HomeMy WebLinkAbout09-20-2001 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commissionn
Minutes of the Meeting
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PLANNING AND ZONING COMMISSION
MINUTES OF SEPTEMBER 20, 2001
Members Present: Betty Waters, Dottie Kaminski, Ross Morris, Hal Lawler (arrived 6:15),
Pamela Baldwin
Members Absent: Melton Wolters, Ralph Dorsett
City Staff Present: Director of Planning Doug Kneupper, Assistant City Attorney John
Armstrong; Planning Coordinator Masood Malik, Planning Secretary
Peggy Lee
CALL TO ORDER
Meeting called to order by Chairperson Waters at 6:00 PM.
Chairperson Waters invited everyone to stand in a moment of silence for the recent acts
of terrorism against America.
II. ADMINISTER OATH OF OFFICE TO RE -APPOINTED MEMBER HAL LAWLER.
Assistant City Attorney John Armstrong swore in Hal Lawler at the close of the public
hearing.
III. APPROVE MINUTES OF THE AUGUST 16, 2001, REGULAR MEETING.
Motion by Ross Morris to approve the Minutes of August 16, 2001. Motion seconded by
Dottie Kaminski. Motion carried with all in favor.
IV. OPEN PUBLIC HEARING.
Chairperson Waters opened the public hearing at 6:05 PM.
DISCUSS REZONE REQUEST #R01-005 FOR APPROXIMATELY EIGHT
ACRES OF LAND THAT INCLUDES EAST HALF OF TRACT 718, TRACT
719, AND ADJOINING STREET OUT OF LA PORTE OUTLOTS, CITY OF
LA PORTE, HARRIS COUNTY, TEXAS. THE APPLICANT IS SEEKING TO
REZONE FROM NEIGHBORHOOD COMMERCIAL (NC) TO PLANNED
UNIT DEVELOPMENT (PUD) TO PROVIDE FOR OFFICE BUILDING .
PARK
Planning Coordinator Masood Malik presented stafPs report. The applicant, Dan
Dompier, has requested a rezoning from Neighborhood Commercial to Planned
Unit Development in order to allow for a mixed -use commercial office building
development. As proposed, the initial project would be a banking facility
. Planning and Zoning Coosion •
Minutes of September 20, 2001
Page 2
fronting Fairmont Parkway and the remaining development would be office
buildings with various uses. Staff believes the tract in question is suitable for
business development in a Planned Unit Development Zone.
Public hearing notification was mailed to 21 property owners located within 200
feet of the tract proposed for rezoning. The City received one mail response,
opposing the rezoning.
1. PROPONENTS
Dan Dompier, Remax Southeast Commercial Real Estate, 6005 Fairmont
Parkway, agent for owner, addressed the Commission. A zone change to
Planned Unit Development is requested in order to build office buildings
that will be used for general administrative uses. There will not be any
manufacturing or truck traffic associated with the proposed development.
Current construction plans include three two-story office buildings,
approximately 30,000 square feet each. Two of the buildings will be office
buildings, with a banking facility proposed for Phase I, and the third will
be a medical building (an in -patient facility).
2. OPPONENTS.
Bill Athey,102 Summer Winds Dr., addressed the Commission. Mr. Athey
is concerned about having a two-story building towering behind his
home. He wants to be assured that any negative impacts from the
development, such as noise, emissions, and lighting, are avoided. He also
thinks consideration should be given to constructing a controlled access
along Underwood at Rustic Gate to address additional traffic concerns..
Tom Dickey, 9502 Dry Sand Dr., President of the Summer Winds
Homeowner's Association, addressed the Commission. Mr. Dickey shares
the same concerns with Mr. Athey. Additionally, as a result of the
development, he anticipates increased traffic through the neighborhood
gaining access to Caniff Rd.
V. CLOSE PUBLIC HEARING
Chairperson Waters closed the public hearing at 6:30 PM.
VI. DISCUSS REVISIONS TO LAND USE PLAN.
Planning Director Doug Kneupper explained that staff believes the City's Land Use Map
was. inadvertently modified during development of the Comprehensive Plan Update to
reflect medium to high -density residential uses at the northwest corner of Underwood
Road. The previous Land Use Map showed commercial uses at this location, surrounded
c Planning and Zoning Co ion
P
Minutes of September 20, 2001
Page 3
by medium to high -density residential uses. Chairperson Waters agreed that it was not
the intent to make any changes in that area.
The .Commission directed staff to make revisions to the Land Use Plan to . include
commercial uses at the northwest corner of Underwood Road.
VII. CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING REZONE
REQUEST #R01-005.
Motion by Ross Morris to recommend City Council approval of Rezone Request #ROI-
005. Second by Dottie Kaminski.
Chairperson Waters and Planning Commissioner Ross Morris described how Planned
Unit Development zoning gives the City greater control over the development. Assistant
City Attorney John Armstrong noted there would be additional public hearings at a later
date to address specific items pertaining to the development.
Chairperson Waters called for a vote and the Motion carried with all in favor.
VIII. STAFF REPORTS
Planning Coordinator Masood Malik reminded the Commission of the American
Planning Association Conference October 24-27, and invited everyone to attend the
grand opening of the new library, immediately following the meeting.
