HomeMy WebLinkAbout11-16-2000 Regular Meeing and Public Hearing of the La Porte Planning and Zoning Commission•
Minutes of the Meeting
Members Present:
Members Absent:
PLANNING AND ZONING COMMISSION
MINUTES OF NOVEMBER 16, 2000
Betty Waters; Melton Wolters, Dottie Kaminski, Hal Lawler, Ross Morris,
Ralph Dorsett, Pamela Baldwin
City Staff Present: Director of
Armstrong,
Peggy Lee
I. CALL TO ORDER.
Planning Doug Kneupper, Assistant City Attorney John
Planning Coordinator Masood Malik, Planning Secretary
Meeting called to order by Chairperson Waters at 6:05 PM.
If. APPROVE MINUTES OF THE SEPTEMBER 21, 2000, REGULAR MEETING AND PUBLIC
HEARING.
Motion by Ross Morris to approve the Minutes for September 21, 2000. Motion
seconded by Ralph Dorsett. The motion carried with all in favor.
III. OPEN PUBLIC HEARING.
Chairperson Waters opened the Public Hearing at 6:05 PM.
A. DISCUSS SPECIAL CONDITIONAL USE PERMIT #SC000-002, REQUESTED FOR
PROPERTY LOCATED IN THE 300 BLOCK OF NORTH 16TH STREET. THE
APPLICANT IS SEEKING A PERMIT TO SET UP A FUEL QUALITY TESTING
FACILITY IN A LIGHT INDUSTRIAL (L.I.) ZONE.
Planning Coordinator Masood Malik presented an overview of Alfred Barry's
request for a Special Conditional Use Permit. Mr. Barry, of DNV Petroleum
Services, intends to operate a fuel quality testing business at 320 N. 16"
Street.
Mr. Malik noted that on July 12, 1999, a special conditional use permit was
granted to Alliance Recovery Services to operate a business at this same
location, however, Alliance never followed through with their permit.
Seven notices of public hearing were mailed to property owners surrounding
the area in question. The City received one response favoring the request.
Staff recommended approval of SC000-002 with conditions.
1. PROPONENTS
The applicant, Alfred Barry, talked about the history of the
company and described activities that will be conducted at the
site. Testing will be performed on diesel and heavy fuel oils,
r • •
Planning and Zoning Commission
Minutes of November 16, 2000
Page 2
which will be brought in from marine vessels. He noted they
would meet or exceed OSHA regulations.
Mr. Barry answered questions from the Commission.
2. OPPONENTS
No opposition was presented.
IV. CLOSE PUBLIC HEARING.
Chairperson Waters closed the Public Hearing at 6:22 P.M.
V. CONSIDER A RECOMMENDATION TO CITY COUNCIL REGARDING SPECIAL
CONDITIONAL USE PERMIT #SC000-002.
Motion by Ralph Dorsett to recommend City Council approval of Special Conditional
Use Permit #SC000-002 with the following conditions:
1. A minor development site plan, prepared in accordance with the requirements
of Development Ordinance 1444, shall be submitted for review and approval by
the City.
2. Landscaping of parking lot improvements shall be required.
3. The applicant shall pay public hearing costs.
Motion seconded by Melton Wolters. The motion carried with all in favor.
Vl. STAFF REPORTS
Mr. Malik briefly spoke about the following:
➢ Highlights Report - Showing major developments and significant events over the
last several months. (Included in packet)
➢ HGAC Planning Commission Workshop - Dec 4, 2000 - Anyone interested in
attending should contact Peggy Lee.
➢ Texas Annual Planning Association Conference - Dallas, TX - Nov. 1-3, attended
by Betty Waters, Dottie Kaminski, Ross Morris, Doug Kneupper, and Masood
Malik.
Chairperson Waters spoke about the Texas APA Conference, recently attended by
several staff and Commission Members.
Planning Director Doug Kneupper updated the' Commission on the Comprehensive Plan
Update and the Northside Neighborhood Plan.
VII. ADJOURN
Chairperson Waters adjourned the meeting at 6:30 PM.
Planning and Zoning Commission
Minutes of November 16, 2000
Page 3
Respectfully submitted,
Peggy
Planning atdZon'ing Commission Secretary
Approved on this /L day of , 2A8A-
Z 7 Y-'- , � 161�
B aters
Planning and Zoning Commission Chairperson
•
Special Conditional Use
Permit #SCU 01-001
Exhibits
1. Staff Report
2. Vicinity Map
I Letter from P&O
4. Public Notice Response
5. Special Conditional Use Permit
6. General Plan
•
Staff Report P & O Cold Logistics
General Plan
and
Special Conditional Use Permit #SCU 01-001
February 15, 2001
Request: Approval of a General Plan for 32.6970 acre tract and Special Conditional
Use Permit for Phase 2 (2.5 ac.)
