HomeMy WebLinkAbout03-21-2002 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission• ~
Minutes of the Meeting
•
PLANNING AND ZONING COMMISSION
MINUTES OF MARCH 21, 2002
Members Present: Melton Wolters, Dottie Kaminski, Hal Lawler, Pamela Baldwin
Members Absent: Betty Waters, Ralph Dorsett, Ross Morris
City Staff Present: City Planner Gwen Goodwin, Planning Coordinator Masood Malik, Ciry
Prosecutor Clark Askins, Planning Secretary Peggy Lee
I. CALL TO ORDER
Meeting called to order by Vice-Chairperson Wolters at 6:00 PM.
II. APPROVE MINUTES OF THE FEBRUARY 21, 2002 REGULAR MEETING AND
PUBLIC HEARING.
Motion by Dottie Kaminski to approve the Minutes of February 21, 2002. Second by
Pamela Baldwin. Minutes approved as presented.
III. CONSIDER APPROVAL OF THE AMENDED GENERAL PLAN FOR FAIRMONT
PARK EAST, SECTIONS 5-9, LOCATED OFF DRIFTWOOD DRIVE.
Ciry Planner Gwen Goodwin presented staff's report. During the August 17, and
September 21, 2000 meetings, the Commission required the general plan reflect the
following items:
1. a) Show parking and adequate open space around the detention basin for residents
using the detention/park area.
b) A minimum of 12' of open space is needed around the perimeter of the detention
pond to perform maintenance and provide amenities, e.g. walking trails and
landscaping.
2. Re-arrange lots to avoid backing up to the detention/park area.
3. Establish guidelines in the General Plan for future driveways for General Commercial
tract adjacent to Fairmont Parkway.
4. On November 29, 2001, the Commission required dedication of a pedestrian easement
along the Exxon/Mobile pipeline as part of the approval for Fairmont Park East, Section
10.
The amended general plan for Section 5, submitted by Mr. Eddie Gray, did not address
all the listed items.
Planning and Zoning Commis •
Minutes of March 21, 2002
Page 2
Staff recommended approval of the amended general plan with the following conditions:
1. Lots shall be re-arranged to avoid backing up to the detention area.
2. Driveway guidelines shall be established for tracts adjacent to Fairmont Parkway.
3. A pedestrian easement shall be dedicated along the Exxon/Mobile pipeline to provide
access between Fairmont Park and Fairmont Park East. This shall be finalized prior
to filing the Preliminary Plat for Section 5.
Mr. Eddie Gray asked the Commission to approve the amended general plan without
conditions. He noted the following:
- Detention reserve was dedicated with Section 6. Staff's request for an additional
15 foot for open space should be included in the square footage being dedicated
for green space.
- Had discussions with homeowner's association, homebuilders, and various
planning professionals regarding the placement of homes next to the detention
area. All preferred having the backs of homes facing the detention area rather
than the fronts.
- Completed zone change from neighborhood commercial to residential and
created a second entrance off Applewood St.
- Complied with the Commission's request by writing a letter to Exxon Mobile
Pipeline to determine the feasibility of locating a pedestrian trail along the
pipeline corridor. In their response letter to Mr. Gray, Exxon Mobile Pipeline
objected to the proposed project.
- Not the developer's responsibility to establish guidelines for limiting access from
tracts along Fairmont Parkway. Additionally, the properties along Fairmont
Parkway have been sold. Discussions regarding such would need to be with new
owners.
- Willing to continue working toward satisfying City's request for an easement
along the pipeline corridor, however it should not be a condition of approval.
In order to clear up any misunderstanding, Ms. Goodwin will make sure staff verifies
the width of the maintenance strip along the detention pond.
Correspondence to date does not satisfy the City's request for dedication of a
pedestrian easement along the pipeline corridor. Staff requests further attempts be
made to finalize this matter.
Planning and Zoning Commis •
Minutes of March 21, 2002
Page 3
Motion by Dottie Kaminski to approve the Amended General Plan for Fairmont
Park East, Sections 5-9, with the following condition:
^ Dedication of a pedestrian easement along the Exxon/Mobile pipeline to
provide access between Fairmont Park and Fairmont Park East. The
Developer and City Staff shall work toward resolution of this issue, prior to
filing of the Preliminary Plat for Section 5.
Second by Hal Lawler. All were in favor and the motion carried.
IV. STAFF REPORTS.
Ms. Goodwin updated the Commission on the subcommittee's work on the 180-day
moratorium on new construction in the mid and high density residential zoning
districts. The subcommittee has met on two occasions and discussed items such as
location, interior circulation, density requirements, buffering, open space,
landscaping, etc. The next meeting will be Apri15~.