Planning Commissioner Dottie Kaminski welcomed Planning Secretary Peggy Lee back
from medical leave and expressed Happy Birthday wishes'to Doug Kneupper.
IX. ADJOURN
Chairperson Waters adjourned the meeting at 6:45 PM.
Respectfully submitted,
P ggy e
Planning Secretary
Approved on this 29 day of November , 2001.
etty aters
Planning and Zoning Commission Chairperson
a
Extension
For
Special Conditional Use Permit
#SCU 00-001
(Park Forest Apartments)
Exhibits
1. Staff Report
2. Vicinity Map
3. Draft Permit
4. General Plan
Staff Report Park Forest Apartments/General Plan November 29, 2001
Extension of Special Conditional Use Permit #00-001
Request: One -Year Extension of Special Conditional Use Permit (SCUP) #00-001,
Proposed General Plan for 107 acre tract with 16 acres of Multi -Family
Residential Development.
Requested By: Mr. Edward Dutko, General Partner, Forest Holdings Ltd., L.L.P.
Requested For: A 16.2081-acre tract out of the W. P. Harris Survey, A-30, La Porte, Harris
County, Texas. The property is further described as being located in the
1200 Block of McCabe Road.
Present Land Use:
Present Zoning
Requested Use:
Low -Density Residential
Planned Unit Development (PUD)
Multi -Family Residential
Background: Park Forest Apartments is a proposed multi -family residential development
to be located at the corner of SH 146 and McCabe Road. Special Conditional
Use Permit (SCUP) to develop an apartment complex within a Planned Unit
Development (P.U.D) zone along with a General Plan were presented to the
Commission on September 21, 2000. The Commission recommended
approval of the Park Forest Apartments and City Council granted final
approval for this development on October 9, 2000.
Analysis: Special Conditional Use Permit is required per Section 106-637 of the
Ordinances for developing a PUD district development. An application for a
General Plan was processed simultaneously with the Conditional .Use
Permit. Section 106-216 of the Code of Ordinances, and the approved SCUP
both define a one-year time frame for construction to begin for the proposed
development. Failure to begin construction within one year voids the
approved SCUP, unless an extension is granted by the Commission.
Since approval of SCUP from City Council, no development plans were
submitted and subsequently no construction occurred at the site. The
applicant stated that unforeseen reasons delayed the project, but the applicant
expressed interest in developing the site.
Park Forest Apts. • •
Extension for SCU00-001
November 29, 2001
Page 2 of 2
Conclusion:
Planning Department staff reviewed the request for a one-year extension and
found no notable changes in the development conditions that would affect
the subject property. Infrastructure requirements are the same as they were
when this project received initial approval.
Section 106-659(c) of the Code of Ordinances provides that the applicant
may request an extension for one additional year, and the Planning and
Zoning Commission may grant such extension. The applicant has requested
an extension, which is attached to this report.
Staff is recommending approval of a one-year, extension for the Special
Conditional Use Permit previously presented to the Commission and City
Council.
BAYOU,FOREST APARTMENTS, LTD., L.L.P.
FOREST HOLDINGS, LTD., L.L.P.
P.O. Box 293
League City, Texas 77573
Phone: 281.461.9492
Mr. Douglas K. Kneupper, P.E.
Director of Planning
City of La Porte
P.O. Box 1115
LaPorte, Texas 77572.1115
Re: Special Conditional Use Permit # SCU00-001
Dear Mr. Knuepper:
OCT 15 2001
;Oy.
October 12, 2001
As we generally discussed earlier this month, Bayou Forest Apartments, LTD., L.L.P.
(BAYOU) and Forest Holdings, LTD., L.L.P. (FOREST) have been, due to unforeseen
events, delayed in requesting a one (1) year extension to Special Conditional Use Permit
# SCU00-001 (Phase One, Park Forest Apartments Subdivision General Plan, Revision
Date November 11, 2000).
The delays have been primarily related to the September Tragedy and a change in Federal
Regulations which may potentially impact the United States Army Corps of Engineers
Permit #21774 which is related to the tract of land covered by subject Special Conditional
Use Permit.
I respectfully request by way of this letter an extension of one (1) year be granted by the
Planning and Zoning Commission of the City of La Porte for the subject Special
Conditional Use Permit. This requested one (1) year extension should allow sufficient
time for resolution of any federal regulatory issues and the financing of the proposed
apartment project.
Your consideration of this request is very much appreciated and please advise of any
questions or additional information you may require of us.
Sinc ely,
Eddie Dutkol
General Partner
II
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City of La Porte
Special Conditional Use Permit
Permit # SCU #00-001
This permit is issued to: Eddie Dutko
Owner or Agent
444 E. Medical Center Blvd., #616, Webster, TX
Address
For Development of: Park Forest Apartments Subdivision
Development Name
1200 Block of McCabe Road, La Porte, TX
Address
Legal Description: 16.21 Acre Tract out of W.P. Hams Survey, Abstract A-30
Harris County, TX
Zoning: Planned Unit Development
Permit Conditions:
1. The overall density of the project (Phases 1 and 2) shall not exceed 19.7 dwelling
units per acre.
2. The applicant shall enter into a Sewer Service Agreement and commit to paying
for lift station upgrades relating to the development project.
3. This action in no way commits the City to any maintenance responsibilities for
the 75.7 acre Conservation Easement.