Requested By: Environmental Structures, Inc. &
Bob DE Villez, Vice President
P & O Cold Logistics
Requested For: A 32.6970 acres out of the Johnson Hunter Survey, Abstract 35, Harris
County, Texas also being Lots 1 through 16 in Blocks 415, 420 and 438,
Lots 1 through 32 of Blocks 416, 417, 418, 419, 432, 433, 434 and 435
according to the Map of LaPorte, Texas recorded in Volume 83, page 345 of
the Deed Records of Harris County; and all of Block 980 according to the
Map of LaPorte, Texas recorded in Volume 1, page 27 of the Map Records
of Harris County, Texas.
Present Zoning: Entire 32.7-acre tract includes Planned Unit Development (P.U.D.) Business
Industrial (BI), and Mid Density Residential (R 2). Warehouse expansion is
within P.U.D.
Requested Use: Storage Warehouse expansion in Planned Unit Development (P.U.D)
Background: This property is located near the southeast quadrant of North Broadway (Old
Hwy. 146) and Barbours Cut Boulevard. The facility was previously known
as International Cargo Network (ICN), a major cargo distribution center in
East Harris County, Texas.
On August 17, 1989, the Planning and Zoning Commission considered
approval of the Rezone Request #R89-005. The request asked for the
rezoning of Blocks 416, 417, 418, and 419; La Porte tracts; bounded by
North Broadway on the west, East Madison on the north, East Adams on the
south and an abandoned Southern Pacific rail spur on the east, to Planned
Unit Development (P.U.D). After taking comments and questions, the
Commission recommended approval to the City Council.
P&O Cold Logistics • •
2/15/01 P&Z
Page 2 of 4
The City Council at its September 11, 1989 meeting, passed and approved
Ordinance 1501-K, which authorized the P.U.D. zoning of the said property
with an underlying Commercial/Industrial land use for this area. This
designation was found to be compatible with the goals and objectives of the
Comprehensive Plan.
A Special Conditional Use Permit #SCU90-002 was then approved by the
City on_ April 9, 1990 for the development of International Cargo Network at
502 North Broadway with the following conditions in place:
i) A driveway entrance width shall be minimum of thirty (30) feet
along.Barbours Cut Boulevard.
ii) A utility easement of twenty (20) feet in width for a distance of 1,340
feet to the property corner located at North Broadway and . the
southern boundary of the North "E" Street right-of-way, shall be
dedicated to the City of LaPorte.
iii) A landscape setback area thirty (30) feet in width shall be developed
along the southern and eastern sides of the area.
All these conditions have been met for the previous SCUP.
The current owner, P & O Cold Logistics, a major food service distribution
company, which will serve as its central distribution point for the Texas area,
is proposing a 65,061 square foot cold storage/warehouse addition to its
present 155,657 square foot facility. The development in a PUD zoning
district requires that an application for a General Plan shall be filed and
processed simultaneously with the Special Conditional Use Permit (for the
proposed phase 2 of the development). Upon approval of the General Plan
and SCUP, the applicant would be authorized to submit a Major
Development Site Plan.
Analysis: In addition to performance standards, there are a number of development
standards that are specified by the Zoning Ordinance. These standards are
applicable to all P.U.D. developments. Section 106-659- of the Code of
Ordinances establishes the following criteria for review of the development
projects within a P.U.D. zoning district:
Uses — Review of the City's updated Land Use Plan indicates that the area
for this expansion is envisioned as a Commercial/Industrial use. The first
phase was completed in 1991. In the first phase, there is a large cargo
building with existing loading docks as well as a rail spur for the flow of
goods. The existing building and truck parking/employee parking areas are
built in the BI and PUD zoned area. The detention pond and setback areas
are located in an R 2 zone. There is plenty of freight parking on existing
concrete pavement to the east of the building. The proposed phase two is an
expansion of existing storage/warehouse building. The proposed addition
will consist of multi temperature freezer storage areas with static storage
racks. As per project description, it is designed to house refrigerated shipping
P&O Cold Logistics • •
2/15/01 P&Z
Page 3 of 4
and receiving docks and deslatting areas. A computerized central ammonia
refrigeration system is proposed for the facility. The system is subject to
comply with the State and the City's Codes.
