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HomeMy WebLinkAbout01-16-1997 Public Hearing and Regular Meeting of the La Porte Planning and Zoning CommissionMINUTES PLANNING & ZONING COMMISSION MEETING JANUARY 16, 1997 Members Present: Vice Chairman Eugene Edmonds, Commission Members Chuck Engelken, Melton Wolters, Howard Ebow, Michael Meredith Members Absent: Betty Waters, Dottie Kaminski City Staff Present: Director of Planning Guy Rankin, Assistant City Attorney John Armstrong, City Engineer Doug Kneupper, Planning Secretary Peggy I~ee I. CALL TO ORDER Meeting was called to order by Vice Chairman Edmonds at 6:02 PM. II. APPROVE MINUTES OF THE DECEMBER 19, 1996, PUBLIC HEARING AND REGULAR MEETING. A motion was made by Melton Wolters to approve the minutes of the December 19, 1996, meeting. The motion was seconded by Howard Ebow. All were in favor and the motion passed. HI. 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., TEXA5. THE REPEAT IS REQUESTED FOR THE PURPOSE OF ADJUSTING LOT SIZES TO ACCOMMODATE THE CONSTRUCTION OF TOWNHOMES AND/OR PATIO HOMES. Vice Chairman Edmonds opened the public hearing at 6:02 P.M. Mr. Rankin reported that the applicant, I & F Corp., has requested a replat for the property located at 2601 Old Hwy. 146, known as Woods on the Bay Townhomes, Section 2. The Planning and Zoning Commission originally heard this request during the October 17, 1996, meeting. At that time, the configuration of the lots caused citizen concern about their view of the bay. This concern has been addressed by the applicant. The previous request showed going from the original three (3) to five (5) lots which involved moving the lots to the north thus impairing proposed visibility. The new replat request proposes going from the original three (3) lots to four (4) lots. The reduction in lot sizes allows this to occur without having to move the lots to the north. Since the new lot configuration addresses the issue of bay view, staff recommended approval of the replat. Mr. Rankin noted that 28 public notices were mailed to owners of property within 200 feet of the tract in question. Four replies were received in favor of the replat and none were received in opposition. Page 2 of 4 • • Planning & Zoning Commission Minutes of January 16, 1997 A. PROPONENTS There were none. B. OPPONENTS There were none. IV. CLOSE PUBLIC HEARING Vice Chairman Edmonds closed the public hearing at 6:05 PM. V. CONSIDER REPEAT REQUEST FOR WOODS ON THE BAY TOWNHOMES, S.2. A motion was made by Chuck Engelken to approve the Replat of Woods on the Bay Townhomes, Section 2 with the following conditions: Payment be made to the City in the amount of $100.26. (Public Hearing costs $50.26 and Final Plat Fee $50.00.) 2. Note on the plat the size and location of existing water and sewer lines in the subdivision and how they will be served. Also, note on the plat which lots have existing buildings. The motion was seconded by Howard Ebow. All were in favor and the motion passed. VI. OPEN PUBLIC HEARING TO CONSIDER FLOOD VARIANCE REQUEST #FV97-001 WHICH SEEKS TO ALLOW THE OWNER TO BUILD IN A FLOODWAY. THE VARIANCE IS REQUESTED FOR BLOCK 172; LOTS 17-32; TOWN OF LA PORTE AND IS FURTHER DESCRIBED AS 1026 SO. 8TH STREET, LA PORTE, TEXAS. THE VARIANCE IS REQUESTED UNDER THE PROVISIONS OF FLOOD DAMAGE PREVENTION ORDINANCE NO. 1533, ARTICLE 4, SECTION D. Vice Chairman Edmonds opened the public hearing at 6:06 P.M. Mr. Rankin reported the applicant, Margaret Lindsey, property owner at 1026 South 8th Street, has requested a flood variance to build in a floodway. On October 18, 1996, the Chief Building Official denied the applicant a building permit. Mr. Rankin noted the applicant claims she would be building on an existing slab and would not impact the floodway. Mr. Rankin informed the Commission that the City has adopted an ordinance, the Flood Damage Prevention Ordinance #{1533. This ordinance complies with Federal Emergency Management Program regulations. Ordinance guidelines dictate there can be no building in a floodway unless the applicant submits a "No Rise" Certification that suggests there would be no impact on the City if the applicant were allowed to build in the floodway. • Page 3 of 4 Planning & Zoning Commission Minutes of January 16, 1997 Mr. Rankin concluded by stating he had spoken with several FEMA representatives who believe the City is complying with ordinance requirements. They also mentioned that approximately 2,000 citizens in La Porte currently have flood insurance. If the City were to allow someone to build in a floodway, the City could possibly first be placed on probation and fined $50 per household (times 2,000 households totals approximately $100,000 per year) and secondly, the possibility exists that flood insurance would no longer be offered to citizens of La Porte. A. PROPONENTS Bill Manning, owner of Manning Engineering Corp., stated he has been retained by the property owner to prepare the engineering data needed to submit the "No Rise" Certification. John Armstrong asked Mr. Manning the date he was retained. Mr. Manning was unsure of the date but believed it to be in latter December. Don Kellogg, who resides at 1010 Oakleaf, addressed the Commission. Mr. Kellogg stated he had met with Mr. Rankin and the requirement for submission of a "No-Rise" Certification was not mentioned. This is the first time he has heard of this. He added that the applicant's engineer and architect have addressed