, ebo being the lncenaccion of the mores line of 'G'
Street with the asst line of first Street (60 feet r(de);
TAENCL, N D3 daq. OY IP N, eloeg CAe Best Ilne of tire[
Street (60 feet ridel, sane being the rent line of sold Block 173,
for a diseases of 300.00 teat to eke coeon root comer of Lob f
and Sot uid Block 173, leas rhlch s lll-lnth inn red bean
riteeu st S ]6 deg. 3Y Sf' N, a dlaunce of 0.10 («et;
THENCE, N B6 deg. SS' Ifi' E, along CAe cosnion line of aeid
Lau 4 end 5, at 125.00 feet pau the rest line o[ CAe sforeaaid ]fi
toot ride Public Utility Eaaenent, at 111.00 feet pan the sea
line at said 16 Lrot ride Public Utlll[y Leaenent, end continuing
along eke rowan line of Lou 2B end 29 of aeid BLOCK 137, for a
totsl dLtence oL 266.00 feet toe 1/2-inCh i[oo rod fonod for
turner, same being the caspn Beet earner of aeid Lou 28 end ]9,
oleo being the west line a[ Broadrey;
THENCE, S 03 deg. 01. 11' E, slang the rest line of Broadrey,
sane being the nR line o[ aeid Block 1J7, far a dla[ance oC
700.00 Leet to CAe PGCE OP BEGINNING, o[ a trace eontsiRing 1.8320
acts of land.
REPEAT OF THE SOUTH
300 FEET OF BLOCK 133
OF THE CITY OF LA PORTS
~?=.'~~ ^I`' - `~.?^I,~~!- %~-, BLOCK 133,
.i
,c~..~a[ ~c.able , ,.ti1.R.
~unf`i`Oi'i L+ij~iT~.~ Slj?;=(, C - 3~r
~~ j`a1,
~Cr/lYL'D SL'R7EYGF.
flNS~-~_- ! ANG DATA SURVE'IS, INC.
?, O.BOx 890021
HCUSTO[I, TX. 77289 - 0027
(713) 332 - TO50
O'NNER
~A POPiE INCEPE(iOENT SCHOOL DISTRICT
124 BROAO'HAY. LA PORTS. TX. 77511
fCR. JOHN SAWYER, SUPER[NTENDENTI
ntE m es - as.
A
~ ~
Si~,E I I' • b'
STATE OF TEXRS
CWNTT OP IIARR /9
re, LePOrte Independent StAaol District, being ornery herelna(ter
referred to as Ornery o[ the L8120 acre treU deecrihed In the
above old tocegoinq nap of REPGT OP TNL SOUTII 700 PELT 0! B(pCR
177 OP TIIL C[ti OP W POHTL do hereby make and aetebl Leh aeid
subdivision o[ aeid pmpetty according to elL Linea, dedlcetlone,
reetrictione and notation on said nap or pint end hereby dedicate
to [he uce o[ eke publ lc forever, ell atreete (except those Kreeta
des ignored ee private atreete 1, slieys, perks, rater rnureee,
drains, eesemante, and pnbltc places shorn thereon for the purposes
and consideretiane therein expressed; end do hereby bind ourselves,
our hews, eucreeeore and assigns to verren[ end forever defend the
e isle to the land w dedleated.
IURTIIER, Ornery have dedicated end by these presents do dedicate to
CAe vee of the public for public utility purpoen forever sn
unobstructed serial cerement flue (7) !ee[ ridth from a plane
treaty l20) feet above the ground level uprard, located sdjecent to
ell ca.on use public utility enewente sAorn hereon.
fURTiILR, (liners do hereby dedicate to the publ lc s strip aL lend
[Itteen Il5) feet ride on each Bide of the center Itne a[ any end
ell bayous, tteeks, gullies, revinn, dram, sloughs, or other
netureL drainage roureee Imceted In sold plat, as eesenenta [or
den image purposes, giving the City of LePnrte, NarrL County, or
any other governmental egeney, the right [o enter upm meld
easement et any end ell times !or the purpose of ronstruction end
neintenence o! drainage [ecilities and structures.
PURTIIRR, Ovnera da hereby rovenent eIW agree Chet ell aL the
property rich in the houndariee o[ this plat end sdjecent to any
dratnege easement, ditch, drainage rays end eeeeslente clear of
fences, buildings, plentiml end other ohetructione to the
operations end nintenence o[ [he drainage facility end the[ such
ehut[inq property shell not Dc penitted tv drain directlp into
this easement except by means o[ any approved drainage etructurea.
FURTHER, Ornery certify that Chis rapist does not attempt to alter,
amend or remove any cavenanb or reetrictiona.
DR. JOHN 9ANYER, SUPER INTP.NDLNT,
W PORTS INOEPLNOLNT SCHOOL D197N ICT
STATE OL TEXAS
COUNTT Of HARRIS
Before me, the undersigned authority an Chia day penonelly
sppeered , knwn to ne to he eke person rhose
nerve ie eubecrlbed to the [oregoing lnnrument end ecknorledged to
me tAec he executed the sane (or the ronsideretlen end purposes
therein stated.
GIVEN ONDER MT NAND AND SGL O( OFFICE, THIS DIIT 01
1996.
My Cosmiesion expires:
Notary's aignsture
Notary's printed none
CITT APPROVING aUTIiOAfTT CLRTI(IGT10N
This is to certify shat the Cicy Plenning end Loning
Commies ion of the Clty of LsPorte, Texas, hea approved Chia plot
and eubdivlelon o[ R[PG7 OP TNL SOUTH 300 PELT OP BLOCL 133 0! TNL
CITY OP W PORTS in con[onenca vith the ordinances o[ the Clty o[
LaPorte and authorized the recording of CAIe plot this _ day
o[ 1996. '
HY~__. ._ ... _. _._
U[[ect~r, :w Pore r,+nninq Dep[.
H
Zone Change Request #R96-006
• .