The proposed design also includes two penthouses on the roof, located near
the center of each cold storage room. These penthouses contain the
refrigeration heat exchanger (evaporators) equipment. The evaporators are
the system components that circulate air and extract heat from the
refrigerated spaces. The evaporators are equipped with fans to provide
circulation of cold air throughout the refrigerated rooms.
The proposed overall height at the ridge of the building is 45ft. It includes
two small penthouse structures near the ridgeline, approximately 960 sq.ft.,
(3% of the total building), is minimal in comparison to the overall size of the
building. The top of the penthouse is approximately 12ft. above the height of
the proposed roofline. These penthouses are mechanical in nature (non -
habitable area) and are in compliance with Section 106-772 of the Code of
Ordinances.
Streets - All streets and alleys within the boundaries of this development
have been closed by the City Ordinance # 1693, 1694, and 1694 A. Being
located near the corner of North Broadway (Old Hwy. 146) and Barbours
Cut Boulevard, it provides more than adequate accessibility for circulation of
traffic. The main access to phase 1 is along N. Broadway, where another
access to phase 2 is proposed for this development. As shown on the General
Plan, there is an access of 30 ft. wide to the north along Barbours Cut
Boulevard. However, North Broadway with 100-ft. right-of-way should
easily accommodate the traffic generated by this development.
There are numerous times when trucks (tractor/trailer rigs) are parked in
front of the existing warehouse facility along the shoulders of N. Broadway.
This item was discussed with other staff members from different
departments with the consensus being that most of the parked trucks are
associated with the warehouse facility. This item has been discussed with the
applicants and they have provided a letter (copy attached) stating their
proposed actions to alleviate this problem. It is staff's recommendation that
an appropriate on -site refuge be provided to keep these trucks from parking
on the side of the road. The applicant's proposed remedy of NO PARKING
signs along N. Broadway will help but will not solve this problem. If the
trucks do not have a proper place to park on -site, they could end up parking
at another inappropriate location.
Topography — This area is relatively flat and stable and should not be an
obstacle to this type of development.
Utilities and Drainage - There is a sufficient water distribution facility in
the area to supply potable and fire protection to this proposed addition of the
development. The developer has proposed a dry pipe sprinkler protection
system for the proposed building. This dry pipe or double -interlock preaction
P&O Cold Logistics • •
2/15/01 P&Z
Page 4 of 4
system and large drop ceiling sprinklers will be subject to the Fire Marshal's
approval. An existing detention basin is to the east of the proposed
development. The detention basin has been designed to accommodate 100%
development of the total site. However, the detention will be analyzed in
detail with the site plan submittal to verify an additional flow from this
proj ect.
Construction Schedule - The development schedule provided by the
developer indicates March 30, 2001, an approximate starting date and
approximate completion date of July, 2001 for this particular project with no
estimation of starting dates for future projects.
Open Space -The proposed General Plan demonstrates a good amount of
usable open space and is consistent with the City's Comprehensive Plan. The
General Plan shows approximately 6.67 acres of open space, which is equal
to 20% of the total development. Open space area and stormwater detention
system are interrelated. As shown on the General Plan, a 30' wide landscape
setback area is provided along the southern and eastern sides of the project.
This provides an opportunity where the developer will provide landscaping
and buffer. In addition, landscaping shall be provided within building
setback areas and easements throughout the project. Staff recommends that
the owner/developer shall implement a uniform and /or compatible
landscape plan for all phases of the entire development.
Recommendation: Based on items discussed above, staff recommends approval of the General
Plan of this 32.6970 acres tract and the Special Conditional Use Permit for
Phase 2 with the following conditions:
That the applicants take a comprehensive look at the existing and
proposed truck parking and truck circulation systems and provide on -
site improvements that adequately handle the volume of trucks
associated with this warehousing facility.
2. A statement from the owner/developer specifying clear responsibility
for maintenance of detention basin system including channel/ditch
shall be noted on the plan.
Development abutting "R-2" district shall be screened and
landscaped in compliance with required screening and landscaping
Ordinance of the City. It requires site plan and /or separate plans be
submitted in conjunction with the building permit applications.
Landscaping is required in percentages specified in. Section 106-522
of the Ordinances. The owner or tenant shall develop a screening
plan that includes a combination of trees, shrubs, and ground cover
that after three years will be at least twenty feet in height and creates
a continuous visual screen.