the requirements necessary to build walls and enclose the existing slab, as outlined by the City. Paul Schaider addressed the Commission. Mr. Schaider stated he has been employed by Pfeiffer & Son for 15 years. In January 1993, the applicant hired them to perform a service upgrade to expand electrical service at the business from 200 amps to 400 amps. The service upgrade was for the expansion of the existing building. Mr. Schaider noted that he was asked by the applicant to speak on her behalf. Jerry Margiello, who resides at 606 Shady Lawn, addressed the Commission. Mr. Margiello was a former proprieter of Partners. He reminded the Commission that the slab is already there and he does not believe that adding walls to the slab would negatively impact the floodway, since other adjacent businesses such as McDonalds, Bayshore National Bank and La Quinta do not seem to affect it. Lisa Mongiello, asked if McDonalds, La Quinta and other businesses that have recently built along the drainageway, were required to submit a "No- Rise" Certification prior to development and if so, is it public record. Thomas Hatchet addressed the Commission. Mr. Hatchet remembers discussing the service upgrade with the gentleman from Pfeiffer & Son. He recalls the applicant spending money to have the establishment • • Page 4 of 4 Planning & Zoning Commission Minutes of January 16, 1997 upgraded. He noted it has become a hassle for the applicant to get the extra power from the light company. Robert Coyle, a customer of the business, addressed the Commission. He wanted the Commission to know that the business is not an S.O.B. as has been alleged, and secondly asked that this business be treated in the same manner as other neighboring businesses. B. OPPONENTS There were none. VII. CLOSE PUBLIC REARING Vice Chairman closed the public hearing at 6:35 P.M. A motion was made by Melton Wolters to deny FV97-001 in the absence of a No-Rise Certification and supporting technical data that stipulates no impact on the 100-Year flood elevations, floodway elevations or floodway widths at the new cross-sections and at all existing cross-sections anywhere in the model. The motion was seconded by Howard Ebow. All were in favor and the motion passed. VIII. STAFF REPORTS There were none. IX. ADJOURN A motion was made by Howard Ebow to adjourn. The motion was seconded by Melton Wolters. Vice Chairman Edmonds declared the meeting duly adjourned at 6:42 PM. Respect lly submitted, Peggy Planning Department Secretary Approved on this the 20th day of February, 1997. Eugene monds, Vice Chairman Planning and Zoning Commission Chairman u • OATH OF OFFICE • • OATH OF OFFICE I, James Zoller , do solemnly swear (or affirm), that I will faithfully and impartially execute the duties imposed upon me by law as a member of the La Porte Planning and Zoning Commission, and I furthermore solemnly swear (or affirm), that I have not directly or indirectly paid, offered, or promised to contribute any money or valuable thing, or promised any public office or employment, as a reward to secure my appointment. So help me God. Dye' James Zoller SWORN TO and subscribed before me, this the 20th day of February, 1997. ~'•''r P°~.~: PEGGX LEE ''~' :*= MY COMMISSION EXPIRES °";;f,~; ~, ;~'~ September 19, 1989 - ~ Peggy Lee Notary Public for the State of Texas • • STAFF REPORT #R 97-00 C~ • City of La Porte Established 1892 APPLICATION FOR ZONE CHANGE REQUEST Application No.: `1 7 - 0 y / OFFICE USE ONLY: FEE: $100.00 Date Received: /-- ~ /- 9 7 Receipt No.: ~ ~fs3 6 S' ()Site Plan ()Minor Development Site Plan ()Major Development Site Plan ()General Plan ()Site Plans Submitted on Appliant's Name: 0 Address: ~ / ?'~3 ~ S, ~ ~cc1 d Date: J - / o - 9 Owner's Name: ~.Se Ph: ~ 7'/ G 3 a ,~ Signature: ~ _f.:~.?_ 0 Address: 70 ~ ~. ~Y~C~ t.~IC ~ Ph: ~ ~,~ ~ _ ~ Q ,°,~ Property Legal De~sc~nption: - ~ ~ ()See Attached h~G rr~ ~ S C'ou w c.co ~s , a u n~ c ~'~ ~S e. S' I AM THE OWNER OF THE~~~EREIN DESCRIBED PROPERTY AND IS AUTHORIZED TO FII.E THIS APPLICATION ON MY BEHALF. Date: J- ~ G • S 7 Signature: 2~ ~~~ Zone: / 7 - ~ Requested Zone Change: '~ SIC No: d ~ t,'l~r S ~F-c~-P ~3~ lft 6[i ~~ -S t-J ~^• P F} QE~R' sr+ /t g Proposed Usage: ! OFFICE USE ONLY 1) Planning & Zoning: (a) Preliminary Meeting - (b) Public Hearing/Mtg. - Recommendation: Applicant Notified of Date(s): () 1st Mtg. () 2nd Mtg. Adjoining Property Owners Notified: 2) City Council: (a) ~) Approved ( ) Denied ( ) Regular Meeting - Public Hearing/Mtg. - Adopted by Amendment Ord. #1501 - f (~ f~„ I I ~ ~ • l_;1 I'ur;e. Tr'{:1~ i ~!' ~ ~ 1 5 ~ ~ 31 1-~ •~L,~,L~ ~~" ~; 5ti bc~hc~ C ~ rn ~nerc . ZONE CHAiYGE REQL~T • 2 Applicant Notified of Date(s): () 1st Mtg. () 2nd Mtg. 