4. Access shall be provided by way, of a private street or driveway.
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: 11/29/2001
Director of Planning
City Secretary
'• �,
B F?5T
1 CITY OF LA PORTS "
CO
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Spencer Landing, Section 4
(Preliminary Plat)
Exhibits
1. Staff Report
2. Vicinity Map
3. Preliminary Plat
Stat1'Report Spencer Landing Subdivision, Sec. 4 November 29, 2001
Preliminary Plat
Requested Action: Consideration of Preliminary Plat for Spencer Landing, Section 4
Requested By: Mr. Brad Dill
Requested For: A 9.839 acre tract out of lots 31, 32, 48, 49, and 50, La Porte Outlots,
described in Volume 59, Page 313, Harris County Deed Records, in the
Richard Pearsall Survey, Abstract No. 625, City of LaPorte, Harris County,
Texas.
Requested Use: Residential Subdivision (Single -Family Dwellings)
Background: Spencer Landing, a residential subdivision is located east and north of the
Bayshore Baptist Church along West Main Street. The General Plan for
Spencer Landing Subdivision, Sections 3 and 4 was approved by the
Commission on February 15, 2001.
The Spencer Landing Subdivision, Sections 1 and 2 are located in the 11400 -
11500 Blocks of West Main Street to the east of the Bayshore Baptist
Church. While, Sections 3 and 4 of this subdivision are located on the south
of North `D' Street and north of the church property. The General .Plan
demonstrates approximately. 19 acres of land including Sections 3 and 4
along south of North D Street between a Pipeline corridor and west property
line of Spencer Landing, Section 1 & adjacent to the Bayshore Baptist
Church's north building (gym). The subdivision infrastructure improvements
for Spencer Landing Section 3 were completed on site according to the
approved plans.
Analysis: Spencer Landing Section 4 is being considered for Preliminary Plat. As
shown, this section contains 2 blocks and 42 lots. The layout conforms to
the approved General Plan. Staff reviewed the Preliminary Plat of Spencer
Landing Section 4 and found it in compliance with the applicable provisions
of both the Development Ordinance and Zoning Regulations.
Staff also reviewed the Preliminary Plat for conformance with goals and
intent of the City's Comprehensive Plan and offers the following comments
regarding sidewalks, parkland/open space, and drainage.
Spencer Landing, Se69_ Preliminary Plat
11/29/01 — P & Z Meeting
Page 2 of 2
• Sidewalks - Staff notes that Section 5.02 of the Development
Ordinance empowers the Commission to require pedestrian
sidewalks 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 and on the south
side along D Street. This is consistent with Commission's actions
for Spencer Landing Section 3. The construction of the sidewalks
shall be the responsibility of the developer. This shall be specified
by covenant as well as stated in writing on the face of the Final
Plat for Section 4.
• Parkland / Open Space - Staff recommends money in lieu of
parkland dedication, as was previously the case for Spencer Landing
Sections 3. The money will be deposited in an escrow account based
on $175.00 per dwelling unit and will be earmarked for park
purposes.
• Drainage - Staff will work closely with the developer and engineer
to ensure that developing this section will not adversely affect the
adjoining properties. The detention pond constructed with Section 3,
was designed for full development of Sections 3 & 4.
Conclusion: Staff reviewed the Preliminary Plat and found it to be in accordance with
the Development Ordinance of the City. Staff recommends approval of
the preliminary plat with the following condition:
• Sidewalks shall be installed along both sides of all public streets and
south side of `D' Street continuation with Section 3.
Options available to the Commission are as follows:
Approval of the Preliminary Plat, as filed, will authorize the developer
to proceed with the Final Plat submittal.
• Conditional Approval of the Preliminary Plat, as filed, will require the
developer to address the conditions and resubmit the Preliminary Plat.
• Disapproval of the Preliminary Plat, as filed, requires the developer to
file a new Preliminary Plat.
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N TESMIOW WHEREOF, 1a. 0 - SL 19, o Taos Lkr W Liability Conrpon,, has coea0 those presents
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CUN,l_larisuo 1 R[CORCEII Ned RETURN AGREEMENT CERTIFICATE
TI.3 IS To C1D1fdY 11011ANNNAt
D SL It. LJ_C_ DINNER OR MOUM AGENT OF TIME OWNER
OF LAND BEWO FLARED GR SUBDIVIDED KNOWN AS SPENCER LANDING. SECTION FdA, APPROVED BF M
LYpoerm CITY RANMN: AND load; wiseeS51p1L AUTHosam COUNTY as -
Dr HAMM tOuiRr a
k he ALlf1ORIlED DEp1UTY TO REM The ORIGINAL RECORDED Ned a PAT Or
SAIDSUBONISON(par To TH[•OWECfOR Or THE Cm OF tapw" PtA1/" OV%R11EAT OR to HIS
AUTIDRIZED pE111ESIDOAIN(, WHO SWU FILE SUCH OROIML RECORDED tMP OR PUT N THE PERMANENT
RECORDS Or nal OEPART EM.