Planning Coordinator Masood Malik noted recent actions by Council such as
Redistricting, City-Wide Sidewalk Project, San Jacinto Swimming Pool, and the
Hockey Rink. Upcoming events include a show at Sylvan Beach on March 29`i',
sponsored by the Main Street Association, and a barbecue cook-off on March 22"d
and 23~, sponsored by the La Porte Livestock Show and Rodeo Association.
v. ADJouRly
Vice-Chairperson Wolters adjourned the meeting at 7:22 PM.
Respectfully submitted,
Peggy Lee
Planning Secretary
Approved on this day of
2002.
Betty Waters
Planning and Zoning Commission Chairperson
Special Conditional Use Permit
Request #SCU 02-001
Exhibits
A. Staff Report
B. Vicinity Map
C. Site Plan
D. Resolution 01-12
E. Draft SCU #02-001
F. Public Notice Response
• •
Staff Report Convenience Store with Automobile April 18, 2002
and Truck Fueling
Special Conditional Use Permit # SCU 02-001
uest; Special Conditional Use Permit Request #SCU 02-001
Requested By: Mr. Ameen Narsi
Requested For: Phase I is a 2.9-acre tract of land described as lots 1 thru 32 of Block 329,
including alley -and portion of North 2"d Street right-of--way (closed and
abandoned per Ordinance No. 02-2534), out of Johnson Hunter Survey,
Town of La Porte, Harris County, Texas. The property is located in the 300
Block of West Barbow's Cut Boulevazd.
Present Zoning: Business Industrial (BI) - building setback: 50-40-30
Requested Use: The applicant is seeking a Special Conditional Use Permit (SCUP) to
construct Phase I: a convenience store with automobile/truckfuefing.
Background: The applicant owns 5.8 acres located along Batbour's Cut Boulevard
between North 1~` Street (Block 328) and unimproved 3'~ Street (Block 329).
(See Exhibit B -Vicinity Map.) The property was rezoned from General
Commercial to Business Industrial per Ordinance #1501-KK approved on
April 10, 2000. •The alleys and a portion of North 2"d Street right-of-ways
were closed per Ordinance #SAC 00-03 on January 14, 2002. The City
retained a 60' drainage easement within North 2°d Street right-of--way to
maintain the existing drainage system. In addition, the applicant agreed to
relocate the active 8" sanitary sewer line in the alley of Block 328 to a
dedicated easement located to the east of the property.
The applicant submitted the following items to City staff: a) construction
drawings for the relocation of sanitary sewer, and b) a re -plat of the property
consolidating Blocks 328 and 329 into one contiguous tract. Staff reviewed
and approved both items.
In February 2002, the applicant submitted a site plan to construct Phase I: a
convenience store with automobile and truck fueling. (See Exhibit C -Site
Plan. Note: this is an early representation of a site plan. However, if there
are major site plan issues, the Commission may express these concerns at
this time. Once the minor development site plan is sr~bmittea~ that meets the
City's requirements, Sta,,~' will approve the plan as provided by the City s
Development ordinance.)
Staff informed the applicant that this proposed use was unique and was not
listed in the regulations for industrial districts. According to Section 106-
521, all "unlisted" uses aze considered conditional uses and require approval
of SCUP from the Planning and Zoning Commission and City Council
before the site plan can be resubmitted for review and approval.
SCU02-001 ~ •
Page 2 of 3
Analysis: Barbour's Cut Boulevard is the main truck route to and from the Barbour's
Cut Terminal facility. As a result, numerous trucking services related
businesses aze located along this corridor. There is a small residential
neighborhood one block to the south of the site and three houses along 1 ~.
Resolution #01-12 is intended to create a buffer and lineaz park along North
"E" Street from 8s' Street to 1 ~` Street. Currently, portions of N "E" Street
have been cleazed, but once the concepts described in Resolution #01-12 are
implemented, most of the neighborhood will be screened from the site by
North "E" Street. (See Exhibit D -Resolution #01-12.)
The applicant is seeking the SCUP under Section 106 217 of the Code of
Ordinances which establishes the following n~view criteria and conditions
for approval:
• That the specific use will be compatible with and not injurious to the use
and enjoyment of the other property, nor significantly diminish or impair
property values within the immediate vicinity.
• That the conditions placed on such use, as specified in each district, have
been met by the applicant.
• That the applicant has agreed to meet any additional conditions imposed,
based on specific site constraints necessary to protect the public interest
and welfaze of the community.