Staff Report Zone Change Request #R96-006 November 21, 1996
A public hearing and meeting of the Planning and Zoning Commission was held on October 17,
1996, to consider approval of Zone Change Request #R96-006. The request was tabled until
the November 21, 1996, meeting to allow the applicant time to prepare a development plan for
the Commission's review.
The applicant, Ms. Stevens, has submitted a sketch plan and a description of her proposed
changes. These documents are identified as Exhibits C & D to correspond with previous
exhibits shown in staff's original October 17th report. No changes have been made to staff's
original report.
•!j/
_ ,
~ ;"- S
C'~ ~ -,
t
t~..~.-_.--~
~,
c ! ~ ---
~ ~ }}~~~~~~
.~ .
c•,:-e
~.,t~
.~
• •
At this time there are two commerical buildings with
businesses in operation. The larger building is an
Automotive Repair. The smaller building a small engine
repair, mainly lawnmower repair.
We are requesting a zone change of 2755 and 2757
S. Broadway to Neighborhood Commerical. This would allow
us to change the type of business from small engine repair
to a Beauty Salon.
The tenants lease is up in January. As soon as he moves out
we plan to start our remodeling and improvements. The larger
building will stay an Auto Repair. The outside of the
building will be painted light beige with the trim a dark
brown. This will be more of an attractive color. The Beauty
Shop will also be painted light beige with dark brown trim.
We plan to pave and stripe the parking lot,and do
landscaping. All of these changes will upgrade and beautify
this area.
We have lived in this area for more than 11 years. The
changes we have seen are businesses closed and abandoned.
~ You have stated that you want changes of Old Hwy. 146.
~ NOW is your chance to do so. Take the first step in
revitilizing your community by changing the zoning to
Neighborhood Commerical. Without changes Old 146 remains the
same. You have to.start by taking steps for improvement. Now
is that time to change. Its your choice, your improvements,
make this change for the community.
4
EXHIBrI'' D
C~
J
Staff Report Zone Change Request #R96-006 October 17, 1996
Requested for: Trs. 18B and 18F; Crescent View, which is further described as being
located at 2757 Old Hwy. 146 (S. Broadway), La Porte, Texas.
Requested by: Dorothy E. Stevens, Owner
Current Zoning: High Density Residential (R-3)
Requested Zoning: Neighborhood Commercial (NC)
Background: The tract in question has two (2) existing buildings, which in the past have
housed an automotive repair shop and a drinking establishment. In
September, 1989, the zoning of the property became R-3, which resulted
in the buildings and uses becoming considered "pre-existing, non-
. conforming". The building, addressed as 2757, (which housed the
drinking establishment) now operates as a small engine repair business.
The building addressed as 2755 (which housed the automotive repair) still
operates as an automotive repair/body shop.
Analysis: The applicant, Mrs. Stevens, is seeking a rezoning of the property for
2757 Old Hwy. 146 (S. Broadway) to allow a beauty salon business.
(see Exhibit A)
Staff, in reviewing the applicant's request, has found it to be a reasonable
request. The current Land Use Plan does not show the area to be
intended for commercial use, however, the City has been consistent with
providing Neighborhood Commercial along major roads within our city
limits. Also, the property or individual tract(s) may be too small to allow
development of some R-3 uses.
The tract in question does not comply with current commercial regulations
concerning landscaping, building setbacks and parking, however, some
changes to the property could bring the property closer to compliance.
Close proximity to the surrounding residential areas should play a role in
the final decision concerning the NC zoning. An NC designation for the
entire tract (2755 and 2757) would allow the commercial rental of the
property and provide services for the neighborhood. (See Exhibit B)
Conclusion: Staff suggests that the Planning and Zoning Commission consider
approval of Zone Change Request R96-006 to an NC zone based on the
following conditions:
•
1. Landscaping (6~) should be provided at the site and
maintained in the future.
2. Existing parking be changed to a dust free material.
3. New parking area be striped to comply with current
parking requirements.
4. Any dumpster shall be located at the rear of the property
and be screened from view.
A comprehensive look at existing conditions along Old Hwy. 146 (S. Broadway)
should be strongly considered.
LEGEND
^ SINGLE-FAMILY
DETACHED RESIDENTIAL
® MULTI-FAMILY
DETACHED RESIDENTIAL
® COMMERCIAL/OFFICE
• ^ INDUSTRIAL
® PUBLIC/INSTITUTIONAL
® PARKS do OPEN SPACE
® UNDEVELOPED
® OPEN WATER
^ OTHERS/PUBLIC R.O.W.
-••-••- ••- SECTOR BOUNDARY
_.._.._.._.,_„ _,._,._ CITY LIMIT
~ ZONING BOUNDARY
PROPOSED NEIGHBORHOOD COMMERCIAL
e a toe toe
~~
orate eov
i•
EXHIBIT A ------- --- --------- ---- ---
...~_.. eeMr .aa. .~~
• •
Section 6 - 400 Table A - Commercial
P (ABC) -~ Permitted Uses (subject to designated criteria
established in Section 6-600)
P - Permitted Uses
A - Accessory Uses (subject to requirements of
Section 10-300)
C - Conditional Uses (subject to requirements of
Section 10-200) and designated criteria
established in Section 6-600
* - Not Allowed
USES (SIC Code #) ZONE
CR NC GC
y,.,.,.~.r~..a....wMay.lyy?..ynzrur,. .y...yyz~a}ar, ML-~•:.:: ~JT.~yV.IN.!PTy.V\,yyy~yMly~,~\y}yK~}k .~}
'.
+;•..
~~
:
{
•
•
~~
:
#i': •-~.vi:XC~
iri r:'•}yYYl
.yy/
~:•yY
/ii iYY •y~v:
:C
3iiv
i
•y
.
,
,
.
-
..•
}
~
n
•e
rf.
y\v
ry
vr++{{{•y%+.•
:
:
i}:+
;;I:NQ
,O:
iRk:...~~: ~~.; :: ~'+~4: - . '• }'~:::vf,:y aa.•.y:,
:,;:.
}{.