I
LEGAL DESCRIPTION: 9.839 ACRES OUT OF LOTS 31, 32. 48, 49 h 50. LOPORIE DIRECTOR. Lopoin RAhIs1O OtPPER OR AUTHORIZED AGENT
OUTLOTS. DESCRIBED IN VOLUME 59, PAGE 313. H.C.D.R. IN THE RTCHARD PEARSNI DEPARTIENT
�4. CHURCH
0 BUILDING
SURVEY. A-625. CITY OF LaPORTE. HRRRIS COUNTY. TEXAS.
I
pj 4 4.r. DQ L2
a
PRELIMINARY PLAT OF
I
SPENCER
oNG4 SUBDIVISION
U
SECT
-
NOTES:
1p1 rat' 1O1 ® I Tarr a
1) OEEO RESTRICTIONS OR RESTRICTIVE COVENANTS
9URTHOUSE.N EFFECT AND ARE ON FILE AT THE COUNTY 42 LOTS IN 2 BLOCKS
2) SIDEWALKS ARE REQUIRED. ADJACENT TO ALL ROADWAYS.
3) THE HOMEOWNERS IS TO OWN k MAINTAIN THE
ND
POND
DETENTION POND AND ACCESS AREA i
ACCESS
A RESIDENTIAL SUBDIVISION
4) INSTALLATION O `� SIWRESPONSIBLETMO►+ TM�UB�� CONTAINING 9.839 ACRES
5) SIDEWALKS ARE REQUIRED ON THE SOUTH SIDE ALONG e�
0 STREET FROM NORTHWEST CORNER SPENCER LANDING OUT OF LOTS -31, 3248, , 49 AND 50
SEC. THRREEET(TAIYA DRREyEN)CE INTO SPENCER LANDING I LaPORTE OUTLOTS DESCRIBED IN
6) SIDEWALKS ARE REQUIRED ALONG 130TH SIDES OF ALL VOLUME 59, PAGE 313, H.C.D.R.
PUBLIC STREETS WITHIN THE SUBDMSION.
IN 'THE RICHARD PEARSALL SURVEY A-625
CITY OF LaPORTE, HARRIS COUNTY, TEXAS
IIENCH MARIL CITY Or LdWM SURVEY MANNER /3
LOCANDATED
ON ATXftSPIDI LaPORTE V BETWEEN SEWS (FILING DATE: NOVEMBER 15, 2001
LOCATED ON SPEusoewiowNCCR hthtR4Ar B[IWEp SINS CIO.
ft
TEXAS SUR RAN COM, St. ml<
USCAOS DATw Or 1927, ADJUSTED 1978
N 688.245.90 E 3.250,90•k71
( EUDIATION . 22.37
DEVELOPER: Lending SL 19, L.L.C. 1•,.. PaNN,m..,, H.
N 9531'3S' E 162.19' SPENCER HIGHWAY (100' MOEi � INnI'oK lay TIM P
FLOOD ZONE NOTE: AUTHORIZED REPRESENTATIVE: BRAD DILL, PRESIDENT OF BD REALTY ADVI:iORS LLC, MANAGER �SOR Pon WIN)N►•Na
TV OF LaPORTE CITY OF LaatTE THIS PROPERTY LIES WITHIN ZONE '1P AND IS NOT WITHIN THE 100 YEAR FLOOD PLAN ACCORDING ENGINEER: ESOP CONSULTING ENGINEERS, INC.
CONSULTING ENCINB6RS. INC. nT ONO wed
SURVEY MONUMENT A SURIEY MONUENT 03 TO FIRM MAP COMMUNITY PANEL NO. 48201CO945J REVISED NOVEMBER 6. 1996.
FUe Name: E\2000063\sca4\OVERALL.eWq SURVEYOR: ESOR CONSULTING ENGINEERS, INC. FRED D. THOMPSON. P.B. - PRESIDENT
r • •
Fairmont Park East, Section 10
(Final Plat)
Exhibits
1. Staff Report
2. Vicinity Map
3. Final Plat
Fgtafi Report
Re nest:
Requested By:
Present Zoning:
FINAL PLAT
FOR
FAIRMONT PARK EAST SECTION TEN
November 29, 2001
Consider approval of Final Plat for Fairmont Park East, Section 10
Mr. Eddie V. Gray
Low Density Residential (R-1)
Background: -The total tract comprises 15.746 acres of land along Spencer Highway
between Pipeline Easement and Rizzuto Elementary School's access drive,
to the east of La Porte Fire Station No.2. At the meeting on April 19, 2001,
the Commission recommended City Council approval of a Rezone Request
#R 01-002. On May 8, 2001, City Council approved a recommendation to
rezone 14.2 acres of land on the south side of Spencer Highway from GC to
R-1, while the remaining 1.5 acres, with frontage along Spencer Highway,
would retain its current General Commercial (GC) zoning.
The Commission during their July 19, 2001 meeting approved the
Preliminary Plat for Section Ten with the following conditions:
1. Consider off -site drainage improvements to ensure proper drainage
of the adjacent properties.
2. Show considerable room for landscaping and/or walking trails
around the perimeter of the detention.
3. Add sidewalks along both sides of all public streets within the
subdivision and along Spencer Highway as a pedestrian access to
nearby school.
4. Amend plat to provide a widened entrance for motor vehicle access
to this subdivision.
Analysis: The applicant submitted a Final Plat for Fairmont Park East Section Ten.