PMRMR�z4A
P2
-0
•
Psdo*l
Cold Logistics
January 30, 2001
Ms. Debbie S. Wilmore
Chief Building Official
City of La Porte
604 West Fairmont Parkway
LaPorte, TX 77571
Reference: Truck Parking
Dear Debbie:
•
Texas
P&O Cold Logistics
502 N. Broadway Street
La Porte, TX 77571
�Iy
Telephone (281) 471-0072
Facsimile (281) 471-7980
LL
FEB 5 - 2001
At the meeting held at the fire department on January 24, 2001, you raised a question
concerning truck parking. This letter is to address the issue and convey to you our
position on the matter, as well as design criterion for the new addition to mitigate the
problem.
P&O Cold Logistics recognizes that a problem exists with large trucks parking on North
Broadway Street on the shoulder area of the city -owned right-of-way. P&O will install
signage of sufficient size and wording to remind truckers not to park along Broadway
Street in front of our facility. —
Due to the fact that the area where the parking problem exists is city property and is a
public street, P&O Cold Logistics does not and should not have jurisdiction over traffic
and parking activity on the street right-of-way. However, P&O Cold Logistics will
entertain suggestions from the City of La Porte on a ways and means of cooperation to
mitigate the problem.
hg=ofiarge�twaks. The new addition will be 62,000 sq. ft. I have attached to this
letter excerpts from the comprehensive zoning ordinance that relate to truck parking for
•
Ms. Debbie S. Wilmore
City of La Porte
January 30, 2001
Page 2
refrigerated warehouses for the City of Vernon, California. The City of Vernon is just
south of the City of Los Angeles where effective truck movement and positioning is vital.
se fo
— _ •rrt t • 1 �11 - 1 1Klilt tord
�l
Service to our customers is a very import aspect of our type of business. Getting trucks
in and out of our facility in a safe and timely manner is of the utmost importance to our
customers.
y-rs e The
layout and configuration of the proposed new addition to the facility are designed to aid
us in being successful at both of these issues.
Sincerely,
Robert DeVillez
Sr. Vice President, Engineering
RDV:jsa
Attachments
COMPREHENSIVE ZONING ORDINANCE
OF THE
CITY OF VERNON
Chapter 26 of
The Code of the City of Vernon
Effective Date of This Ordinance
April 18, 1989
Revised
October 22, 1991
March 25, 1994
October 19, 1995
316.23
�••. •-�� 1� � -tFu';x parxing an0 io_a�ng MUM repwre�aae All
�ustrrat a manufacturing uses warehouses, wholesale uses, refrigerated
warehouses, retail and commercial uses, general offices, public facilities, and other
buildings or uses shall provide adequate parking space for all trucks, regardless of
size, and shall also provide off-street loading space to accommodate trucks being
loaded, unloaded, or waiting to be loaded or unloaded in accordance with the
following standards:
(a) Truck parking.
Use Type
Required Spaces
Industrial, manufacturing,
One (1) space per 20,000 square
and similar uses.
feet of gross floor area
Warehouses, wholesale uses,
ne space_p. tsar _
refrigerated warehouses and
ee o
similar uses, and any other
—l-
uses or buildings not defined
herein.
Retail and commercial uses,
One (1) space per vehicle based
general offices and similar
at this location and stored at the
uses.
site when not in use.
Public facilities.
One (1) space per vehicle based
at this location and stored at the
site when not in use.
(b) Truck loading.
Gross Floor Area
Minimum
(sq•R•)
Required Spaces
Under 8,000
1
8,001 - 25,000
2
25,001 - 50,000
3
50,001 - 100,000
4
100,000 - 200,000 5
Each additional 100,000 or 1
fraction thereof
Truck loading spaces in excess of the required number may be counted as
required parking space.
22
(e) Where the zone boundary line is uncertain or claimed to be uncertain,
the determination of the City Council as to the location thereof, shall be final and
conclusive.
Sec. 26.3.4. Keeping of map.
The City Clerk shall keep a true and correct copy of the current
Comprehensive Zoning Map at his office in the City Hall of the City. Said map shall
be certified by the Clerk as being the Comprehensive Zoning Map of the City; and
at the end of each calendar year, or more often at the direction of the Clerk, said
map shall be revised by the Clerk to reflect all amendments.
Sec. 26.3.5. General Industry (M) Zone.
Sec. 26.3.5-1. Purpose and intent. The General Industry (M) Zone is intended
to provide for the orderly development and operation of most types of industrial
plants and to promote the concentration of such uses in a manner which will foster
mutually beneficial relationships with each other. The regulation of uses and
standards of development set forth in the M Zone are those deemed necessary to
promote the orderly operation nand efficient functioning of the district.