Staff noted that the proposed use is compatible with the industrial uses in the
azea. Developing this tract should not have any adverse impacts on the
surrounding azea. Because water and sanitary sewer aze both available to the
site, only a nominal impact will be placed on these public services. Drainage
issues aze handled through storm water detention within the project. The
applicant understands that no pernranent structures can be built in the 60'
drainage easement.
To provide better access, the applicant will improve North 3 ~' Street, in
accordance with Section 5.01 of the City's Development Ordinance, to
ensure that paving meets or exceeds street design standazds that
accommodate trucks. Furthermore, North 3'~ Street will only be improved to
the end of the driveway (approximately 270'). In the future, North "E"
Street will become a buffer from the industrial uses and the residential
community.
Summary/
Recommendations: Based on items discussed in this nwport, staff recommends approval of the
SCUP with the following conditions voluntarily developed by the applicant
and additional conditions developed by staff:
Applicant's conditions
• The facility shall only operate during the hours of 6. a.m. to 8 p.m.
• The facility shall be operated and maintained properly.
SCU02-001
Page 3 of 3
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• No overnight facilities are allowed on the premises.
• North 3'~ Street will be improved south of the existing paving for
approximately 270'.
Staffs conditions
• At least 15% landscaping and screening must be provided along 1 ~`, 3'~,
and North "E" streets as a buffer between the neighborhood and the
proposed facility. This must be compatible with current landscaping
scheme along Bazbour's Cut Blvd.
• No permanent structures are allowed in the City's 60' drainage
easement.
• For this phase of development, ingress and egress are limited to 2 points
along Bazbour's Cut Blvd. The second driveway provides shared access
between Blocks 328 & 329.
• Applicant must submit to the City written approval from Harris County
for median break(s) along Barbour's Cut Blvd.
• Driveway turning radii shall be increased to accommodate tnucks.
• Automobile and truck traffic must be sepazated. Signs aze placed at each
driveway denoting "auto" or "truck" entrance%xit.
• Street improvement must adhere to the Harris County Engineering
Department's design standards for commerciaVindustrial roadways.
Options available to the Commission aze:
1. Approve the SCUP as submitted by the applicant
2. Approve the SCUP with specific conditions either recommended by
staffor by the Commission .
3. Disapprove the SCUP as submitted
A recommendation from the Commission on this SCUP will be forwarded to
City Council for final consideration. If the SCUP is approved by the City
Council, the applicant must submit a site plan noting the SCUP number.
Construction must begin. or a time extension must be filed within one yeaz
after the issuance or the permit shall become void. (See Exhibit E -Draft
SCU#02-001.)
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REQUEST
Agenda Date Requested:
Requested By:
Department:
•
R CITY COUNCIL AGENDA ITEM
Report: Resolution: X . Ordinance:
Exhibits: Resolution
Exhibits:
Account Number: n/a
Amount Budgeted: n/a
Amount Requested: nla
Budgeted Item: YES NO
Exhibits:
SUMMARY & RECOMMENDATION
Northside neighborhood leaders and the City of La Porte collaborated with the consulting fum, Hawes, Hill, and
Associates, to develop a Northside Community Neighborhood Plan which was adopted by City Council on
November 13, 2000.
The purpose of the plan is to guide the residents, the City and others regazding opportunities to enhance the quality
of life in the Northside Community. This plan will provide a guide for decisions and actions designated to lead the
Northside azea toward continued community improvement and revitalization.
In several meetings the Northside neighborhood leaders and residents consistently expressed their concern that the
commercial activities on Bazbour's Cut Boulevazd would eventually overwhelm the residential neighborhood.
This resolution would utilize the unimproved East "E" Street right-of--way as a buffer to further insulate the
neighborhood from the commercial activities along Bazbour's Cut Boulevazd.
Staff recommends approval of a-resolution establishing intent to promote and utilize East "E" Street right-of--way
from North 15L Street to the alley between North 7s' Street and North 8~' Street as a buffer between commercial areas
on Bazbour's Cut Boulevard and residential azeas. .
Action Required by Council:
Consider approval of a resolution establishing intent to promote and utilize East "E" Street right-of--way from North
1" Street to the alley between North 7s' Street and North 8m Street as a buffer between commercial azeas on
Barbour's Cut Boulevazd and residential areas.
Auaroved for City Council Agenda ~ ~ .