Staff reviewed Final Plat subject to Zoning, Development Ordinance, and
City's Comprehensive Plan, which establish the following criteria for review
of the development project.
• Transportation —The tract is just across the LaPorte Municipal Airport
along south side of Spencer Highway. The main access is along Spencer
Highway, a primary arterial. Spencer Highway has 100-ft. right-of-way
and can easily accommodate the traffic generated by this development.
The subdivision layout has just one main street and intersection at
Spencer Highway. The proposed widened entrance at Spencer Highway
Fairmont Park East, Sec.
Final Plat
November 29, 2001
Page 2 of 3
will make it easier for the emergency vehicles to get in and out of this
subdivision.
Parks and Recreation — The proposed subdivision is not in proximity to
any neighborhood parks. The nearest park facility is the City's Fairmont
Park along Farrington Boulevard, which'can be made accessible with the
installation of sidewalks and other pedestrian facilities. The developer
has agreed to install sidewalks along south side of Spencer Highway
commencing from the point of entrance to Farrington Road. In addition,
the developer has stated this subdivision will be made a part of the
existing Fairmont Park East Homeowners Association. This will provide
eligibility for future residents of this subdivision to use the existing park
facilities owned by the association located on Driftwood. For these
reasons it is recommended that money be accepted in lieu of parkland
dedication.
The Parks and Recreation chapter of the Comprehensive Plan has a
stated goal to develop a network of pedestrian and bicycle trail ways
throughout La Porte connecting residential areas to parks, schools,
shopping areas and other destinations. The submitted plat designates a
restricted reserve `B' approximately 1-acre tract dedicated as pedestrian
easement to provide for pedestrian and bicycle accessibility outside this
subdivision. The City's future plans may include developing a trail
system along the pipeline easement adjacent to this subdivision and
connecting it to reserve `B'. The City is negotiating with the developer to
develop pedestrian easement. The agreement in this regard will be
executed prior to the recordation of the Final Plat.
• Utilities - There is sufficient water and sewer capacity in the vicinity to
provide service to this proposed development. Proper extension of water
lines has been addressed and is shown.on the construction drawings.
Sanitary sewer is available immediately adjacent to this tract. Drainage
and storm water management will be handled through on -site detention.
Conclusion and
Recommendation: Staff has reviewed the Final Plat and found it to be in accordance with the
Development Ordinance of the City. Staff recommends approval subject to
the listed items that will need to be addressed prior to the recordation of the
Final Plat:
• All construction improvements are complete at site.
• Sidewalks are constructed along south side of Spencer Highway on both
directions leading to Fleetwood and Farrington Drive from subdivision
entrance at Eagle Nest Drive.
Fairmont Park East, Sec.
Final Plat
November 29, 2001
Page 3 of 3
• Issue of pedestrian easement dedication along the pipeline easement will
need to be finalized prior to the recordation of the final plat.
• Payment of $341.27 shall be made to the City for street sign installation.
• Payments shall be made to the City in the amount of $2760.00 and
$2355.84 for twelve (12) streetlights installation and 1-year service cost
respectively.
• Payment of $10,500.00 shall be made to the City in lieu of parkland
dedication.
Options available to the Commission are as follows:
• Approval of the Final Plat, as filed. This'will authorize the developer to
begin construction of subdivision improvements.
• Disapproval of the Final Plat and supporting documents as filed. This
will require the developer to file a new Final Plat with the required
documents.
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ri
Fairwood Office Park
(General Plan)
Exhibits
1. Staff Report
2. Project Timeline
3. Vicinity Map
4. General Plan
•
•
Staff Report Fairwood Office Park November 29, 2001
General Plan
Requested By: Mr. Dan Dompier, on behalf of
Summer Winds, L.L.C.
Requested For: A 8.2628 acres of land being portions of Outlots 718 and 719 of the W. B.
Lawrence Subdivision, Volume 83, Page 344, H.C.D.R. out of the William
M. Jones Survey, Abstract 482, City of LaPorte, Harris County, Texas.
Present Zoning: Planned Unit Development (P.U.D.)
Requested Use: Office based uses, i.e. general administrative and support uses
Background: 'The property is south of Caniff Road at the northwest corner of Underwood
Road and Fairmont Parkway. A low -density. residential development
(Summer Winds Subdivision) sets to the north; a church is west of the
property. A high -density residential development (Fairmont Oaks
Apartments) along with a commercial strip center is east (across Underwood
Road). South of the property is a convenience store/gas . station is at the
corner of Fairmont Parkway and Underwood Road.
On September 20, 2001, Mr. Dan Dompier asked the Planning and Zoning
Commission to approve his Rezone Request #R01-005. The Commission
recommended approval to the City Council. At the October 22, 2001
meeting, City Council passed and approved Ordinance 1501-SS, which
authorized the P.U.D. zoning of the property.
The applicant submitted a General Plan for a four phased project to build an
office park with a small retail/shopping area. He is required to obtain a
Special Conditional Use Permit (SCUP) for each phase of development. In
accordance with the Zoning ordinance, a SCUP for Phase I is being
processed simultaneously with this General Plan.
According to the General Plan, the project will be developed in the following
four phases:
Phase I (2.8 acres) - a 26,000 sq. ft. detention/landscape area and a bank
facility and other administrative offices include in a 32,006 sq. ft. building.