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HOUSTON TX 77292-2007 Harris CountyAppraisalDlstrict IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ' 2800 Noah Loop West, Houston, Texas Telephone: 713-683-9200 Information Center: 957-7800 ~~I11~~111~1~1~1~111~111~~1~~111~1~1~~111~111~~~111111~~1~11~~ 97 0573994 12/23/96 A 60 THELMA RITCHIE DBA TALL OAKS HAIR STYLES , 1701.5 BROADWAY ST LA PORTE TX 77571-6507 Dear Property Owner, In .Texas, tangible personal property held or used for the production of income is subject to local property taxation by the various taxing units (counties, cities, school districts, etc.) in which the property has situs on January 1. The .Harris County Appraisal District is responsible for. appraising business personal property at_ its January 1 market value and for listing it in the appraisal records. Every year, the law requires owners of mousiness personal pro er to file a special. report, referred to as a rendifion, with the appraisal district. Rendltlon~e ps° ensure at all business personal property is fairly taxed at its January 1 market value. Rendered information, including original cost, .asset age,' and depreciation is used by the appraisal district in estimating the value of different asset types such as inventory, furniture & fixtures, machinery & equipment, computers, vehicles, vessels, aircraft, etc. Form 22.15 is generally used for personal property rendition, but special forms exist for vehicles, vessels, and aircraft If you have usmess personal prop~er~t ( in any taxing unit served by the Harris County Appraisal District, your 1997 ren ition must a Imo' with us after January 1 but no later than April 14. Automatic extensions oiling deadline are no longer permitted, but the chief appraiser may grant a single extension to April 30 if the property owner submits a written request establishing sufficient good cause. In addition to rendition of owned property, the law authorizes the chief appraiser to require a written report listing business personal property held on January 1 by lease, bailment, or other arrangement If your business or organization holds tangible personal property of this type, you are required to file both the report and your rendition by the April 14 deadline. All forms and instructions needed to file both a general personal property rendition and report of leased assets are enclosed with this letter. i he report of leased assets is included on Form 22.15. If taxable property isn't rendered or reported for 1997 and we fail to include it in the appraisal records, the property is considered to be "omitted" and is subject to back assessment, which can result in unexpected liability for taxes and interest. We want to administer the appraisal process in a fair and professional manner, which ensures that each property owner pays only his or her fair share of local property taxes. If you have any questions about personal property taxation or about how to complete the forms, please call our Information Center at 957-7800 or visit our offices at 2800 North Loop West in Houston. Sincerely, A ~ Jim Robinson, R.P.A. Chief Appraiser F 96358-007425E XEN01) NEV~.010 12.13-% OD.PW C~ Staff Report Zone Change Request #R97-001 February 20, 1997 Requested for: 1701 S. Broadway (Old Highway 146) which is further described by Harris County Appraisal District as Tracts 1-4; Block 1445; La Porte. Requested bX: Current Zoning: Requested Zoning: Ben Ritchie, property owner High Density Residential (R-3) Neighborhood Commercial (N.C.) Background: The size of the tracts in question are approximately 100' X 115'. There are currently three (3) buildings located on the property. A beauty shop, which was previously a veterinary clinic, is located in the brick veneer building at the front of Tracts 3,4. Also, there is a metal building located on the north side of the property. The third building, a metal building, located directly behind the beauty shop was once a dog kennel. The beauty shop and metal building were the original buildings on the property with the northern metal building added at a later date. Currently the R-3 zoning of the property allows maximum lot coverage of sixty percent (60%). However, a change to an N.C. zone would change the maximum lot coverage to only fifty percent (50%). The parking for these buildings is located across the front of the property with the street right-of--way providing the necessary maneuvering area. The current parking surface is not dust-free. Planning & Zoning 2/20/97 #R97-001 Page 2 of 5 • • The following outlines the zoning map history for this tract: • October. 1977 Zoning Map: Property was zoned "Commercial". • • • October. 1981 Zoning Map: Property was zoned "District C -Apartment & Commercial Use". January, 1987 Zoning Map: Property was zoned "High Density Residential - R-3". September. 1989 Zoning Map: Property remained "High Density Residential - R-3". The January 26, 1987 approval of Zoning Ordinance #1501 and the Zoning Map followed a several year study of the City. The comprehensive city-wide review of zoning districts resulted in a zone change for this and other properties throughout the City. (See Exhibit A). The January, 1987 Zoning Map was later updated on September 25, 1989 following the annexation of the Bay Mud Annexation. The Bay Mud Annexation and subsequent Zoning Map update did not affect the zoning of Mr. Ritchie's property since it was already within the City limits and was not part of the annexed area. The 1987 rezoning to R-3 followed Planning & Zoning Commission as well as City Council workshops and public hearings. Advertisement in the local newspaper and a city wide mail-out based on the Harris County Appraisal District tax roll was done to satisfy public hearing requirements. Any changes made followed review by and input from citizens, staff, Planning & Zoning Commission members and City Council. • • Planning & Zoning 2/20/97 #R97-001 Page 3 of 5 In acting upon a zone change request, the Planning and Zoning Commission and in turn, City Council, are charged to consider the following factors: • Was the current zoning designation reasonable when assigned? • Was any error made in the assignment of the current