HomeMy WebLinkAbout06-19-2003 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission
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Minutes of the Meeting
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PLANNING AND ZONING COMMISSION
MNUTES OF JUNE 19, 2003
Members Present: Betty Waters, Dottie Kaminski, Hal Lawler, Ross Morris, Ralph Dorsett, Doretta
Finch
Members Absent: Pamela Baldwin
City Staff Present: City Planner Gwen Goodwin, Planning Coordinator Masood Malik, City
Prosecutor Clark Askins, Planning Secretary Peggy Lee
I. ~ CALL TO ORDER
Chairperson Waters called the meeting to order at 6:00 P.M. 1n an attempt to mi~im_ize
disruption, Chairperson Waters requested that all in attendance silence their cell phones.
II. APPROVE MINUTES OF THE MAY 15, 2003, REGULAR MEETING 6~ PUBLIC
HEARING.
Motion by Doretta Finch to approve the Minutes of May 15, 2003. Second by Dottie Kaminski.
The motion carried.
Ayes: Finch, Kaminski, Lawler, Morris, Dorsett, and Waters
Nays:
Abstain:
III. OPEN PUBLIC HEARING TO CONSIDER REZONE #R03-005 FOR 13.73 ACRES OF
LAND LOCATED SOUTH OF McCABE RD AT STATE HIGHWAY 146, FURTHER
DESCRIBED AS PARTS OF TRS 8 AND 9B OF THE W.P. HARRIS SURVEY, ABSTRACT
30, LA PORTS, HARRIS COUNTY, TEXAS. THE APPLICANT, ROBERT BURCHFIELD
OF BURCHFIELD DEVELOPMENT, L.P., SEEKS TO REZONE THE PROPERTY FROM
LOW DENSITY RESIDENTIAL (R-1) TO PLANNED UNIT DEVELOPMENT (PUD).
Chairperson Waters opened the public hearing at 6:02 P.M.
A. STAFF PRESENTATION
City Planner, Gwen Goodwin, presented staff's report and answered questions from the
Commission. Staff recommended approval of the rezone.
Ms. Goodwin noted that no responses were received from the public notification mailout
to four adjacent property owners.
B. PROPONENTS
Rob Burchfield, of W.G. Burchfield and Brother, an industrial and commercial real estate
development and brokerage firm since 1906, addressed the Commission. Mr. Burchfield
described the characteristics of the property he plans to develop as The Preserve at
Taylor Bayou.
Planning and Zoning Commission •
Minutes of June 19, 2003
Page 2
C. OPPONENT'S
No opposition was presented.
IV. CLOSE PUBLIC HEARING.
Chairperson Waters closed the public hearing at 6:25 P.M.
V. CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING REZONE #R03-
005.
Motion by Ralph Dorsett to recommend Ciry Council approval of Rezone #R03-005. Second by
Ross Morris. The motion carried.
Ayes: Finch, Lawler, Kaminski, Morris, Dorsett, and Waters
Nays: None
Abstain: None
VI. CONSIDER GRANTING EXTENSION OF SPECIAL CONDITIONAL USE PERMIT
#SCU02-002 REQUESTED BY MR. STUART IiAYNSWORTH.
Ms. Goodwin presented staffs report.
Motion by Ross Morris to grant a one year extension for Special Conditional Use Permit
#SCU02-002. Second by Dottie Kaminski. T1~e motion carried.
Ayes: Lawler, Kaminski, Dorsett, Morris, Finch, and Waters
Nays: None
Abstain: None
VII. CONSIDER PRELIMINARY PLAT (REVISED) FOR SENS ROAD BUSINESS
INDUSTRIAL PARK.
Ciry Planner, Gwen Goodwin, presented staffs report. Staff recommended approval of the
preliminary plat, with conditions.
Motion by Ross Morris to approve the revised Preluninary Plat for Sens Rd. Business Industrial
Pazk with the following conditions:
1. Add a statement on the plat that: "No direct access to Sens Road All lots to have access
from the internal subdivision streets."
2. Add a statement on the plat that "If the developer opts to build streets to his standards, then
the maintenance shall be the sole responsibility of the Owner/Developer.°
3. Final Plat must demonstrate an easement, dedicated to the Ciry of La Porte, that provides
access through private property for drainage purposes.
4. Final construction drawings shall indicate off-site drainage improvements to ensure proper
drainage of the adjacent property.
5. Final Plat and construction drawings shall provide details showing 12' perimeter around the
detention basin.
6. Detention pond will be the sole responsibility of the owner/developer.
7. Submit a copy of the subdivision covenants and restrictions which include:
Planning and Zoning Cominissio~ •
Minutes of June 19, 2003
Page 3
a. Driveway widths and turning radii for large trucks;
b. Landscaping that follows the provisions in the Zoning Ordinance
Second by Ralph Dorsett. The motion carried.
Ayes: Lawler, Kaminski, Dorsett, Morris, Finch, and Waters
Nays: None
Abstain: None
VIII. STAFF REPORTS
Ms. Goodwin reported on the following:
a) ANALYTIC STRESS .
On May 15, ~ 2003, the Commission denied a rezone request for Analytic Stress. The
applicant has since withdrawn the request; therefore it will not be forwarded to Council
for consideration. '
b) GSL, INC.
The Commission previously tabled a request from GSL, Inc. to rezone the site of an
industrial warehouse at 3337 Canada Rd from R-2 to PUD. The company's
representative is unable to move forward at this time and staff is unable to contact the
owner. The rezone request is in limbo pending further action.
c) CHRIST LUTHERAN CHURCH
The Commission previously tabled a request from Christ Lutheran Church for a Special
Conditional Use Permit to allow a lodging retreat and a senior's assisted living complex.