(Uses are subject to approved SCUP.) Fairmont Parkway provides two
points of access, and Underwood provides one point of access to the project.
Parking includes over 125 head in spaces and 6 ADA accessible spaces.
Fairwood Park • •
11/29/01 P&Z
Page 2 of 3
Phase II (0.74 acres) — a 32,000 sq. ft. office building with parking.
Underwood Road provides access to the project. Parking includes over 81
head in spaces and 5 ADA accessible spaces.
Phase III (0.74 acres) — a 32,006 sq. ft. office building with parking. Caniff
Road provides access to this project. Parking includes over 134 head in
spaces and 6 ADA accessible spaces.
Phase IV (0.14 acres) — a 6,000 sq. ft. detention area and a 36,000 sq. ft.
retail/shopping center with parking. Caniff Road provides access to this
project. Parking includes over 83 head in spaces and 4 ADA accessible
spaces.
Analysis: Staff reviewed the General Plan subject to Zoning, Development Ordinance,
and City's Comprehensive, Plan. The elements of the Comprehensive Plan
that were considered during this phase of review include the following: ,
Land use - The current PUD zoning allows the applicant to develop the
property limited to the uses and terms stated in the Special Conditional
Use Permit (SCUP) approved by the City, the Commission, and City
Council. Applicant wants to develop general office use with
administrative support services — no warehouses, storage, trucking or
high end retail shops.
Access and circulation — Both Fairmont Parkway and Underwood Road
have two points of access leading into the project. This is suitable and
will accommodate traffic from the development. Caniff Road is a minor
arterial and can only accommodate a small volume of traffic from the
development. Access points are limited to two along Caniff Road.
Interior circulation within the project is suitable.
• Utilityrnfrastructure system - Potable water is readily available to the
project along with fire protection. A large diameter sewer fronts the
property along Fairmont Parkway. Provisions should be made to ensure
that sufficient utility extensions are made to serve Phases, II, III, and IV.
• Drainage - Storm water drainage requires on -site detention to mitigate
the impact from this development. Detention areas are designated during
Phase I and Phase IV.
Conclusion: Using Appendix C of Development Ordinance as a guide, Staff has reviewed
the Fairwood Office Park General Plan and found it complies with
applicable ordinance requirements. Staff therefore, recommends approval of
the General Plan with the following conditions:
• A Special Conditional Use Permit (SCUP) must be approved by the
Planning & Zoning Commission and by City Council for each phase of
Fanwood Park •
11/29/01 P&Z
Page 3 of 3
development. Upon approval, the SCUP information will need to be
reflected on the General Plan.
• Any development along Caniff Road requires additional landscaping to
buffer single-family subdivision from PUD.
• Sidewalks are added along Caniff Road and Underwood to provide a
.safe pedestrianpath.
• Vehicular access points are limited to two on Caniff Road.
• A Minor Site Plan will be followed upon the approval of the General
Plan as per Development Ordinance of the City.
Options available to the Commission are as follows:
• Approve the General Plan as filed.
• Conditionally approve the General Plan based on stags
recommendations or the Commission's amendments.
• Disapprove the General Plan.
EXHIBIT DEVELOPMENT SCHEDULE
Fairwood Office Park 29 October 2001
Project Development Schedule Project Start 4th Quarter 2001
Project Corn letion 4th
P
Quarter 2006
Time Period 4th Qtr. 1 st Qtr. 2nd Qtr. 3rd Qtr. 4th Qtr. 1 st Qtr. 2nd Qtr. 3rd Qtr. 4th Qtr. 1 st Qtr. 2nd Qtr.
2001 2002 2002 2002 2002 2003 2003 2003 2003 2004 2004
Activity
Zoning Approval / Prelease Phase I
Phase
Design
Construction
Tenant Buildout
Phase II
Design
Construction
Tenant Buildout
Phase III .
Design
Construction
Tenant Buildout
Phase IV
Design
Construction
Tenant Buildout
0
C
•
Fairwood Office Park
Project Development Schedule
Activity.
29 October 2001
Project Start 4th Quarter 2001
Project Completion 4th
Quarter 2006
Time Period 3rd Qtr. 4th Qtr. 1 st Qtr. 2nd Qtr. 3rd Qtr. 4th Qtr. 1 st Qtr. 2nd Qtr. 3rd Qtr. 4th Qtr.
2004 2004 2005 2005 2005 2005 2006 2006 2006 2006
Zoning Approval / Prelease Phase I
Phase
Design
Construction
Tenant Buildout
Phase II
Design
Construction
Tenant Buildout
Phase III
Design
Construction
Tenant Buildout
Phase IV
Design
Construction
Tenant Buildout
Ai
so
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:..� z>� G]�NhRAL PLAN
' FOR
f AIRWOOD OFFICE PARK ►
t AN OFFICE PA12IC \ND .51101'PING lll?V[:LOI'E51EN1'•
f? ff; 51� N I I I t1.2(i2t4 ACT( 1 E 1 'I'•
ogo'S, ,o E_'l'J59,92N SQ. ) OF LAND
c8=5 •. .Ot' WITH 2 IlES'1'1tIC:l'! D R S! RVI;S cL =Zaa 1� I;;
a BEING RORTIONS OF OUTLOTS' 718 AND 71J
t e -�1 •\ L�•• ..ul..r.m1. OF THE W. D. LAWRENCE SLIUMVISION
.,i u VOLUME I13, ,1'AG6 34 I,. 1LC. D. R, t
cONsuurac hNm,JEeRs, INC..OUT OF. 'III"Ils IVII.LIA�t .11. TONES. $1JRVIs1', :1—JIA2'. •
FLOOD ?.ONE N(l'fEc CITY. OF LA i'0R'1'E, l{ARMS CUUN'I'Y. 'fEX:1S
THIS PROPERTY LIES RITION ZONE 'X' AN0.15 NOT ENCINE 'P ESOI1 CONSULTING, ENGINEERS, INC.