•y;.Y{ f:
'~ :y },.... :
{:{.$; r:,:s{oc~~•~wxw•' ~~:k~;~i'.ti'#:•tr:
:
".}:'••S{.::y: '''~~~~
q
1
:e
'
'
~'
•
'
~''
'
'
am
.y:F
P
,
~
,•
~
.
:..:.
•
•
~
.
•
.
•.
-
-
f.
y
'.:
? . ff! >y;.:... i s'y~•.:. ~
:y~l![Y.9fii}<yik<{}}bbGJ:tilt!~fbGt+JC<•0~M~~!!}Y.{~rC<}{{W.M. .,•..
. .
.
::..
.::..
.:.. :ems::
. ~,'::. •{
.:.:>:~
::<}:
.
..
_
y}WNy .. y~}Y.Sf;Y~}fi{nt M:•v?:,Y,.Ot,Y}\:.::".C;"^,r:M'QryY•~ ':~J:xy?;mrwry7^?pyy}
i~ • • "`i "~~V'i,'3..::~~T.!.~{i''~;IiC:jnti.T••:::: i~!iiTij~L
~
~
~
* 1~~,'~'-~~'-~~~l
C
i~tV.Yn:L4}•yq,{~a.{{•~9h:
i}:::.%{.
y:X:v.!}Qi}{.:t{pi{Yf :i.
ti;::}tiiy~{}yt}}i{{{{.%/I.~tM 4'}v{:C}i{4+C3:•:iv::.iM1{{L{{{.:dLiA~i. ........
Agricultural service (076-078) * * p
Amusements (791-799) * * P
Amusements (792-794, 799) C * P
:..,:,.~,s,.,}:,..,.
l~~u{~~~;{ ~~a, see ~~r~r~ ~,5:~: ~
:
Li~hi~
GC
BL
~
{
y
fi ..,n::.:
.::.
:::.
:::.
* .`..~?
~~f
P
f
,}hM
+%
S
:}CV:Li-:{{h>:•%A..:4%<U:f}{{}?RK{yGf}JMi ]CSri{}4tIX{A{Kw:K1}pF4JhVwi{O W:{S%W?i{-0A+hA:.vX n\bO
RYx nF{:
t}
K}
{}:A :~n~y
Arrangements for Passenger Transport (472) * * p
Arrangement for Shipping & Transport (473) * * P (I)
Apparel and accessory stores (561-569) C * P
Automotive dealers and service stations
(551,552,553,555-559) * * p
Automotive repair, services (751-754) * * p
Banking (601-605) * * p
Building construction - general
contractors (152-161) * * p
Building constriction - special trade -
contractors (171-179) * * p
Building materials, garden supply
(521-523, 526-527) * * p
- 43 -
EX~IIBIT B
• •
USES (SIC Code #) ZONE
CR NC GC
Business services (731,732,736-738) * * p
Business services (7359) * * P (A, B, C, D)
}(~^,~~:!.:{~}?1Y•~~:~v{~/~~' /4:}~~{!~. -. .r .v}a}++ v4 ;Y{Y~i+rN!'{^.. :Y.~jv.
~MYfST1~6\it: '~~I:TiK~`}J '•.~r•~•11~.~~I
L'{~{:iYi::ff•:'OY.; ..v V .;r,.} +i.. ..:,.Y/iY tviu}:q. -
~.v..}v•.8{:•?3.' inv.._'1rqu :: }:;tih::.: 'i•'dG2ii:~0,LLY-iG4Li{SY.KY~.\:t.'.)Ct:]G
.:
• :.
' a
va.. v.
v..:..:
,::
..
.
; e: r.
...
...
...
:n`:}:v
Commercial amusement - adult, 5,000
feet from all schools, residences, * * p
churches, parks, or other public
buildings or uses
Communications (481-489) * * p
:•+yA?TY,.!:::-0Cni;,.•,;`^,.`y!,':v}}Y}}}}'/AM+y~}~•Y.n:Mvw}}.vYN•..awww. •}
rq..
i{+
'
Sn:
L
CC
Y
i
'
:
}
:
+
~
+
~iX
~
*
.^W.:.
,?
:
{r
:
!i{
:nH:
C
S
f:
ii.\i2it
.ktiiS
:tiL
:4Xik:.~
:Of2{Kt~k~l:ft
i wi{fS~:.SL.h :i+i[d:<
!:? :4:ti
Credit agencies (611-616) * * p
Dog Grooming * * P (H)
.~v{.•ft' }:+Nr :f•`f."^}Y•'}}~~}Yt!/~.lw:!Y~4fl•~J!.. h'iCH..: :I:;:CN: .t:e yM. /~~w~.v`y+i:•4iS'}:•}@:•}Y:r
~_ Y:' ~'`''~Vl~k4Yih'rnn .v.r.~ ~`N~:iifY. ~ ~G~
';xr: '.
Y..:Lvi:; Jtiw,_:'r}
{v,Sl;Y•:..~:p\:rit:•`~`r'xS'n. •'
" tiy:)jp%X
i:l~{?::i.:{t
yi:
}}Sti
'•
'f?
~
:
:
y
.
.
v
.
.
:
y~{y~~.~y ~+~~•.~..
:.. ::... ~'• • ~ ...: ..~'. •. :':....
{ivliriv'iiiiG}:i stiii~ii~.+irx]CKFii:~iri3v]v:~LY$itn4Wh..v:vJ:iOv'S:..: iiX{{~Av::riGC3 r....4WLW'i»`fi Ynav.Li:•:
:..
~
::A,J
C
^N"~Yn~?'Ki.'„~Y.i, ~-n^"~SiXt}YIA~". y'A«•""
..
}:{+.4 2
.,. * oi}v.~._
:~~:,:
Eating & drinking places (5813) C * p
:{~,Y;}v.Y•`•: Y,a}Y.,M#,;YnY:imax_nrr_Y~a.+„~.+..<~,;.w{:,,~,:. .,>:
{n••:
.Y.•::..:yY.Y.:f.•}.v,.t:{4:i0•:.}~:-0{;•:r4r~;{?F~'w vn,•~ ~~/~'.XS}: ~t{pY~i: {•~~}• `'3:riJ. Ai{b}YI..4:'•:vr:Y::•Y::•i}
}~
':
}:}:{.y{i.