~ ~~( ~~ ~~_ ol` ao ~ of
Robert T. Herrera, City Manager Date
Aaaroariation
Source of Funds: n/a
~~`~
• •
L
RESOLUTION NO.Ol- /
THIS IS A RESOLUTION ESTABLISHING INTENT. TO PROMOTE AND UTILIZE
NORTH "E" STREET RIGHT-OF-WAY FROM NORTH 1sT STREET TO THE ALLEY
BETWEEN NORTH 7TH AND. NORTH ~ 8TH STREET AS A BUFFER BETWEEN
COMMERCIAL AREAS ON BARBOUR'S CUT BOULEVARD AND RESIDENTIAL
AREAS; FINDING COMPLIANCE WITH THE OPEN MEETINGS LAW; AND
PROVIDING AN EFFECTIVE DATE HEREOF.
WHEREAS, the City Council adopted the Northside Neighborhood Plan on
November 13, 2000.
WHEREAS, the purpose of the Northside Neighborhood Plan is to guide the residents,
the City of La Porte, and others regarding the quality of life within the Northside Community
WHEREAS, unimproved North "E" Street right-of--way provides a convenient boundary
between the commercial/business industrial zoning district and the residential districts to the
south.
WHEREAS, there is opportunity to utilize the unimproved North "E" Street right-of--way
as a buffer to further insulate the neighborhood from the commercial activities along Barbour's
Cut Boulevard:
WHEREAS, City Council determines there is. no public need at this time, to utilize North
"E" Street right-of--way for vehiculaz access.
NOW, THEREFORE, BE IT RESOLVED BY
THE CITY COUCIL OF THE CITY OF LA PORTE, TEXAS, THAT:
Section 1. City Council does hereby promote the use of the unimproved North "E"
Street right-of--way from North ls` Street to the alley between North 7`~ and North 8~' Street as a
buffer between the commercial activities on Barbour's Cut Boulevard and residential areas and
hereby directs Planning and Zoning Commission, staff and others to consider this resolution
when dealing with matters of development bordering unimproved North "E" Street right-of--way.
•
•
Section 2. The City Council officially finds, determines, recites and declares that a
sufficient written notice of the date, hour, place and~subject of this meeting of the City Council
was posted at a place convenient to the public at the~City Hall of the City for the time required by
law preceding this meeting, as required by the Open Meetings Law, Chapter 551, Tx Gov't
Code; and that this meeting has been open to the public as required by law at all times during
which this resolution and the subject matter thereof has been discussed, considered and formally
acted upon. The City Council further ratifies, approves, and confirms such written notice and
_ contents and posting thereof.
Section 3. This Resolution shall be effective upon its passage and approval.
PASSED AND APPROVED this _ i~ day of September 2001.
. CITY OF LA PORTE
~1
_ Norman Malon ,Mayor
ATTEST:
By:
M Gillett, City Secretary .
• •
City of La Porte
Special Conditional Use Permit #S0002-001
This permit is issued to: Ameen Narsi of Narsi. Inc.
Owner or Agent
301 W. Barbour's Cut Boulevard. La Porte. TX
Address
For Development of: Convenience store with automobile & truck fueling
Development Name
301 W. Barbour's Cut Boulevard. La Porte. TX
Address
Legal Description: 2.9 acres. being lots 1 thru 32 of'Block 329. including alley and portion
of North 2"a Street right-of•way. out of Johnson Hunter Survey City of La
Porte. Harris County. Texas.
Zoning: Business Industrial
Use: Truck Fueling
Permit Conditions:
1. The facility shall only operate during daytime hours (6 a.m. to 8 p.m.).
2. The facility shall be operated and maintained properly.
3. No overnight facilities are allowed on the premises.
4. North 3'~ Street will be improved south of the existing paving for approximately 270'.
5. At least 15go landscaping and screening must be provided along 1St, 3`~
6. and North "E" streets as a buffer between the neighborhood and the proposed facility. This must be compatible
with current landscaping scheme along Barbour's Cut Blvd.
7. No perrnanent structures are allowed in the City's 60' drainage easement.
8. For this phase of development, ingress and egress are limited to 2 points along Barbour's Cut Blvd. The second
driveway provides shared access between Blocks 328 & 329.
9. Applicant must submit to the City written approval from Harris County for median break(s) along Barbour's Cut
Blvd.
10. Driveway turning radii shall be increased to accommodate trucks.
11. Automobile and truck traffic must be separated. Signs are placed at each driveway denoting "auto" or "truck"
entrance/exit.
12. Street improvement must adhere to the Harris County Engineering Department's design standards for
commercial/industrial roadways.