to FIRMI AP1,C0! MUN TYY P0 "FAR DWL'LAIN NOAiB?U C0940 J, .• SURVEYOR: ESOR CONSULTING ENGINEERS, INC. - I
F9. Rom.: '2 �]aoiossucAo:oaowlE.ovc REV16E0 NOVEMUER a, 199a. DIiV EL I'E I2: FAIRIYOOU 1)FVEI.UPIMENT LTD., s a FILING DATE: NOVENIDER 15, 2001
Special Conditional Use Permit
Request #SCU 01-004
Fairwood Office Park (Phase I)
Exhibits
1. Staff Report
a)Permitted Uses
b)Covenants & Restrictions
2. Draft Permit
•
Staff Report Fairwood Office Park November 29, 2001
Special Conditional Use Permit #01-004
Request: Special Conditional Use Permit for
Fairwood Office Park — Phase I (2.8 acres)
Requested By: Mr. Louis Stranahan, on behalf of, Summer Winds, L.L.C.
Requested For: Phase.I (2.8 acres) of the total development (8.2628 acres) being portions of
Outlots 718 and 719 of the W. B. Lawrence Subdivision, Volume 83, Page A
344, H.C.D.R. out of the William A Jones Survey, 482, La Porte, Harris
County, Texas. The property, known as Fairwood Office Park, is located at
the northwest corner of Underwood Road and Fairmont Parkway.
Present Zoning: Planned Unit Development (P.U.D.)
Requested Use: Office Building (See Exhibit A.)
Background: The proposed site for the Fairwood Office Park is located at the northwest
corner of Underwood Road and Fairmont Parkway just south of Caniff
Road. The site is near a low -density residential development, an apartment
complex, a mixture of commercial uses, and an Industrial Park across
Fairmont Parkway.
On September 20, 2001, the Planning and Zoning Commission considered
approval of the Rezone Request #R01-005. The request asked for the
rezoning from Neighborhood Commercial (NC) to Planned Unit
Development (PUD). After taking comments and questions, the
Commission recommended approval to the City Council.
At the October 22, 2001 meeting, City Council passed and approved
Ordinance 1501-SS, which authorized the P.U.D. zoning of the property. In
addition, the applicant recognized our current NC zoning uses would satisfy
most of his contemplated uses; however, some uses would require GC
zoning.
The applicant submitted a General Plan for a four phased project to build an
office park with a small retail/shopping area. (See the General Plan.) Upon
submittal of the General Plan, the applicant was also required to obtain a
Special Conditional Use Permit (SCUP) for Phase I .(2.8 acres). In
accordance with the Zoning ordinance, this SCUP is being processed
simultaneously with the Fairwood Office Park General Plan.
Fairwood Park, Phase I
• •
= SCU01-004
November 29, 2001
Page 2 of 2
Analysis: Section 106-217 of the Code of Ordinances establishes the following criteria
for review of development projects within a PUD zoning district:
• Compatibility of uses — Uses surrounding the property include an
apartment complex, a gas station, and a church. For Phase I, this SCUP
is limited to general office building uses and other office activities - no
warehousing, storage, installation, gambling, etc. See Exhibit A for a list
of approved uses.
• Conditions — Applicant is limited to developing the property with the
uses agreed upon in Exhibit A. There are no additional conditions for
the applicant to meet to obtain this SCUP.
Recommendation: Staff recommends approval of the Special Conditional Use Permit for Phase
I (covering 2.8 acres) with the following conditions:
1. The permitted uses in Phase I are limited to those shown on Exhibit A.
2.. The developer shall use the covenants and restrictions listed in Exhibit B.
Options. available to the Commission are as follows:
• Approve the SCUP as filed.
• Approve the SCUP with specific, conditions either recommended by staff
or amended by the Commission.
• Disapprove the SCUP.
If approved, a recommendation from the Commission on this SCUP will be
forwarded to City Council for Final consideration.
If approved by Council, the applicant shall be authorized to submit a Minor
Site Plan for Phase I. For subsequent development, the applicant must
request a Special Conditional Use Permit for each phase of development (II,
III, and IV).
19
Exhibit A
Phase I Permitted . Uses
The uses proposed to be allowed in Phase I included the uses allowed
under the original Neighborhood Zoning Application plus the uses listed in
the table below.
Planned Unit Development Phase I Aciclitinnal Ilse
Industry
Industry Type
Comments
SIC
By Code
Code
473
Arrangements of
Office use only. No warehousing or storage.
Transportation
481-489
Tele-Communications .
Office use only.