3
': ~.:.•: •%S~j'~
:
~~
4
;
.{-...;x.YY
i•.
i
:
fn{CO~Yffvvr} -.4::i•
Q}Saati
{ijiij+
}
• \it(;(iii{.'ti
(.
ti2iAp'
(
C
T
~Y
Y
~
`
-
'k
,
,
, ii
,
,.,sv}
~
µ
,v
.}
,~
}~~(;;u\.Va
~\CS+~.S+XS
}S yt\fY:
...:.,.....-:r...: .... .....:::.:: .::...
.:. }}:y'.}.•:4:':
'....
•
}:ti+~ h• '
.
:b}:i
\4
{ MM
N
Khi
"
.............
.
.
•
.
.
.
•
i
:n....
:......
{{niKJGG:•iLVfi4CiL4W:~ii{tf L'ib
G{{
Y
:IJ
L{i
v4f
tWAWY .~::::.:
'vE~
+
.
.
.
v
R Y/~C•
Food stores, general (541,542,544,545,549) * * p
Freestanding on premise signs See Sec tion 10-1000
Governmental and public utility buildings
(911-922,9631,4311) C * p
:..:..
•nvmY..•}:..Y}~},:n,:}} ,.:.,Y::.,:{.}:.:,:: v,, j,;:n::,s..~.M..»>:.:nx,....,,<, .:.::::.,:}:,..w{.n::::{,
'~':
''•~~'``~ .
f
•'
~''~'
'
`
~
~ ..w
::;...
:;
.
.
i•
f,:v{:.Y;:.lr.:4
:QratiY,V,v{h.:...{.{..::.
:.::hr:r.GtaQfiaii.:-dY:i+tdr;{.i'{:<.
.i
,
~<:<.>
..
' :<:
:.:4
lr:4irvG'iffiP}i'r'i}%ii}}{'r'i}}}iliii}YY: iiiiDiivfAti~JliF:irYK ~F'fr}'i'r'. •ii:
Home furnishing stores (571-573) * * p
- 44 -
EXHIBIT B
•
USES (SIC Code #) ZONE
CR NC GC
Hotels and motels (701,701,7032,704) C * P
Hospitals, laboratories (806-809) * * P
.~ ~ f'vL::.n...:.... '(:
ri1r :: ii:`i:? " ...w::' nii: iti5i.'•:ti rr;:i• .: ri::. ::.ik:4`,v\+\'rii>i
.;:.
.. ~ .: •: xv
,..
...{riJii~NW.vL%+MRWiwv4Fnn(vWrA.khvLh}$~<wY wvn.
Kennels, boarding (0752) * * C
Kennels, breeding (0279) * * C
Laundry (plants) (7216-7219) * * p
Marinas (4493) C * C. .
Membership organizations (861-869) * * P
Mini-Warehousing (4225) * * C
Misc. retail (592,593,5948,596-599,5399) C * P
Misc. retail (592,5948,5399) C * P
•:h::Y::;.R.::.'~,•r..rfis;Ytt'•u.:'.'2~?Jr::.•a::S.N?~^,.i.•"•`.Y:AC. a'~^}j,: -..+N~•:.: ;~.:::..-..:.
:: X.t.:54..... ~ .. . ,
~ ~M1'~:h,: }•: ti~~. .:..: ~~
::.:
Ai'"M
:o-
::'
~:3!;lfi
~
~~' i~
:: ~
r•
+M
ti
t`KF~. ~ * ~,.;,...
:S'`~
P
..
l
..:.. .
_..
.... .
., ..
. ..
:
..
:
,.
.
...::.::. ~
.W., ,.. .::...:
Wr \.Nlvrovii'L:~iFi.•:~1,(,v..:. ~iy~.,{r i '"'"i'iwiii'+6iJ+Cdar+w"+1Cw~:"rvviitiri-0iin}:ri~~+niCJ:ri~1iJ}riL.~iT4:vfi%4:vV}:C•iri•:
Misc. shopping (5995,5999) C
Motion picture theaters (7832) * * p
Museums, art galleries (841-842) C * P
Y"'C'ynY.iH.SxM.^ny}.•nnv.~i~;uxv.~':,4..0!?h:Mii::!C.J.W..naY+; w,,:Y:.i:...+~rw.v,{.w{ ai:Y.•:.a~rw.w 3....
~1~'~T.~-. ~+:}n~lF'~f?'~:~:.11!nI.•~~7::' ~~ rii'~T!~!~:•1!~~ l1.Mii:}:'~ii~:~lY•'~~ '~
..
*
~84~:8:E~~r
Passenger transportation (411-415) * * p
.~?~zr3cs~.:a~t~:>~~a~:av~r~s
iiiAViiii:';
}is~i
ii:
iviit ti
:
iiti4
+
i
i
>
i
i
i:
:ir
i
vii<:4:
ii:
2 i
:
:
?
~\d
:
(A
L
GU:
~ C F P
{
:
:
,
r.
}
:
.:..:
:
:
r
.:
..i
~:t
: <
L
:
:
:
K
:.
:
ttvv
G:.
±
!
i
yy~•~~}~~a!y.V ~~~J?~..i~!}!~)?U~~~~,yT\YIiSr.~ ~tN..~~y~.~~.~~.~~.~.yl~~~#N~..~~}1~~.V};l>,.1 ~~.N.NJ~.y~J.H~~y}i.~~}~~}i~i.VJ~, .y~...~~..
~Y.~~~
I~`~~~•Y~ ~~~~~~i ~~
M1
..~
~~~
*
.:.~.~
..~:
::::
:._. .