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 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: May 7. 2002
Director of Planning
City Secretary
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aMeeting of,he ~ Porte RECEIVED
Plannin¢ and Zonia~ Commission
(Type of Meeting) APR ~ ~ 0 7nn~
scheduled for . ~ PLANNING DEPT.
Aril 18, 2002
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to Consider
Syecial Conditional Use PermitReauest liSCU 02-001
. (Type of Request)
I have received notice of the above referenced public heating. ~ ~~
I am in FA1VOR of granting this®request f~or/the following t+easons: /~~
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I am OPPOSED to granting this request for the following reasons:
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Meeting Notes:
Planning & Zoning Commission Residential Development Review Subcommittee Meeting
Date: Mazch 1, 2002
Time: 9:00 AM
Place: City Hall Council Chambers
Subject: Mid to High Density Residential Development
Attendees: City Planner Gwen Goodwin
Planning Coordinator Masood Malik
Planning & Zoning Chairperson Betty Waters
Planning & Zoning Member Dottie Kaminski
Planning & Zoning Member Hal Lawler
Discussion:
Location -Limit development of multi family (NIF) units along Broadway; most complexes aze
currently located there. Limit MF on Fairmont Parkway.
Land use - Staff prepazed a working map of all apartment complexes in the city. Map and
attached list provided the following: name of complex, phone number, number of units, and yeaz
built. Committee members added 4 additional site. Members also want to map condos,
townhouses, four-plexes, and duplexes.. After this work is done, the committee will have a better
idea of deficient azeas and potential MF sites.
Staff. and committee members reviewed zoning map. Suggestions were made to rezone various
azeas to reflect their current residential land use (e.g. R-2 and R-3 azeas to reflect R-1 build=out.)
Staff will begin compiling a list and the proper course of action will betaken later.
Density -The Committee also reviewed current density regulations in R-3 and R-4. Limit
number of units to 200 per complex. (More density discussions will happen in other meetings.)
Buffering -One suggestion involved establishing a buffer zone between R-1 and R-3. Buffer
zone would be a minimum of a 10' to 20' landscaping screen immediately adjacent to R-1
(where the property lines of the MF & R-1 meet), plus 25' to 30' buffer. In addition, MF
buildings closest to R-1 may not exceed 2 stories in height, and any 3-story buildings must be
located in the center of the complex, furthest away from the R-1.
Open Space -Increase landscaping requirements to a minimum of 35%. (This is an increase
from the current 6% requirement in the zoning ordinance.) Add walking paths, playground
equipment, and picnic benches.
• •
Functionality -Make sure all MF developments have good access for emergency vehicles and
school buses.
Additional items to consider:
• Mapping all complexes
• Reviewing other city ordinance
• Looking at all zoning districts where MF can be built, e.g. R-2, 3; PUD, GC
• •
Meeting Notes:
Planning & Zoning Commission Residential Development Review Subcommittee
Meeting
Date: Mazch 8, 2002
Time: 8:15 AM -10:00 AM
Place: City Hall Council Chambers (moved to Conference Room)
Subject: Mid to High Density Residential Development
Attendees: City Planner Gwen Goodwin
Planning Coordinator Masood Malik
Planning & Zoning Member Dottie Kaminski
Planning & Zoning Member Hal Lawler
Items to discuss
PUD has regulations for housing, but they can be further refined
Multi family housing is allowed in General Commercial.
Discussion:
Location -Zoning districts where duplexes to multi-family housing units can locate:
• R-2
• R-3
• ~
• PUD
Create a map showing distance between apartment complexes.
Each complex must beat least 2,500' apart from one another.
Internal circulation
• Maneuvering isle must be 28' or greater.
• Increase distance between garages.
• Increase pazking space widths and lengths.
• Keep sidewalks/walkways away from front doors.
• Require 2 points of access to all apartment properties.
Amenities
• Open space should not only be detention pond with a few bazbecue pits.
• Play area -size should be based on the number of units.
• Jogging trails must be adjacent or between landscaping.
•
•
Accessibility
• Wheel chair ramps must be accessible throughout the complex.
• ADA approved parking spaces must be provided throughout the complex.
Limits .
• Housing units are limited to 12-18 units per acre.
• No more than 200 units in a complex, but based on number of acres.
• Higher intensity the more square footage in each unit, add more amenities, and add
more landscaping.
Landscaping
• R-2 and R-3 should not be used as a buffer between R-1 and other zoning districts.
• Use fast growing trees and shrubs as buffers. .
• Increase the landscaping at the rear/side of the non-residential development to buffer
from residential uses.