zoning? • Is the requested designation compatible with the intent and goals of the City's Comprehensive Plan? It is the burden of the applicant to demonstrate whether any of these criteria have been satisfied. Attachments were submitted along with the applicant's zone change request application. The first attachment listed was "Questions". To ensure that the questions are addressed, staff has incorporated his questions as part of this report. A response to each of the questions has been provided. This information has been provided on the following page. Planning & Zoning ~ • 2/20/97 #1197-001 Page 4 of 5 The following are questions from the applicant and answers to those questions: 1. Question from Ben Richie: "What can I do to stop the City from condemning all three buildings located on my property at 1701 South Broadway La Porte ? " • Answer: The City of La Porte has not condemned any of the buildings located at 1701 South Broadway. A condemnation could only occur if the buildings were endangering the public health, safety, or welfare of the general public. The applicant can continue to operate his business and even sell his property to someone to continue the same type of operation. The only issue that would need to address in the future is the 90 day abandonment section of the Zoning Ordinance. 2. Question from Ben Richie: "What can be done to have the zoning changed to Neighborhood Commercial ? " • Answer: The City of La Porte has accepted an application from Mr. Richie to have a public hearing for a zoning change. 3. Question from Ben Richie: "Why was the zoning changed without the City notifying the business owner of this change ? " • Answer: The City of La Porte did notify the Citizens of La Porte during its comprehensive planning process. The Comprehensive Plan and Zoning Ordinance was developed over a three plus years from 1983 to 1987. The City of La Porte held many public meetings during 1984 to 1987 in determining zoning districts. A massive public campaign with media coverage, neighborhood meetings, and business committees were held to develop a Comprehensive Plan for the future of La Porte. 4. Ouestion,from Ben Richie: "Why was the Zoning change made on only a few businesses? Why not all of Broadway (Odd 146) ? " • Answer: The zoning map for the entire City of La Porte was revised with an exhaustive and thorough review of future growth and development. All of Broadway (Old Hwy 146) as well as the rerst of the City was analyzed and assessed carefully as part of the City's Comprehensive Plan process. 5. Question from Ben Richie: "What authority does the members of the Old 146 Committee have that determines who can own and operate a business that has been established for more than 20 years. Does the Committee members work for a business? " • Answer: The Old Hwy 146 Committee does not have any authority over zoning regulations or who can own and operate a business. • Planning & Zoning 2/20/97 #R97-001 Page 5 of 5 LJ ose: The applicant seeks to rezone his property to N.C. The rezoning of the property to N. C. would allow businesses other than a beauty shop at this location. Examples of the business uses allowed in an N.C. zone would be drug stores, convenience stores, insurance offices, eating places, etc.. (See Exhibit B) Analysis: The land use of the properties adjoining Little Cedar Bayou is identified by the City's Comprehensive Plan as proposed "Open Space" . Open space includes landscaped open areas that are within the public domain; parks and trails constitute the majority of these types of land use. The City's Land Use Plan, which is not a hard line boundary map, shows a transition from "Public Uses to Residential" in the Little Cedar Bayou area. The current R-3 zoning conforms to the Land Use Plan. Conclusion: This request, if granted, would result in a tract 100' X 115' in size being rezoned from R-3 to N.C. while blocks east, west,north and south are zoned R-1 and R-3. (See Exhibit A) This is not in accordance with the City's Comprehensive Plan and could be construed as "spot zoning". In reviewing the applicant's request, staff does not find the requested N.C. zone is appropriate and the granting of Zone Change Request ~tR97-001 would not be in accordance with the City's Comprehensive Plan. • EXHIBITS 12 20 19 CF ~ 2 '~ 1 -0016 13 DA R 14 -0014 17 18 15 16 N.T 24 ~ 23 22 21-0017 13 20 14 19 15 -0013 18 16 17 EAST P STREET WEST P STREET 115' 32 32 2 31 31 30 3 30 29 _ 29 5 _ 28 -0026 2 6 27 1 6 7 _ 26 25 g 8 25 24 6 9 24 23 10 23 22 11 = 22 12 21 • 20 -0017 LOCATION OF P O P 18 R ERLY 17 17 Q STREET EAST Q STREET WEST 1 32 _ 1 32 2 -0038 31 -0034 2 31 3 =oooa 30 =ooai 3 v 30 4 -0040 29 - 3 4 9 05 28 g - 5 m 28 "" 00 (~ 27 -0030 6 d' 27 A ~ 26 -0026 7 ~' 26 8 25 =Does 8 25 ~ 9 -0002 24 9 24 ~ 10 23 -0029 10 23 44 11 -0037 22 -DO22 11 22 21 - 021 -0009 21 -0036 • • 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 ISIC Code #) ZONE CR NC GC `~~~}JN:~3..Vy~.~V~~}N.V~~yC4,r\~~V},,»N,#M: ~~iU.i~r~~~ qN!~?..[.~p/~yJ?)~Tf?TT]J~J~JMyN~}V'~~N?Y::::. y ~... .. • Cii~lJ' ~ ~ ~. L~i-i- t~V~tiR1~~~V....' y}' i. :;• t? ~:: x v: /~` + ' i . .. . jt . ~•`~:.. ,. . k}y. Y} i;{ ...:.' :LS~iY: .. iJil.. •TT:iyv "^'xifC+'•::: x:v'S.v: : {k9:}:,.. .k!' :. ?yy!!N,.'...... , .<' . . ,. psi c?i~ * .}}?::,~y .~ ..>, .:::.;::.:. .. .:... .. .;.: ~. ~ ... .:. ~ .... > .. ..: :.. ......, ................. . ~~ f ~ • ~ • • C .,:. :..: :s<: . : : P H:. ~ .. ... ~.... ,~ ;... v :. ~' .. •:?f•`•` mws. - xrsyyvr~;a rx.. , ~ : ....