P
...........:.. ..:..,.,.x...::~..:::....~~......,.,,.:::..::
Repair services (7699) (Except Tank * * p
Truck Cleaning)
••{k {Kh14 j;vr'~\Kf"'~ ttYYfh ~\Y!CMYARK':::t L' ~Vf•:n
- 45 -
EXHIBIT B
• •
USES lSIC Code #) ZONE
CR NC GC
•:«ytrrrarngac•`xr rr::~}}}»>r{<a'~ctym•:::atrre`y;.;.~.:~;•,:,.:..,x;;;.r•::.•:>r.;::x:;ms.:
.........~~y ~••' '
m:}::
i:.v:...{n ::
ii4ti{4:{t: ;;.:.%Sr.':i.. •. r.: •::...::v::tiiv•}:•} ::::::
w• • ~•.,;
.~., •
Securities and insurance (621-639) * * P
Service stations (554) * * P
Service stations excluding
truck stops (554) C * P
.'?} Ytiry}}Yf,. NY!A:!t:?Sy{• YJj.: 7}}Y,e:•.wv'R!M.?:fi:..
~ ~~r;ri~~: ~~2Zi1~~~~
l
* YA}•.v{
~<~~
P
aNM.L{{L{tt{At
Y\YK<rA riC .. .. {{~r~i:A{tL~yR{K:OL%YY~Uv :vvtiit?•:
~}}:Hr .:?:^.FYI.,.'M~,.,i,4.tihj~_:{M}^~.k+h•..:.. S::':!::F.:`y^;
......
. ... K
~
•~•
•••• v
'
AOfZR!:tLtSitt<::L+^:tf{~tKY
....<{>{UMYW~i'Ca!t}JAktti{:!C?YirarClK.Y ~:CF:'1..•.•: G:if-v,:;H.
'MM~'':':
... ~~pp~~
:YK•;'y{
w.• .. •A `~•.'v
~HVr.• ;$n, X:}}v.•'rir"+C?:,Y,.{+C•k'r 4}•f~•7j.•H,%q~•f/Y :SNf,.}: <l••iv:::x;,3~'.x~
.. .. 'Y •. ty..
V
•
}
• .,
::
:l:AYKi
{:
r,
~%{{.,L?{:(t]C6Y%S:Lt
NWw{AtL~
Qti
«O
P4:!L
4
C2
L:Y
K
!
{C
:
.\
•%:ii:.Y:v:.:S;f:\+ii
a!
G
:: i •..•.,..
~
Y
i
~
w~
i
~
~
~
~
~
~
~
'
'''•~'~''`i;?~i:
~
;
Lic
~„',,~~~„~
~~:it•.{:YAY;:.~
iiin~i;C<~+
'dfS ~r:
v
•Y:i
:
:
Y:
J3t~Yn K2a•~
'
:uGSt
i'~y` /'1
` ~Y~~~:•.,
~
P
C
.
,
.
..:
..
.
O
t
tt
;
;
~ .
~iiva~7K'i~ii••~ei~u.~'',',"r +:~~~~,~{y~'iJ~'~+~'~`..•iLG.~cz,;•t:~ '•i~..'••.ar ::::~:~:•'Painllk~' ;
'
•
~
{
~ *
~
C
{
:t+ah:4:[04.Yi:[{H::t[<K:Q:{:S:}{af+e~CLR!L
ry:.:f:{rbtny%YNbwMif2{::X[K/i{{{{btti.y+:HN:%J{rxv{:\
'.}Rt::Y{t{t Wks n•SM
:::\riliit
~ •{([{•
Outdoor sales as a Primary or * * P(C
G)
Accessory use ,
Outdoor storage as an Accessory Use C * P(B)
Outdoor storage as a Primary Use C * C
ti:'.i3.
'
Y
v: C
::Y}S
ii~.•iS::
i}}:{4iiw:4:•%J:{
i::i{•?!S:{vti.•:•riirivS:v •!{•n... .:.v. r..
sy'~, fvvlF/{'Nnvr:.•}•Qy/jt„h.SY,r,'f,.;]Y{ice : M}iP'M}: .}:;}Y:.
°.m.}y,.vw{^wad."h:{{{:.{r!..•.•{.ri~p:ry.Sn_}u
t?F ~y!~~
+J:.....T~! .:.
:t tii~ttKK; lC~Y{~~t!(\i{{ \Y{ tint \ttA C ~
•~~a C
.. •.v:{ :Mvro:{•bvv.}v::xY!S;.yywv,4•:.}•.ttYi:}x:T:.}v.;{
`.. •
~•~~~:~{fi'n'(: J/:~
v{{v}i:.•r'ir•N:iii$isCG%45Cv:}.ri-'i.:~::rti!r i:4}:S:+nr•'ibri{{wv:4:
'M~.'~
:;: ~• ..
C
:: " • mv:{ • •n• • ..; . iv.•iwiFiir}n4:4:•:4r
^'i: ^.,:P}Y{?:{:M.y}i:.~;x1~v::` fir:;{:}}}}h:•}T:?}: t};n;.}}v;r.;m+.xvnv};rti_....:i{.~:nv.};.x.}; :.Dsi'Si::.::. S:-i}:
111~F4
~~±~
~~~ ~~!}~ pp
~
~~
}~~Qf'
4
.
3T.llt.\
} S S. }.iJ3
S)1r3
a:::~iaa: C ><iC C
•~. {.;.}:-:nJ::;{:; F.:Ma%i::S.v.' "ri':~:x;.?i:{:it'Y.r,.iYfr>Yr{;}:•:{^i>:ii:•
...
::::.rv::: ;•:::n ;::.::x:r:::: :
:::
.. :: {!!•isiiiii<:::a{>li/{Ct:Kit{:%a::vi:::i:iwi::~fii:: {!+J
.:?ri:J:::::!{.iii:
C
C
,
.. ~::::a:::
6-401 Interpretation and Enforcement
Property uses, except as provided for by Section 6-400, Table A, are
prohibited and constitute a violation of this ordinance.