544
1 Food Stores
Candy, nut and confectionery stores only.
546
Bakeries
Limited to bakery items only.
549
Misc. Food Stores
Limited to coffee stores, dietetic, health,
spice/herb,tea, vitamin, and water stores only. (No
oul or a s.)
561-569
Apparel and Accessory
Stores
5713
Home Furnishings -
No contractors/installers on site
Floor Covering
5714,
Home Furnishings -
No contractors/installers.on site
Drapery, Curtain,
U holstery.
5719
Home Furnishings -
No contractors/installers on site
Misc. Home
Furnishings
Industry Sub -Type Comments
SIC By Code
Code
5719 Home Furnishings Misc. Home Furnishings (no contractors/installers)
on si to
573
Radio, TV, Consumer
Retail Services only.
Electronics,
Computers, Software
and Music Stores
5948
Misc. Shopping Goods
No, manufacturing on site.
Stores - Luggage &
Leather store
5995
Retail Stores not
No news and news stands, auction rooms awning
elsewhere classified -
shops, fireworks, gravestones, hot tubs, ice dealers,
Optical Goods
monuments, sales barns, tomb stones, whirlpool
baths.
5999
Misc. Retail Stores
ALL.
WITH THE FOLLOWING EXCEPTIONS
news & news stands, auction rooms, awning
shops, fireworks; grave stones, hot tubs, ice
dealers, monuments, sales barns, tomb stones,
whirlpool baths
602-608
Commercial Banks,
Savings Institutions;
Credit Unions, Foreign
Bankin and Branches
611-616
Federal/Federally
Sponsored Credit
Agencies, Person
Credit Institutions,
Business Credit
Institutions, Mortgage
bankers and Brokers.
621-639
Security and
Limited to general business offices only. NO
Commodity Brokers,
inspections stations
dealers, Exchanges,
and Services; Insurance
l` a
Carriers.
731-738
Business Services
General office use only.
7363
Personnel Supply
General office use only.
Services
791-799
Amusements - Dance
No Gambling.
Studios, Schools, Halls;
Theatrical Producers,
Bowling Centers;
Commercial Sports;
806-809
Hospital
Limited to outpatient care only.
861-869
Membership
Or anizations
EXHIBIT B PROPERTY CONTROLS
Zoning, CD106:76, Section 106-659. Special regulations and procedures.
(a) Procedure for establishing or developing a planned. unit development
district development. (4) A written description shall be submitted
documenting the type of property control that will be utilized to
administer, control and maintain any common open space or areas.
ADMINISTRATION:
The Developer's General Plan calls for a planned phase development of the
Property. At the conclusion of the general building construction and its
supporting infrastructure including but not limited to its utilities, parking areas
landscaping, detention and roadways for a specific phase, the lease occupant
(Tenant) demised premises construction shall commence.
Each Tenant shall execute the Developer's Lease Agreement for it's leased
premises that will described in detail an architect's prepared space plan,
approved construction documents to be submitted thru the Building Permit
process, and the legal conditions that bind the parties. The Developer will
provide the property management services under the direction of a designated
professional Property Manager with specific responsibility to manage the
improved properties described in the General Plan.
CONTROL:
The legal control for the administration of each phase referred to in the. General
Plan shall be contained in the Developer's Lease Agreement and shall be
managed by the Developer's Property Manager. A portion of the Rental Payment
in the Lease allows for the developer to charge each Tenant with specific building
and common area maintenance charges incurred during each annual accounting
period. A portion of the rent is collected monthly and a portion of the rent is billed
annually to cover cost to maintain any common open space or areas.
ACTUAL OPERATING EXPENSES:
Actual operating expenses shall consist of all operating expenses, computed on
the accrual basis. These expenses would include but not be limited to; Buildings,
the Land, Paths, Sidewalks, Roadways, Landscaping, Signs, Detention Areas,
Utility Services and Easements, Janitorial Services, which serve the buildings
which may currently be in existence and any such improvements which may be
constructed to service any of the foregoing in subsequent years as may be
necessary or desirable in Landlord's discretion.
As each phase in the General Plan is completed, the administration and control
required insuring that the property is,maintained is a responsibility that is backed
up by the Developer's Lease Agreement and is enforceable in law. The
Developer's Lease Agreement is assignable and/or may be transferred under
Page 1 of 2
specific conditions. However, the responsibility for the administration, the
controls and the charges in the rental rate used for maintenance, and the
maintenance itself for all common spaces or areas shall survive any lease, sale,
or other transfer of properties identified in the General Plan.
Page 2 of 2
City of La Porte
Special Conditional Use Permit
This permit is issued to:
For Development of:
Legal Description:
Zoning:
Permit Conditions:
Ll
Permit # SCU #01-004
Fairwood Development Ltd.
Owner or Agent
1802 Preston, Pasadena, TX 77503
Address
Fairwood Office Park (Phase 1)
Development Name
9621 Fairmont Parkway, La Porte, TX 77571
Address
2.8 Acre Tract out of William.M. Jones Survey, Abstract A-482
Harris County, TX
Planned Unit Development
1. The permitted uses in phase I are limited to those shown on Exhibit A.
2. The developer shall use the covenants and restrictions listed in Exhibit B.
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: 11/29/2001'
Director of Planning
City Secretary