~ "'a : ~ me ... • . ..:. yX •;; !e~ tv{tttc3CkcN.aQ'~eeaeeicaie.:a`w'Ri.+:ia:'ci<'ti::~:eab`t'~kocii~'aw;eai ~ii~'~ri~+.'~:s:.::R.:4:i:,i:~e:'aa's'.~':: * .r.:~... ~: ~:ia:t C Agricultural service (076-078) * * P Amusements (791-799) * * P Amusements (792-794, 799) C * P iM<~((li+~ KK'~L'tAY:1i+Kt::ti::iiti KYSSU' t<iL:d tL: CNa i\' UG O 'Y.,' ~ ' J~~ O(~ ' 2'} : . . ( t J Ef t f ~-0GtCJCN33fwA vA 4:~i~d'A1<Mi~J6WGOF i .. CGe 'Y. C+ U : ( 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 constriction - general contractors (152-161) * * P Building construction - special trade contractors (171-179) * * P Building materials, garden supply (521-523, 526-527) * * P - 43 - • • USES (SIC Code #) ZONE . CR NC GC Business services (731,732,736-738) * * p Business services (7359) * * P (A, B, C, D) .. ~~;. •~. .}. .. {4iy `;:: :' 'i{.:<;;:hv <Jkldti~ dAt4%J 4'Yi'CK:~FG:t • ' ~ i ~ ` . , . . ^ . .. . • .; . Commercial amusement - adult, 5,000 feet from all schools, residences, * * p churches, parks, or other public buildings or uses Communications (481-489) * * p (<UY16~i0i!4Y .v..vw Credit agencies (611-616) * * p Dog Grooming * * p (H} .~ r. : .. .. .. .. v : ' • ~ ~ v ~ : /~ ?, vrvr . '!:r } xv {:f.SH.. . ~rfti •'i,'.:i}R:2:%<k:':;~:2 n,.p;.: v}wv•• ~::A:,• Ti rwn ~tii4 :vY:v ?riiLL4iC 4i ~4 i Q ' ' ~-, A ' r ti ~triii : i•. i •:4iir~UvViiR4~ivhn:+ fi'F iGVJR::AWQGi30F xk~GO4kLwwNf'4 ...:iCQ•iP"n1-0wYivwti{4:C w i .ro: ~~t'~~'~~~ * `hv P Eating & drinking places (5813) C * p ..., .:.:........:•.~,.,w.. Ems:.. ..,... .. ..; ~ ~~Y:,r~> H:: ••4Y,.!M.\4Y?i]i~.n.M}}}pp~yy}?X4. N:YX{?MN~CV ~'r -'.'.Y:}}:L} x: .: f •.•F..•.': `.`fi~eovo.. Y.R;:.•oY.t,."ces•M,:.,»xi ~ ................$::..;....... ;. :. _ ... ~~~' >::::}}}R:;:::.v,:i::.ti::•.':.:;:::r•,.,,yk J~ foaYcO.~x A6.v' ~.~• ~:::o' .:: x. t:.,;;<.o>} :.T ~ :'L \:{;i4{:::: . : :} vt;:GV,te \ Y t ~ V> \Y W ' P . , . : {y j\\{{fb\ . ) \ , lY t .i+iiv ~~ ~~ yy ~~ ~~ )) ~ yr~ ~'^ /~~+~ ~ i ~ ~ y1ii~.~:;.y'iii'~"•~~::ti `~,~+it:.VN~~iv.~.~it:' '..~'.'~~~.V•~iii[:+:v...n . ..... ... ~ ..:... ojv;. :::::::. .. .::K.;?::::..;:2 •:::•}: ~. •}:ri:Y::u:.}82:4;}_...._ }:i .,. ..,. :82;i+g::2?R};;;:. ....... M1, . }: .} ... .n}•:.: Food stores, general (541,542,544,545,549) * * p Freestanding on premise signs See Section 10-1000 Governmental and public utility buildings (911-922,9631,4311) C * p ~~c?»;.~...:,..,,.~:='<f`<`_>>~: ~ e:~al=le~:;:sto~es .: ..: .. ..... . v .. ;.... .. : : . .. •.... • . . . . : ; , , i . .. r. wt xnrvMn .... v .~ :. .::.. 1. .. ... ............ ........ ... ...• ~ fix ii•}}}}}}}ii:}i ' ' :: : .. . ri.N~f:2r}!'F~i:i}i};}: .r..... Home furnishing stores (571-573) * * p - 44 - • • USES (SIC Code #) ZONE CR NC GC Hotels and motels (701,701,.7032,704) C * p Hospitals, laboratories (806-809) * * p ce.: ~e~~:;:esa:r~`:~~. ~.~.. ~......., :.:: r•>;{ r "" +.' l!'A':::::}r~...i;:>.i: `3 rl .~ti;:~:~ f r^ : vr.v 4: V a r t ~ •• '~ ~ . ?n ; v ai , ~ 4 . n_ .,~.yh!{y f{yj . ¢ti :.: .y :.:; ,t;Y{J`n'::. :,',n .:. t:.y i .. { ~:::...:. ' ~ ' 1~ff :~~ ~' . . P 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 -:.:rvr:. . ;:. ..:..;n .. :. * . . -: ;:.. ..:.: :.:, ..x...r. P r ~.~~fv ..-,.~..r: ~~.r :.. .:. .N ,. .. .. .::.. ..:::..:.:~«:::~ ...... :r, ':~.. r r:,.. :. .<r:. <... . ~~`~~~~ ... ~x:::~~w;.~ .... :::: :::.... Misc. shopping (5995,5999) C * * Motion picture theaters (7832) * * P Museums, art galleries (841-842) C * P 'i rnr L Y~ * .... vr. x r rr.n..s nn.r.. x. xr n rx v ......:.:84:4:.u2r v..-..~ .r......... Passenger transportation (411-415) * * p Fe~soz~a3 ~e'i~s.E~s: ~~~.~. '~'23~~'s..'~~2r~7R~ J * P P ~~ ~az3~g- ~~ ~~ac~tia~~ C F _.. .. P R~zaEdtt~t~„t. ~i~aEbcgr '~ `~ ~acih ~'~ea~zag ..,.. ..,..n ,,,..... Repair services (7699) (Except Tank * * P Truck Cleaning) ~y.''J..~~. rri".ir:t~•.:ii:r..rhHyjtA\+,A'i<\TK':v..~v._?r ABL6.i~~ ~~~~.ag ~~~~~: ;~::::,. .r.... .. ....: .... ' .:: .. .. P - 45 - CJ • USES ISIC Code #) ZONE CR NC GC +t;{;{1Y\rCt}}'~A::i{xt: 'mr+rttm•••• ',t ~. l:rttrfi+'~ !~,~~~,,~~i~w :'~j~ ry,~,....,.,xt eyy,..~: yea .. ~~~` RC.W~ii:•~~~''~rt0~g:~J:+~~~,'• i~6Wt. L~Qiii4i V' • ~ ' : " ' ~ ...... }~ _.v . •;SA, +k :,: ~i,,%?:may . :: ~ :. ..A:v •':: ;}; yr vv;YY'~.'.r:i;{:v;;:j: Y• V.:A,vh;t: ;.. .. :: > Y, Securities and insurance (621-639) * * p Service stations (554) * * P Service stations excluding truck stops (554) C * P . .... ;~~ . ..: ......:......:... ~r~~ •~~ .~ .... 4: • : ~: : 't .. •..• ::.. :: .. . . .... :MA 0008MWdtNhvritiK6pdRjtM'ttA\,h;E~ •. uu 4n<C40SP'..~,Wa64G[;,YiGi~4:[i~<vWt~1Y.:f+Ct • ...• ..• ;. .::: .. .i ~. }:tit},: P :.:. .. dCM'G%C{t+.,Q<+titK2[iK06ttOKK"2~' 'te~(+~}k 'yili 40F t l~ ` p{, . ~ :1 J ~EOfk~WYi~WtKittl2:t?i'iYSt~;, .4i[df~tt8 .•....... •'h ili, .ry j.N.....'..')x:M';: ~i~i.~..~i~..'~`.;H^~iCC.Y nwlltN.x.•. :.~p~~[~~...,~:~:,J,.!{. ~t~ii~.YYf •:.v t ` +~r^:aucmaa«%iii'riivaactY:iz::dN2t:::icecai:..a.::.: h ,, i M»rr. - ........ .. .; •: .... r ..:r-~r.~.~+.??ea7rrr~,~m„A,ar~yarnar ,. ~• ~ ... . ........ ..:,. ... x~bw+.\2~ittYLiitlRa... :' ...."..' ~ri~?~r: ........ ......:....;M1 U Y.v..HMYa(fMJKKK[Ott«:;:tGtNdtitiUt~?.::+.~OOtt;,'::'<1nt:~L'Yi:Yi:: C ~n:.., ..{:., wi. ~•: ... P ~'~!/~~y~ :. v ~rv!~~YKSiye. :~~: .:.;:.: 3 ~~ ~~i~: ~~~i~M i ~ I •YC :!U!Jti%<rviAYti.Y!!L +~J~t•'j'~i' `~~~~ t• ... :.. :v: :: • : , _ . . ; Y6<3<it4?fti04(t1~4?LkR+!An'0.t\Yt?;yv45'[;3I+%?4::~9'{+j(rRLJ~~%ditifdSCN.