- 46 -
EX.~IIBIT B
•
Zoning Ordinance Amendments
Landscape Requirements
Sections 5-701, 6-600, 7-601, 10-103, & 10-508
• •
Staff Report Proposed Landscape Amendments November 21, 1996
Zoning Ordinance 1501
Based on the discussion at the September 26, 1996, Planning and Zoning Commission Meeting,
the proposed landscape amendments were prepared in the form in which they will (if approved)
appear in the Zoning Ordinance. A public hearing and meeting of the Commission was held on
October 17, 1996, to consider approval of the proposed changes. The request was tabled for
further consideration until the November 21, 1996, meeting.
Current ordinance language addresses the percentage, location, and type of landscaping required.
The intent of this ordinance provision was to provide permanent beautification as long as the
business existed. To date, many businesses have failed to maintain these requirements. They
are legally in violation of the ordinance. However, staff recommends the following clarification
statement:
Amending language is shaded for easy reference.
.:.:.........:::,:~.1~.::.:::::::::::::::::::::::.::::::::.::::::::.~::::::::::..~::::.:::::..~..:._._::::.:::::::.::.::.:::.:::.~:::.~::::::::._:::..
5-701 Table B Footnotes
1.
Lot Size
Required Developed Open Space/Lot
5000 -6000 Sq. Ft.
4000 - 4999 Sq. Ft.
3000 - 3999 Sq. Ft.
2000 - 2999 Sq. Ft.
a.
200 Sq. Ft.
300 Sq. Ft.
400 Sq. Ft.
500 Sq. Ft.
Min. size of developed open space - 1/2 acre for every 80 units or fraction thereof.
b. All required developed open spaces must be operated and maintained by a homeowners
association, subject to the conditions established in Section 10-102 of this Ordinance,
with all documentation required to be submitted for filing in conjunction with the final
plat. (See also La Porte Development Ordinance Section 4.04).
2. A minimum landscape setback of twenty feet (20') will be required adjacent to all
conservation areas. Buildings, parking areas, and refuse containers will not be allowed
in such setback area. These areas are to be landscaped with trees, shrubs, and
ground-cover, with a planting plan required to be submitted and approved by the
enforcement officer. ~q[:~~~`~ ~ ~~~ ~Y
• •
3. The minimum setback adjacent to any utility easement located in a rear yard, shall be
three feet (3'). No portion of any building including projections of any nature shall
encroach into any utility easement or vertical projection of the easement boundary.
4. Where adjacent structures within the same block have front yard setbacks different from
those required, the front yard minimum setback shall be the average of the adjacent
structures. If there is only one(1) adjacent structure, the front yard minimum setback
shall be the average of the required setback and the setback of only one (1) adjacent
structure. In no case shall the minimum front yard setback exceed thirty feet (30').
5. All side yards adjacent to public R.O.W.'s must be ten feet (10').
6. In the case of zero lot line housing, the side setback opposite the zero lot line must be
ten feet (10').
7. D.U.A. is an abbreviation for dwelling units per acre, or the maximum density
permitted.
8. All structures except slab on grade, shall be placed on a foundation system described as:
An assembly of materials constructed below or partially below grade, not intended to be
removed from its installation site, which is designed to support the structure and
engineered to resist the imposition of external forces as defined by the Standard Building
Code, or in the case of a modular home, the requirements of the TDLS. Such foundation
system shall be skirted or enclosed with wood or masonry to give the appearance of a
solid foundation, if one is not provided, compatible with the appearance of adjacent
housing, and subject to the requirements of the Southern Building Code.
9. See Section 10 - 500 through Section 10 - 508 for additional requirements.
10. No sign shall be located in a sight triangle so as to obstruct traffic visibility at a level
between three feet (3') and six feet (6') as measured above adjacent road grade.
Section 6 -600 Special Use Performance Standards
A. Required Screening
1. A planting strip shall consist of evergreen groundcover, and shall be of sufficient width
and density to provide an effective screen. The planting strip shall contain no structures
or other use. Such planting strip shall not be less than six feet (6') in height. Earth
mounding or berms may be used, but shall not be used to achieve more than two feet
(2') of the required screen.
2. Standards
• •
a. Width of planting strip -four feet (4').
b. Type of planting -evergreen.
c. Size of plants - Minimal height of four feet (4') at time of planting. Must
reach a height of six feet (6') within two (2) years.
d. Planting density - Such that within two (2) years of normal growth, a solid
screen will be formed to a height of at least six feet (6')
above adjacent grade.
3. Screening will be required in the following situations:
a. Parking areas for recreational buildings, community centers, religious, and private
and public educational institutions.
b. Manufactured housing parks and subdivisions screened from abutting uses.
4. Required screening will count toward the required percentage (%) of landscaping.
B. Outdoor Storage
Open and outdoor storage as ari accessory or principal use provided that:
1. The area is screened from view of neighboring residential uses or an abutting residential
district in compliance with Section 6-600(A).
2. Storage is screened from view from the public right-of--way in compliance with Section
6-600(A).
3. Storage area is grassed or surfaced to control dust.
4. All lighting shall be hooded and so directed that the light source shall not be visible from
the public right-of--way or from neighboring residences and shall be in compliance with
Section 7-501(1)a.
5. Accessory outside storage connected with a principal use shall be limited to thirty percent
(30~) of the gross floor area of the principal use.
C. Outdoor Sales/Service
•
Open or outdoor service, sale and rental as a principal or an accessory use and including
sales in or from motorized vehicles, trailers, or wagons provided that:
1. Accessory outside service, sales and equipment rental connected with a principal use is
limited to thirty percent (30~) of the gross floor area of the principal use.
2. Outside sales areas are fenced or screened from view of neighboring residential uses or
an abutting residential district in compliance with Section 6-600(A).
3. All lighting shall be hooded and so directed that the light source shall not be visible from
the public right-of--way for from neighboring residences and shall be in compliance with
Section 7-501(1)A.
4. A landscape buffer shall be maintained between all outdoor sales and service areas and
adjacent public rights of way. Landscape buffers shall be designed in accordance with
the requirements of Section 6-600(G).