Sec. 26.3.5-2. Permitted uses. Buildings, structures, and land in the M Zone shall
be used and buildings and structures shall hereafter be erected, altered, or enlarged
only for the following uses, and all uses shall be subject to the standards of this
section:
(a) Industry.
(b) Residential dwelling single fan ily or independent living facility in
accordance with Sec. 26.4.5.
(c) . Residential unit - temporary in accordance with Sec. 26.4.5-3.
(d) Public facilities
(e) Retail and commercial uses with a floor area of 10,000 square feet or
less and which generate less than 20 vehicle trips per day per 1,000 square feet of
floor area.
(f) Warehouses and wholesale uses including accessory warehouses with a
"floor area of 50,000 square feet or less per lot or parcel.
(g) Refrigerated warehouses.
(h) Vehicle sales, fabrication or repair facility.
(i) General offices with a floor area of 10,000 square feet or less.
13
Article IV. Regulations Applicable to All Zones
Sec. 26.4.1. Uses prohibited.
No motel, hotel, trailer or trailer park shall be permitted. The provisions of
this section shall not apply to trailers used for temporary living quarters in
connection with a construction program, which have received the prior approval of
the City Council in accord with Section 26.4.5-3
Sec. 26.4.2: Off-street parking and loading facilities.
Sec. 26.4.2-1. Interpretation. The provisions of this Section shall be held to be
minimum requirements for the promotion of the public health, safety, comfort,
convenience, and general welfare, and shall not be deemed or construed to prohibit
the provision of additional facilities as long as said facilities are approved by the
Director of Community Services. Any requests for variance or exceptions shall be
made as provided in Sections 26.5.1 and 26.5.4.
Sec. 26.4.2-2. Consideration of fractional remainders. Where calculation of the
number of spaces required results in a fractional number, any fraction shall be
rounded to the next higher whole number.
Sec. 26.4.2-3. Parking in buildings. Where required parking or loading space
computations are based on floor area, floor space devoted to parking or loading
within the building shall not be included in the computation.
Sec. 26.4.2-4. Multiple uses. In the case of mixed uses in a building or on a lot,
the total required number of off-street parking spaces shall be the sum of the
requirements for the various uses.
Sec. 26.4.2-5. Change in use or floor area. When the type or intensity of use of
any building, structure, or premises is increased through a change of use or addition
of floor area, seating capacity, or other units of measurement' specified in this
Section, the additional required parking and loading facilities shall be provided for
such increase in accordance with the standards specified in this Section. In addition,
existing parking and loading facilities on the property cannot be reduced or removed
unless substitute spaces are provided in accordance with this part.
Sec. 26.4.2-6. Automobile parking requirements. Adequate off-street parking and
loading space shall be provided for each use, development or property, or for each
building, to accommodate all automobiles or similar vehicles of the officers,
employees, vendors, salesmen, visitors, and other persons normally transacting
business at such enterprise or building. To meet the intent of this section, the
minimum parking space requirements for certain uses and buildings are declared to
be as follows:
20
RECEIVED
A Meeting of the La Porte
PLANNING
Planning and Zoning Commission
(Type of Meeting)
Scheduled for
February-15, 2001
(Date of Meeting)
to Consider
Special Conditional Use Permit Request #SCU01-001
(Type of Request)
I have received notice of the above referenced public hearing.
I am in FAVOR of granting this request for the following reasons:
I am OPPOSED to granting this request for the following reasons:
-5 L Y C, ff�o TOY r�6' 614 �5)1
ame (plea p Address
Ig /x /���
Signature City, State, Zip
RECEIVED
A,Meeting of the La Porte
Planning and Zo PUNNING
Wing Commission
(Type of Meeting)
Scheduled for
Febmary•15, 2001
(Date of Meeting)
to Consider
Special Conditional Use Permit Request #SCU01-001
(Type of Request)
I have received notice of the above referenced public hearing.
ain in FAVOR of granting this request for the following reasons:
I am OPPOSED to granting this request far the followitg reasons:
oy
Name (please print)
Signature
d30X s%gi�SS 'z
Address
CiM State, Zip
0
A Meeting of the La Porte
Planning and Zoning Commission
(Type of Meeting)
Scheduled for
February•15, 2001
(Date of Meeting)
to Consider
Special Conditional Use Permit Request #SCU01-001
(Type of Request)
I have receivedmotice of the above referenced public hearing.