~inriff(t:tiwtitiivti i~~witt(; j:~Q}i:L . . n, .: Outdoor sales as a Primary or * * Accessory use P(C,G) Outdoor storage as an Accessory Use C * p($) Outdoor storage as a Primary Use C * C ,v; Cf};:~tL}4•wwv}Yil/,•4? }T+~? +Rn}%nv,~nx•~{yn. lii~irixw•i::4i}ei' rmrmirirv"+w.tiLiitS::v'iCti4riv'••::CLfr /: •x:.v.'Y~fi}}~'f.~Yfi5Y1W..•iii}yri } yl .:•~~~k'r.. N Y , T!?t ...viii: • ~~ ~~ ~ ~ ~ y .tnvi.~%in';4iii:~::'i}i:;~.ti{:i: i... ~'.: iv:~iitit~i ii:.v:•.T.~. ` ~j~:Y .:.::.~ C • •4 vQM.\,`.:!rxry:r{~ix~~x;;~.•in~[.~: x~.x•.w xZe~.:'.: .~,,;~;i;i;;;;ti;;;;t„tiiitKtt;<;~Li;i;;, C ~ C ...... .. ~ ...<.. .r~r....~rrrr<;v,... ~m~ ~~aza ~~. ~~~ea~~. ~'S.r~.+~ bc~~: ._ .... C >C .. ... C •.?,.i:>ii ii';;x: n;.u•.i: y:::+.;iii;iiiii}}:•}.(:?'F,.•`:•H:isir}:::.~'';::::_:{.iiii::::...:"{.i i_yrpy}i+; ,.•.;..... C ,.. .,, :.. .......::.: ,.,,. :C C 6-401 InterAretation and Enforcement Property uses, except as provided for by Section 6-400, Table A, are prohibited and constitute a violation of this ordinance. - 46 - • • STAFF OVERVIEW AND PRESENTATION OF PROPOSED TEXAS IMPORT/EXPORT INDUSTRIAL PARK • • Proposed Texas Import/Export Industrial Park Overview• The following development proposal spans many critical Comprehensive Plan issues. If this plan were approved, it would represent a major policy shift from the Comprehensive Plan. The purpose of this presentation is to give Staff and the Planning & Zoning Commission a greater understanding of the possible development of more than 250 acres of land within the City of La Porte. A careful analysis of the impact of the project on the community versus the benefit would need to be developed before Staff could recommend in favor or against a project of this kind. Staff does not have any recommendations at this time. The following description was developed by the Developer and is intended for information purposes only. I think we should ask as many questions as possible during this presentation. Description of Project: Brief of Develocers Summary) The Texas Import/Export Industrial Park is a project presently in the planning stage by the current owners of the property. The proposed development would occupy 252 acres north of Mc Cabe Road between State Highway 146 and the Bayport Industrial District. The Development would be a mixed use industrial park which would include warehousing, packaging, office and retail with related transportation infrastructure of rail and connecting roads. The total projected development costs over the next 5 years will be approximately $200,000,000. The westerly 87 acres of the development adjoining the Bayport Industrial District and the existing Union Pacific rail line would be developed into a rail and truck handling area with related support facilities. This transportation infrastructure would include an area for the storage of a 1,000 to 1,500 rail cars transloading facilities for movement of products to the trucks. On the east side of Powell Road dock high warehouse and packaging buildings would be constructed in acampus-type setting. These structures would be of architectural concrete design situated in a well landscaped, esthetically pleasing surrounding with a plan and design for the total development which would present an architectural continuity between structures. This area would accommodate approximately 2.5 million square feet of warehouse and packaging space and require an approximately $90,000,000 investment. The remaining 20 acres adjoining State Highway 146 and Mc Cabe Road would be developed into offices and retail complexes which would accommodate the needs of the adjoining area facilities when fully developed. The transportation infrastructure including rail, streets, sound abatement, landscaping, and Phase I streets and connecting roads for the warehouse development would be completed within 18 months of the start of construction, projected for completion during the 4th quarter of 1998. It is also projected that the warehouse and packaging facilities would be constructed and occupied at a rate of 500,000 square feet per year thereafter. Office and retail construction would begin approximately 12 months after initial construction begins and can be completed within a 4 year period. The total project would be completed within a 5 year time frame. importation Infrastructure Warebousin~ Packaging Office Retail Total Useable Area (Million Sq. Ft.): Year 1999 3.80 0.05 Year 2000 0.05 0.25 Year 2001 0.05 0.25 Year 2002 0.05 0.25 Year 2003 0.05 0.25 Total 3.80 2.50 1.00 7.30 Investment ($1000): Year 1999 $ 40,000 $ 17,400 $ 57,400 Year 2000 $ 17,400 $ 17,500 $ 34,900 Year 2001 $ 17,400 $ 17,500 $ 34,900 Year 2002 $ 17,400 $ 17,500 $ 34,900 Year 2003 $ 17,400 $ 17,500 $ 34,900 Total $ 40,000 $ 87,000 $ 70,000 $197,000 La Porte Annual Tax Revenue: Year 1999 $ 407,540 Year 2000 $ 655,330 Year 2001 $903,120 Year 2002 $1,150,910 Year 2003 $1,398,700 Jobs Created: Year 1999 300 100 400 Year 2000 100 250 350 Year 2001 100 250 350 Year 2002 100 250 350 Year 2003 100 250 350 Total 300 500 1,000 1, 800 Full Development: Investment $197,000,000 La Porte Annual Tax Revenue $ 1,398,700 Jobs Created 1800 . From: Dean B Tnilt To: Ouy Rankin • Data: 2HU97 Time:15~~14 • CENTER LAND COMPANY, INC. 6636 Channel View Court gancho Palos Verdes, CA 90276 2!11197 FAX TRANSMISSION From: Dean B Truitt To: (:uv Rankin T.s Porte. City of P.O. Boa 1116 La Porte, TX 1-?13-471-7168 Page 1 of S Phone: (310) 644-ti77? Faa: (310) 644-6780 Attached is a draft of the presentation for the Feb 20,1997 P&Z meei3ng for the Texas Import/F~cport Industrial Park. Please make any suggestions you feel necessary and FAX to me for changes to the final form. Guy requested the summary contain 2 pages, sorry, I overran a I'tttle. Guy please mark the portions you believe unnecessary. Thanks Dean T . ~rorte Dean B Tnilt Ta fiuy RanltYt • Date: 2H U87 Time:15~Z57 • Pape 2 0! 