D. Traffic Control
The traffic generated by a use shall be channelized and controlled in a manner that will
avoid congestion on public streets, safety hazards or excessive traffic through residential
areas. The traffic generated will not raise traffic volumes beyond the capacity of the
surrounding streets. Vehicular access points shall be limited, shall create a minimum of
conflict with through traffic movements, and shall be subject to the approval of Director
of Community Development. Vehicular ingress lanes shall be large enough to
accommodate peak use on the same lot without requiring the stopping or waiting of
vehicles on public right-of--ways. Ingress lanes shall be from the least heavily travelled
street wherever possible.
E. Off-Site Parking
1. Any off-site parking which is used to meet the requirements of this Ordinance shall be
required to meet the following conditions:
a. Such off-site parking shall comply with all parking standards stated in this
Ordinance.
b. Reasonable access from off-site parking facilities to the use served shall be
provided.
c. Such off-site parking shall be within 300 feet of the use served.
2. Any use which depends upon off-site parking to meet the requirements of this Ordinance
shall maintain the minimum number of required parking spaces or cease operation and
! •
use until such time as there is full compliance with the requirements of this Ordinance.
3. Whenever required parking facilities are on a lot or parcel of land other than the
principal building which is to be served, a properly drawn legal instrument, executed by
the parties concerned, duly approved as to form and manner of execution by the City
Attorney, shall be filed with the City Secretary.
4. Any use which depends upon off-site parking to meet the requirements of this Ordinance
shall require a certificate of occupancy, renewable annually, as regulated by Section
11-300 of this Ordinance.
F. Joint Parking
1. The City Council after receiving a report and recommendation from the Planning and
Zoning Commission, may approve a conditional use permit for one (1) or more
businesses to provide the required off-street parking facilities by joint use of one (1) or
more sites where the total number of spaces provided are less than the sum of the total
required for each business should they provide them separately. When considering a
request for such a permit, the Planning Commission shall not recommend that such
permit be granted nor the Council approve such a permit except when the following
conditions are found to exist:
a. Up to fifty percent (50 %) of the parking facilities required for a theater, bowling
alley, dance hall, bar, restaurant or similar use as determined by the Planning
Commission may be supplied by the off-street parking facilities provided by types
of uses specified as primarily daytime uses in subsection (d) below.
b. Up to fifty percent (50 %) of the off-street parking facilities required for any use
specified under (d) below as primary daytime uses may be supplied by the
parking facilities provided by the following nighttime or Sunday uses; auditoriums
incidental to all public or parochial schools, churches, bowling alleys, dance
halls, theaters, bars, restaurants or similar uses as determined by the Planning
Commission.
c. Up to eighty percent (80 %) of the parking facilities required by this section for
a church or for an auditorium incidental to a public or parochial school may be
supplied by the off-street parking facilities provided by uses specified under (d)
below as primary daytime uses as determined by the City Planning Commission.
d. For the purpose of this section, the following uses are considered as primary
daytime uses: banks, business offices, retail stores, personal service shops,
household equipment or furniture shops, clothing, shoe repair or service shops,
manufacturing, wholesale and similar uses as determined by the Planning
Commission.
•
e. Conditions required for joint use:
1) The building or use for. which application is being made to utilize the
off-street pazking facilities provided by another building or use shall be
located within three hundred feet (300') of such parking facilities.
2) The applicant shall show that there is no substantial conflict in the
principle operating hours of the two (2) buildings or uses for which joint
use of off-street pazking facilities is proposed.
3) A properly drawn legal instrument, executed by the parties concerned for
joint use of off-street pazking facilities, duly authorized as to form and
manner of execution by the City Attorney, shall be filed and recorded in
the Harris County Deed Records.
G. Landscake Buffers
Landscape buffers shall be a minimum of four feet (4') in width. Plantings shall consist
of trees and low ever reen shrubs. ~.':`.`~€i~~`:.: ~-'~-~'-`"_~ ~~:'~~'<~#
..... ....................
......... . .::..:::::........ ,.::::r::::.~.:..:.. ..::
.......:...............{iii ;iYKi?T!i?!i ~ i{tititiii' "1":itiaiiii::SQ:)ttii!iiiti?:tii•:ii{ti~titii +.:. :.:..:::-:.:::.. :..:::......:.. ......
e~~:-~~~::~::~;~ Director of Communitv Development or his duly
representative.
H. Dog Grooming
There shall be no overnight boazding of animals. All areas used for holding animals
shall be located within the same building in which grooming activities take place.
I. Shipping & Transport
These facilities shall be limited to office activities only. No wazehousing or handling of
freight shall take place at these facilities. No trucks, other than light trucks (as defined
by this Ordinance) shall be allowed on premises occupied by these facilities.
RESERVED FOR FUTURE USE
Section 7 -601 Footnotes
1. A minimum landscape setback of 20 feet will be required adjacent to all designated
conservation areas. Buildings, pazking azeas, loading docks, outside storage, and refuse
containers will not be allowed in such setback areas. These azeas aze to be landscaped
with trees, shrubs, and ground cover, with a planting plan required to be submitted and
a roved by the enforcement officer. gii~~gtp!'~ti~,.-.~-~..~.€
PP .................................,................:........~:v........................,.........................,,kr,.....
•
2. No buildings, parking areas, loading docks, outside storage, or refuse containers will be
allowed in such setback areas. These areas are to be landscaped with trees, shrubs and
ground cover, with a planting plan required to be submitted and approved by the
enforcement officer.
3. Side and rear yard setbacks may be reduced to zero if adjacent to railroad right-of-way,
or rail service spurs.
4. See Section 10-500 through Section 10-508 for additional requirements.
5. No sign shall be located in a required sight triangle in such a manner as to obstruct
traffic visibility at a level between three feet (3') and six feet (6') as measured above
adjacent road grade.