I am in FAVOR of granting this request for the following reasons:
I am OPPOSED to granting this req\es/ for the following reasons:
Name (please print) Address
Signature _City, Stat , Zip
RECEIVED
PLANNING
City of La Porte Permit's SCU #01-001
Special Conditional Use Permit
This permit is issued to: Environmental Structures, Inc.
Owner or Agent
950 Walnut Ridge Drive, Hartland, WI 53029
Address
For Development of: P & O Cold Logistics
Development Name
502 North Broadway, La Porte
Address
Legal Description: 32.6970 acres out of the Johnson Hunter survey, Abstract 35,
Harris County, Texas also being lots 1 through 16 in block 415, 420 and
438, tots 1 through 32 of blocks 416-419, 432-435 & all of block 980.
Zoning: Planned Unit Development, Business Industrial, & Mid density Res.
Use: Storage/Warehouse expansion in Planned Unit Development
Permit Conditions:
1. The applicants shall take a comprehensive look at the existing and proposed truck parking
and truck circulation systems and provide on -site improvements that adequately
handle the volume of trucks associated with this warehousing facility.
2. A statement from the owner/developer specifying clear responsibility for maintenance of
detention basin system including. channel/ditch shall be noted on the plan.
3. Development abutting "R-2" district shall be screened and landscaped in compliance
with required screening and landscaping Ordinance of the City. It requires site plan
and%or separate plans be submitted in conjunction with the building permit application.
Landscaping is required in percentages specified in Section 106-522 of the Code of
Ordinances. The owner or tenant shall develop a screening plan that includes
a combination of trees, shrubs, and ground cover that after three years will be
at least twenty feet in height and creates a continuous visual screen.
Failure to begin construction within one (1) year after issuance or as scheduled under the
terms of a special conditional use permit shall void the permit as approved, except upon an
extension of time granted after application to the Planning and Zoning Commission.
If construction is terminated after the completion of any stage and there is ample evidence that
further development is not contemplated the ordinance establishing such special conditional
use permit may be rescinded by the City Council, upon its own motion or upon the
recommendation of the Planning and Zoning Commission of the City of La Porte, and the
previous zoning of the entire tract shall be in full effect on the portion which is undeveloped.
Validation Date: 2/15/01
Director of Planning
City Secretary
ra
IC
• ' 1 423 1
978 981 SITE
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ISTIMGI NOTE:
NORTH KANSA$ - jl STREETS AND ALLEYS .ITN IN 74E
BOUNOAR IES Oi *413 OEVELCVAENi
_ 1 4AVE SEEN CLOSEO BY ORDINANCE :693.
1 1694 a 1694A AS SHOW
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Spencer Landing Subdivision
General Plan (Sections 3 and 4)
Exhibits
1. Staff Report
2. Vicinity Map
I Letter from Bayshore Baptist Church
4. General Plan
•
•
Staff Report Spencer Landing Subdivision February 15, 2001
General Plan (Section 3 and 4)
Requested By: Brad Dill, President
BD Realty Advisors, L.L.C., on behalf of LaPorte 33, L.L.C.
Requested For: 19.0235 Acre Tract, out of lot 31, 32, 33, 48, 49, and 50 La Porte Outlots
described in Volume 59, Page 313, H.C.D.R., situated in the Richard
Pearsall Survey, Abstract 625, Harris County, Texas
Present Zoning: Low Density Residential (R-1) and High Density Residential (R-3).
Requested Use: Residential Subdivision (Single -Family dwelling). This use is appropriate
for the R-1 and R-3 zoning districts.
Background: The proposed subdivision is to the west of Spencer Landing 1 & 2 in the
11400-11500 Blocks of Spencer Highway. The proposed sections of the
subdivision are to be located on the south of North "D" Street,
approximately 900 ft. north of Spencer Highway and the east of the Humble
(Exxon) Pipeline Company corridor & La Porte Municipal Airport.
In October 2000, the La Porte 33, L.L.C., purchased an approximately 20-
acre tract of land out of the City's delinquent tax properties. The tract lies
between the Pipeline corridor and the Church's property, which stretches up
to North D Street. The developer wants to keep one-half of this tract with a
front on North D Street as a part of this subdivision. Whereas, he intends to
trade the other half with the Church's property along North D Street. The
Church's consent with this land development or deal is reflected per their
letter dated October 25, 2000 (attached).
Section 4.01 of the Development Ordinance No.1444 requires the developer
to submit a General Plan to illustrate the general design features of the
subdivision, which is to be developed in phases or sections. The Spencer
Landing Subdivision has been proposed in phases (Section 3 & 4). If
approved, it will be followed by separate Preliminary and Final Plat
submittal for each of its Sections 3 and 4.