5 Proposed Tezaa Import/Eaport Industrial Park Project Description: The Texas ImportlExport Industrial Park is a project presently in the planning stage by the carrent owners of the property (the Haynsworth Group) and Center Land Company. The proposed development would occupy 252 acres north of McCabe Road between State Highway 146 and the Bayport Industrial District. La Porte is the home to some of the nation's largest chemical and plastics manufacturing facilities. As these industries grow and prosper, creating jobs and opportunities for the whole region, there is a continuing need for additional warehousing distribution, packaging and transportation infrastructure. This mixed use industrial park would include warehousing, packaging, office and retail with related transportation infrastructure of rail and connecting roads. The total projected development cysts over the next 6 years will be approximately $200,000,000. Plastics and che**+~ca1a produced in the LaPorte area plants provide an opportunity for this area to participate in the benefits of investments, jobs, and related tax revenues required for the marketing, handling, distribution and re- packaging of these products. The westerly 8? acres of the development adjoining the Bayport Industrial District and the existing Union Pacific rail line would be developed into a rail and trucking handling area with related support facilitates. Most of the products produced in this area are loaded on rail to be shipped to their destinations. This transportation infrastructure would include an area for the storage of a 1,000 to 1, 500 rail cars and transloading facilities for movement of products to the trucks. The development would also include the upgrading of Powell Road south to McCabe Road designed for the required capacity of the facility. The trucking and rail handling area would be separated by sound abatement structures and landscaping on the west side of Powell Road. On the east side of Powell Road dock high warehouse and packaging buildings would be constructed in a campus-type setting. These structures would be of architectural concrete design situated in a well landscaped, esthetically pleasing surrounding with a plan and design for the total development which would present an architectural continuity between structures. This area would accommodate From: Dean B Tna'N Ta O~y Ranker • Data ?M119T Tune: 15:54:05 • P+ga 3 of S approximately 2.5 million square feet of warehouse and packaging space and require an approximately $90,000,000 investment. The remaining 20 acres adjoining State Highway 146 and McCabe Road would be developed into offices and retail c~omple$es which would accommodate the needs of the adjoining area facilities when frilly developed. Again, there would be a coordination with the development of the retail and office facilities to positively accentuate the common architectural themes presented by warehousing and distribution facilities. Time Frame: The transportation infrastructure including rail, streets, sound abatement, landscaping, Phase 1 streets and connecting roads for the warehouse development would be completed within 18 months of the state of construction, projected $or completion during the 4~ quarter of 1998. It is also projected that the warehouse and packaging facilities would be constructed and occupied at a rate of 500,000 square feet per year thereafter. The complete development of the warehouse and packaging should be completed within a 5 year period. Office and retail construction would begin approximately 12 months after initial construction begins and can be completed within a 4 year period. It is therefore projected that the total project would be completed within a 6 year time frame. Community Impact: The impact of this project goes far beyond the investment, jobs, and development of the 252 acres. The existing petrochemical and plastic industry located in this area needs these facilities to accommodate its continuing growth and prosperity. VPith the current overcrowding and congestion and lack of the orderly movement and distribution of products, the industries growth is limited. This condition would ultimately limit the opportunities and prosperity which could be experienced by the La Porte area It is difficult to project, or quantify, the positive indirect impact of this project. The following summary projects investments, jobs, and tax revenue related to the direct development on the 252 acre site: 2 Frorrc Dan a TniN Ta Otgr Rankin • Useable Area (Million Sq Ft): Year 1999 Yeaz 2000 Yeaz 2001 Yeaz 2002 Year 2003 Total Investment ($1000): Year 1999 Year 2000 Yeaz 2001 Yeaz 2002 Year 2003 Total t.a Porte Annual Tax Revenue: Year 1999 Yeaz 2000 Year 2001 Year 2002 Yeaz 2003 Jobs Created: Year 1999 Yeaz 2000 Year 2001 Yeaz 2002 Year 2003 Total Full f3evelopment: Investment La Porte Annual Tax Revenue Jobs Created Data 2h1 U8T Tbne:15~5:07 • Pape 4 0( S Transportation Wazehousing! Office Total Infrastructure Packaging Retail 3.80 0.50 0.50 0.25 0.50 0.25 0.50 0.25 0.50 0.25 3.80 2.50 1.00 7.30 $40,000 $17,400 $57,400 $17,400 $17,500 $34,900 $17,400 $17,500 $34,900 x17,400 517,500 $34,800 $17,400 $17,500 $34,900 $40,000 387.000 $70,000 5197,000 3407,540 $665,330 $903,120 $1,150,910 $1,398,70D 300 100 400 100 250 350 100 250 350 100 250 350 100 250 350 300 500 1,000 1,800 $197,000,000 $1,398,700 1,800 3 ,~ From: Doan B TrniH Ta Quy Rankin • Date: 2HU8T Tima:15~k47 • Pape 5 of 5 Planning for Belated Truck and Car Tra~a: The raiUtruck transloading, warehousing; and distribution will create additional truck and car traffic on Powell Road. The project design calls for the upgrading of Powell Road with multi-lane design fur high volume truck and car traffic. Powell Road and McCabe Road would be designed to accommodate this project at its full development. Also, all traffic would be routed south on Powell Road to McCabe Road and exiting McCabe Road and onto State Highway 146. The design would be such that there would be no increase in traffic at the intersection of Powell Road and Fairmont Parkway. The rail traffic malting a northlsouth crossing of Fairmont Parkway would be favorably impacted in that trains coming and going from the Bayport plants would have free movement into and out of the industrial areas without being slowed by congestion and present inadequate rail facilities. All production from these plants and the related incoming raw materials are currently handled on rail, and therefore, the quantity of rail traffic crossing Fairmont Parkway would not be increased by the proposed industrial park. However, it will be accommodated in a way which would have less impact at the grade croasing point. 4 . ~ • CBS O6'31'4fi" W 0-07'^,5.00.. R•5C :.40' L=tC5E.32' CL• 1055.65' N Orca,'tE" W .w~ :y~r.~~rr .~P'~_-~A _ _ -_ -_ -__ _ _ - __ _ ~ .p4,6 w 2,t7gz ~ ~, ,- ,~~~0~~,G~~, , __ ; ,-,, . ~R~ ~GE~ u. -~. ~~ ~ ,-~ ' T~ N 0:25'31" w ~~ ~~ ~~ ~~~- S 141.55' _.µ 975E 39" w. aE0.f9' rRYISC04-Ix0 c ., ~ i~ S 03':9'21•. E a46.bf' i raCILRY ~ • P4CN6(Atl6 OFfICC ~a~~•,• N 03'2921" W en267 N 0756'39" w 100.00' r4EartY W 49177 ~ ~ N 1QOi 16~ C PR~SE-'--' PRNItE RO.D e ptCRK00P+ e r4Cilltt ~ ~ 150' BUFFER / IgNDSCAPE AREA , i ~ /.. ., ~ >, ,~, ._ . e - y .,~ i. .. (16M 'i1RE`-" (t0 & xnOPmCO Nx0 WGRNMD 1 '~ Powcu eoP: ~ w 3811.64 N 0756'79' >: ~ A I ~~1 o e I o I yl[N MEN -ITiRICUrIRA ppCN R1Gx VISrYtBUrVM VeREM]1SC U e ~ pOEK NI4M pISiRIBUr10x WCxOUSE U.I IS~m I VIAREIWSCpV I~0.CIWSE 1 g I~~s"I =W e ~ I o~~ I iRUCP- COURT REtu~ ~e`" r ~~ I ; i I ~ I=._ o N; 1O r ce ~I~a~I~ oa s N. ~ ~ ~ y1S2gt~it ~ 4 ; W I `I n ~~fC4 j~ la I -' ~N N`GN I p~tStRl%J*IOn PPOPOSrO 50 ROw. n I ~ I 00[,. vlrM -tSiRI9U1tOn I VePExPl3E I pIS!RtTIr10N V4RCxWISE I-~ WEIO.ISC ~~= N~ ~ I; I ~ I ,.. ~ I . / I~. ~--~~ wOPOSEO 50' RO e. .-- ~~ S ~C'26'... .0 M 668 g8. STATE AW}, 146 i ~ ~. ®li ~ ( ~~ ~ t 6; G ally ~ 2~ M' LOCATION ~~ PROJECT `` 'law 1 it \ i VICINITY MAP tae aP seo-P I j}y( .A/pxyy'pj~j'fy,"„` ~~T.p`y"^~ y~(.'!1 ~ p'tiCE i VW[AgUSE i Orr1R i V4RCIGUSC CB=S OB'44'IE" W (~ o-z7~z4'zfi" ~ R•5557.2E' ~ , L=226E." CL• 2253.00' SKETCH PLAN STATE HMY. 146 - N q I I I~ 1 ~ i ~u c I I [ ~~ ~ ~" •~ !J' 252.9?1? ACRES OUT OF THREE TRACTS OF LA\D GEORGE B. 1IcKINSTRY LEAGE, :~-4 r WILLIAM P. HARRIS SURVEY, A-30 JOHNSON HLNTER SURVEY, :~-35 HARRIS COUNTY , TEXAS JANUARY, 1991 ~~ I orncE ~ v.xwusE I, L.~.. 2 R91 NL::S IC/llm 25 C.i EYKOx C;nflRliwN r. x. v_-.960 F.C. 162-St-tGOS x.000 V P. r _ _~~ - ~. w b. N 0726'31" W 214.17 fR1ENDSMO ooze. w ~~x OSt2i C O-.R.A '9 0 e z ~N e ~ ttY1WUEPR COUP/W+ Isb.ws so. n! G.C. N-26-Oe'W 1 3 .fi7_- I <e8 ' ~4€ II I ~~li ~~_ I Nis ~, /~ \1 ~~~ 1 // \i I V -~, ~./ /~, OrrtCE / vWE'3>SE I 5D' eU4ER 1ANDSCA~E AREA (NERGREENS` 5 OTS' S8" E t926.a0' ~_~ SCALE: 1' _ .00' _~~ ~SOR CDNSULTING ENGINEEP.S, INC lil ILU LYC srew6. tees 7fsee AROxE Ezell 9so-s>et ru Izell sw-txPf eoP x. luc srRm u wRr. fvas nsYl P90ht Imll IYO-290e ru Izeq sso-mr ~~, name. d:~96ae1~cnD~Exwer City of La Porte Planning and Zoning Commission Public Hearing February 20, 1997 Any person wishing to speak in.FAVOR{°of any item being considered by this Commission, please indicate below by: A. Printed Name B. Signature C. Item In Favor Of 1. A. A\~e~~ 'E .~e.~n~n~ S o v~ J~ B 2. 3~ 4. B B B C. ~(-`~ ~- Qa I c. ~ ~7 -do / C. ~ ~' .7 r,l_ O~ :~ 1 ~" ~/ 1 6. A. 7. A. 8. A. 9. A. 10. A. 11. A. 12. A. 13. A. B. B. B. B. B. B. B. B. C. C. C. C. C. C. C. C. City of La Porte Planning and Zoning Commission Public Hearing February 20, 1997 Any person wishing to speak in OP~Q~1~6011~bf any item being considered by this Commission, please indicate below by: A. Printed Name B. Sig nature C. Item Being Opposed ;~ ( ~ a • 2. A. B. C, 3. A. B. C. 4. A. B. C. 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. City of La Porte Planning and Zoning Commission Public Hearing February 20, 1997 Any person wishing to speak irs-~of any item being considered by this Commission, please indicate below by: A. Printed Name B. Signature C. Item In Favor Of 1. A. ~\~e~c ~ ,~ehr1~ S o v~ ~ ~r B. 2. 3. -p , .-{-(V Jlti4 +..2~kfAt-Sf 4. B. B. B. r / r 6. A. B. c. t~ - ~7 - d ~ ~ c. -~ ~- as I c.~-~`7-c>~~ 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. City of La Porte Planning and Zoning Commission Public Hearing February 20, 1997 Any person wishing to speak in f any item being considered by this Commission, please indicate below by: A. Printed Name B. Signature C. Item Being Opposed 2. A. B. C. 3. A. B. C. 4. A. B. C. 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.