Section 10 - 103 Specific Development Requirements: P.U.D. District
Developments and Intra District P.U.D.s
1. General Residential
a. Purpose
It is the intent of this Section of this Ordinance to establish provisions for the
granting of a conditional use permit for Planned Unit Development-General
Residential projects which are in compliance with the permitted and conditional
uses allowed in a specific district including dwellings, and institutional uses of
one (1) or more buildings in relation to an overall design, and integrated. physical
plan in accordance with the provisions and procedures as prescribed in this
Ordinance.
b. Minimum Project Size
The tract of land for which a Planned Unit Development-General Residential
project is proposed and permit requested shall contain not less than five (5) acres
of land.
c. R.~e uired Frontase
The tract of land for which a project is proposed and permit requested shall not
have less than two hundred feet (200') of frontage on a public right-of--way.
d. Yards
• •
The front, rear and side yard restrictions at the periphery of the Planned Unit
Development site, at a minimum, shall be the same as imposed in the respective
districts.
No building shall be nearer than its building height to the rear or side property
line when such line abuts an "R-1" or "R-2" use district.
No building shall be located less than fifteen feet (15') from the back of the curb
line along those roadways which are part of the internal street pattern.
No building within -the project shall be nearer to another building than one-half
(1/2) the sum of the building heights of the two (2) buildings.
2. Townhouses CooRerative Condominiums Multiple-Fami1X
Structures -Requirements
a. No single townhouse structure shall contain more than twelve (12) dwelling units.
b. Minimum unit lot frontage for townhouses shall be not less than twenty feet (20').
c. Dwelling unit and accessory use requirements are in compliance with the district
provisions in which the development is planned.
d. Townhouses, cooperatives and condominiums maybe subdivided on an individual
unit basis according to the provisions of the La Porte Development Ordinance,
or under the laws of the State of Texas.
3. Density Bonus
As a consequence of a Planned Unit Development's planned and integrated character, the
number of dwelling units allowed within the respective zoning district may be increased
up to ten percent (10%). The building, parking and similar requirements for these bonus
units shall be observed in compliance with this Ordinance.
4. Commercial and Industrial
a. Purpose
The intent of this Section of the Ordinance is to establish provisions for the
granting of a conditional use permit to erect Planned Unit Development -
Commercial and Industrial projects which are in compliance with the permitted
and conditional uses allowed in a specific district in one (1) or more buildings in
relation to an overall design, an integrated physical plan and in accordance with
the provisions and procedures in this Ordinance.
b. Minimum Project Size
The tract of land for which a Planned Unit Development -Commercial or
Industrial project is proposed and permit is requested, shall contain not less than
five (5) acres for commercial and industrial projects.
c. Fronta e
The tract of land for which a project is proposed and a permit requested shall not
have less than two hundred feet (200') of frontage on a public right-of--way.
d. Yazd
No building shall be neazer than fifty feet (50') to the side or reaz property line
when such line abuts an "R-1", "R-2", "R-3" or MH use district.
e. Landscaping, Screening and Surfacing
1. The entire site other than that taken up by structures or landscaping shall
be surfaced with a material to control dust and drainage.
2. A drainage system subject to the approval of the Director of Community
Development shall be installed.
3. Developments abutting an "R-1", "R-2", "R-3" or MH district shall be
screened and landscaped in compliance with required screening and
landscaping for the specific use involved as required in Sections 6 & 7,
Table B.
10 _ 508 Landscaping
A. Landscaping is required in percentages specified in Sections 5-700, 6-500, and
7-600. Site plan and/or sepazate landscape plans -shall be submitted in
conjunction with building permit applications. Approval of landscape
requirements is a condition of building permit approval.
1. Total azea of required landscaping shall be computed by the following
method:
a. Total developed site azea shall be computed.
b. Total azea of roofed over improvements shall be computed and
then deducted from the developed site azea.
c. The azea of required landscaping shall be based on the total
remaining developed site azea.
• •
B. Public right-of--way may be used for landscaping purposes. However,
right-of--way used for landscaping will not contribute towards a total required
landscaping percentage for parking and open-space areas. Landscaping on public
property or easements is at owner's risk and subject to the requirements of
Section 10-504.
C. Landscaping plans shall be developed using the following criteria:
1. Location
a. Required landscaping shall be located in the front and side yard.
b. Landscaping located in sight triangles shall be maintained in a
manner that maintains an area of clear visibility between three (3)
and six (6) feet as measured vertically from the adjacent prevailing
grade.
2. Types of Plants and Materials
a. Grass, ground cover, flowering and non-flowering plants, shrubs
and trees, wood, timber, stone, fountains, and ponds may be used
for required landscaping.
City of La Porte Planning and Zoning Commission
Public Hearing
November 21, 1996
~~
Any person wishing to speak
A. Printed Name
B. Signature
C. Item In Favor Of
any item being considered by this Commission, please indicate below by:
1. A.~ ~~l ~~ mil' ~y ~Y`l S
3. A. .~~~UN l~ ~ ~. FD~2 ~
c. `~~b-0~tp
4. A. ~~ `l ~9~1 ~, cS/GIG ~-y.S B. r~(~~~:ts-sue s~.~~4.1.~~•~ -yb C. ~-~'Jr~ '~c~~
-fit
-
r
6. A. 1.~ t-t-,: L ~?~~G B. C.
1 ~ ~ ~.~r
7. A. B. C.
8. A. B. ~ C.
9. A. B. C.
10. A. B. C.
11. A. B. - -C.- - - - - - - -
12. A. B. C.
13. A. - _ - -- B. C.
City of La Porte Planning and Zoning Commission
Public Hearing
November 21, 1996
Any person wishing to speak in OSITION o ny item being considered by this Commission, please indicate below by:
A. Printed Name
B. Signature
C. Item Being Opposed
3. A. ~~ ~-~ ~t`~~ B. C. ~ `~'~ --OCR ~,
4. A. J~.i ~.c. ' ~-T'7?o ~~cC B. ~~s~ C. ~ ~~- Q~G.
.~
5. A. B. C,
6. A. B. C,
7. A. B. C,
8. A. B. C,
9. A. B. C,
10. A. B. C.
11. A. B. C.
12. A. B. C.
13. A. B. C.