Analysis: As shown on vicinity map exhibit; the subject tracts are within the vicinity of
Spencer Landing Sections 1 and 2 and the Bayshore Baptist Church along
Spencer Highway. The access to the subdivision will be from North D
Street. The plan has been phased in two sections with a total of 73 lots of
single-family residential dwellings. The plan also includes one restricted
reserve for detention facility and storm sewer lift station.
Spencer Landing, General P •
2/15/01 — P & Z Meeting
Page 2 of 3
Thoroughfare System — The City's 1984 Comprehensive Plan and
Thoroughfare Plan indicated the need for a north -south arterial roadway, just
east of the airport. That roadway would have been aligned through a portion
of this proposed development. The updated Comprehensive Plan and
Thoroughfare Plan do not include a north -south arterial in this area.
Therefore, right-of-way provisions for a future north -south roadway are not
being considered.
Land Use — Based on the presumption that an arterial roadway would be
constructed and intersect Spencer Highway just east of the airport and,
pipeline corridor, the 1984 Land Use Plan provided for commercial uses in
an area that would have been a major intersection. Subsequently,
neighborhood commercial zoning. was established. Under the updated
Comprehensive Plan, with no intersecting arterial roadway in this vicinity,
the Commission may want to consider revisions to the Land -Use Plan and
zoning designations for the general area.
Although this General Plan does not show it, the developer has stated during
a previous meeting with staff that he intends to retain approximately one -
acre of land fronting on Spencer Highway to either develop or sell as a
commercial tract. It is staff recommendation that the Commission review
the Land -Use Plan and zoning designations in this general area, taking into
consideration the updated Thoroughfare Plan.
Parkland/Open Space — For the previous development, sections 1 and 2, the
City accepted money in lieu of parkland dedication. Initially when reviewing
this General Plan, staff looked at the combination of Sections 1 and 2 with
the proposed Sections, 3 and 4, which creates a total of 213 residential lots in
this area. Staff discussed with the developer our desire to partner and
combine our resources to provide improvements to the existing detention
pond in Section 1 to make it more desirable as a park. Since the developer
was unwilling to partner with the City, staff is recommending accepting
money in lieu of parkland dedication. In the future, the City can use this
money and possibly partner with the homeowner's association to make
improvements to the existing detention pond or provide some local park
improvements in proximity to this development.
Utilities - The proposed subdivision shall be served by the City water and
sewer systems. Potable water is readily available with 8" water line runs east
& west along North D Street. A 12" Sanitary Sewer also runs along North D
Street is in adequate capacity to serve the subdivision. Proposed utility
connections will be subject to approval by the City.
Stormwater Management - Storm water drainage and pumped detention is
also an issue that will be carefully reviewed in conjunction with the
development of Sections 3 and 4. The City's Drainage Criteria Manual only
allows the use of pumped detention systems with the specific approval of the
Spencer Landing, General
2/15/01 — P & Z Meeting
Page 3 of 3
City Engineer. The staff and the developer have made progress working
towards introducing wider high bank areas for the placement of landscaping.
Since this facility will be the responsibility of the homeowner's association,
staff will review the design of the detention system with the pump concept to
reduce as much as practicable the maintenance and operation costs required
for this facility. Currently, this pond is estimated to be constructed to a depth
of 10 to 12 feet. Our Drainage Criteria Manual will require the pond to be
designed with 4:1 side slopes, and a concrete pilot channel to facilitate
maintenance.
Subsequent submittals, (i.e. preliminary plat, final plat and construction
drawings) should indicate off -site drainage improvements to ensure proper
drainage of adjacent, undeveloped property.
Sidewalks - Staff would note that Section 5.02 of the Development
Ordinance empowers the Commission to require pedestrian sidewalk when it
feels their inclusion will serve the public interest. Staff recommends the
inclusion of sidewalks along both sides of all public streets within the
subdivision. Responsibility for construction of the sidewalks should be
specified by the covenants as well as stated in writing on the final plat.
Conclusion: Upon review of this General Plan for Spencer Landing sections 3 and 4,
staff recommends approval with the following conditions:
• The detention system and mechanical pumping system shall be
maintained by the homeowners association. This to be clearly stated on
the final plat and within the recorded covenants. Also, that the detention
pond be designed as shallow as possible to possibly allow for future
elimination of the pumping system
• The developer will be responsible for the construction of sidewalks along
both sides of all public streets within the subdivision. This to be clearly
stated on the final plat and within the recorded covenants.
Conditional approjame
f the General Plan requires th �er submitan
amended Generalan and additio mentation as ed by the
Commission. The eneral Plan may be filed concurrently with the
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October 25, 2000
Planning Department
City of La Porte
P.O. Box 1115
La Porte, TX 77572.1115
Re: Spencer Landing Sections 3 & 4
Dear Sir or Madam:
We are the owner of a 9.4734 acre tract of land located along the south side of
North D Street and adjacent and west of the Spencer Landing, Section One
subdivision.
La Porte 33, L.L.C. is submitting a General Plan for the proposed Spencer
Landing, Sections 3 & 4 and the preliminary plat for Spencer Landing, Section
Three, which contains this 9 acre tract. This submission is done with our
consent.
Please let us know if this is sufficient for the City to process the General Plan and
Preliminary Plat. If not, we will be happy to provide you with the documents you
require.
214yskm a baptist CAur•ch
113 t! Spencel• slwy.
La Porte, Texas 77971
c
Respectfully,
Rom. �d
www.bayshorebc.org
Officer:
sos Sanlacinto
La Porte, 7'x 77572
Office r&mv %8r47t-a332
,fax: a8t•47t-0346
'Email; 6ayf0i0re96aysn0r06c.0rg
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LOCATION
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SPENCER HWY.'
LOCATION MAP
KEY MAP} 539Z
0 100 200
Scale 1" = HOOT
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THIS PROPERTY LIES WITHIN ZONE 'X' AND IS NOT WITHIN THE 100 YEAR FLOOD PLAIN.A000RDIN:
TO FIRM M,iP COMMUNITY PANEL NO. 46201CO945U REMSED•NOVEMBER 6, 1997.
GENERAL PLAN
~�= SPENt_ER LANDING SUBDIVISION,
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;i ; SECT"IONS THREE AND FOUR
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A RESIDENTIAL SUBDIVISION
-i SECTION THREE: BLOCK 1 CONTAINS 9 LOTS-
--- -------------------------- ' - N 19.0235 ' C4NTAINI G -ACRES
BLOCK, 2 coNruNs 22 Lo7s OIIJT -OF LOT . 31, 32, 33., 48,. 49 AND 50
i SECTION FOUR: BLOCK 'I CONTAINS LOTS C
BLOCK 2OKTNNS. 4 LOTS 1 LaPORTE .OUTLOTS DESCRIBED IN
,
ZONE NC i and VOLUME 59, PAGE 313, H.C.D.R:
_ IN THE RICHARD PEARSALL SURVEY, A-625
NOTES. CITY OF LaPORTE, HARRIS - COUNTY, TEXAS
- I !-i t) DEED RESTRICTIONS. ORRESTRICTIVE COVENANTS -
I. ARE IN EFFECT AND ARE ON FILE AT 'THE COUNT`
COURTHOUSE
I I 2) SIDEWALKS ARE REQUIRE:. FILING DATE: FEBRUARY - 2001
3) THE HOMEOWNERS ASSOSWTION IS TO OWN k MAINTAIN THE
- DETENTION POND AND ACCESS AREA.
I I u
i LEGAL DESCRIPTION: 19.0235 ACRES OUT OE LOT 31. 32. 33. 48.49 AND 50.LOPORTE OUTLOYS JAN 2.3 2001
- I - DESCRIBED IN VOLUME 59, PAGE 313. H.C.O.R. IN THE RICHARD PEARSALL SURVEY, A-625, C1T11, ,1y
OF-LoPORTE• HARRIS COUNTY. TEXAS
I I i Arm NOW near. m Iw
DEVELOPER - LaPORTE 33. L.L.C. s �/I ').."..—
TYPE OF DEVELOPMEIv'f: SINGLE FAMILY RESIDENTIAL /�� w A -)
ENGINEER: ESOR CONSULTING ENGINEERS, -INC. �SOR �+—
SURVEYOR:. ESOR CONSULTING ENGINEERS, INC.
CONSULTING ZNGINSHB.S. INC. ' ""r �••
Foe None, J,\2000063vacad2000\sleeddn.a.p FRED-D. THOMPSON. P.E. - PRESIDENT '
City of La Porte Planning and Zoning Commission
Public Hearing
February 15, 2001
Any person wishing to speak in FAVOR of an item being considered by this Commission must sign in.
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City of La Porte Planning and Zoning Commission
Public Hearing
February 15, 2001
Any person wishing to speak in OPPOSITION to an item being considered by this Commission must sign in.
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