The applicant has submitted a letter withdrawing the request from further
consideration.
Copies of the City's Bicycle /Pedestrian Plan will soon be provided to Commission Members.
The Subcommittee will meet Monday, June 23~ at 1:30 P.M.
Ix ADJouRN
Chairperson Waters declared the meeting adjourned at 6:45 P.M.
Su miffed by,
Peg
Planning Secretary
Approved on this~~ day of , 2003.
ters •
P and Zoning Commission Chairperson
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Special Conditional Use
Permit #SCU 03-002
Exhibits
A. Staff Report
B. Application
C. vicinity Map
D. Public Notice Response
E. SCUP
F. General Plan
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Staff Report - La Porte Golf Community
August 27, 2003
General Plan
And
Special Conditional Use Permit #SCU 03-002
Request: Approval of a General Plan and Special Conditional Use Permit for single-
family, multi-family, and commercial developments.
Requested Bv: Arete Real Estate &~ Development Co. and Hettig Management Corp.
Requested For: 150± acres of land located in the W. P. Harris Survey, A-30, La. Porte, Harris
County, Texas. This property is further described as being located between
- ~ State Highway146 and the Bay Forest Golf Course. .
Present Zoning: Planned Unit Development (PUD) .
Requested Use: Single-Family Residential, Multi-Family Units, and Commercial
Background: This property is located at the northeast corner of SH 146, Wharton Weems
Boulevard, and McCabe Road. It is bounded on the east by the Bay Forest
Golf Course. Mr. Joe Fogarty, President of the Arete Estate and
;~~~ _ • , . ; ,.- , M, Development Company, met with the City staff on several occasions to
~s~<~,r '~~ ;•.°,::K~;~"-~f y ~;.~~~ ~' ~•:. • - ~':~°~`~ present conceptual layouts for residential development on approximately 150
s`..>' 7= .. • f ' ",s ~~'~`; ` '"~~ acres surrounding Bay Forest Golf Course. .
7~ F
~` • ` '`" '~ ` ``-~'' At the Commission's March 20 2003 meeting, Mr. Joe Fogerty described
~ : - '~
'~ ` ~ °Y =.k,•: °~•~~~ ~ his development plans for the proposed golf course community. Mr. Alton
~ =:~ ~ -~~.r -.
:~ •,
~r° ". '4~ ;~ ~'~.~ Porter, Chairman of the Board of Directors, Tax Increment Reinvestment
t°~~•;~~ ;~Y~-=, ~• • - ••'t' Zone (TIRZ) also addressed. the Commission. He indicated that the TIRZ
~'~~ • ~ ..• f:• •' • board supported the subject project.
,.
'• ~ ~ ~ ~ ' After the presentation the Commission offered the following comments:
~' ~: _ ~~ ° ~ ~ ~~4 :. • Consider relocating the proposed multi-family development to either at
5 ;.~~- .: ,~ ~~.,.: ,~ ~.., } the Wharton Weems Blvd. intersection or McCabe Road intersection;
~:' ~ ' ; ' °.` * ~`:.ti':`" °•~~ ~ • ~~ • Provide pocket parks within the proposed development.
~•~_, ~. • Design a landscape berm that serves as an effective buffer and screens
~'•;;.•~ ~ V':~f:."..,,;, ~ ~ from noise and other impacts associated with SH 146.
Development in a PUD zoning district requires that a General Plan (for the
entire proposed project) and a Special Conditional Use Permit (SCUP) be
submitted and processed simultaneously. After approval of the General Plan
and SCUP by City Council, the applicant would .be authorized to submit a
Preliminary Plat. This Plat would be reviewed and acted upon by the
Commission. Approval of the preliminary and final plats would allow the
applicant to submit building plans for review and then to Begin construction
ofthe project.
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La Porte Golf Community •
SCU03-002 .
August 27, 2003
Page 2 of 6
Analysis: Section 106-659 of the Code of Ordinances establishes the following criteria
for review of development projects within a PUD zoning district:
• Uses -Review of the City's Land Use Plan indicates this area was
envisioned as developing as low density residential with a few areas for
commercial use. The proposed project is primarily as low density
residential (approximately 104 acres). In .addition, the multi-family
development section consists of 15 acres and a 1.5 acre tract is reserved
for commercial development. The proposed high-density residential use
is to be located at the northeast corner of McCabe Road and State
Highway 146. The multi-family development should not be detrimental
to the use and enjoyment of surrounding properties. During review of
. the site plan, staff and the Commission should look for sufficient open
space, adequate parking, and a good mix of recreational amenities. With
regards to the 1.5 acre tract, the proposed commercial corner is an ideal
location for a neighborhood commercial type activity. The distribution of
the remaining acreage to other uses is the following: Parks-4.0297 ac.,
landscaping-3.5864 ac., and detention-37.889 acres. (The Homeowners
Association will be responsible for the maintenance of park facilities.)
• . Streets, Access, & Layout =State Highway 146, Wharton Weems
Blvd., and McCabe Road provide limited access to the site. Along SH
146 traveling north, TXDOT is negotiating with property owners to
secure right turn lanes at Wharton ~ Weems and McCabe Road. These
:lanes should help prevent traffic dela~s.
Staffrecommends an extension of 8 Street to~provide needed access for
emergency vehicles and provide better access for the residents. During
the platting process, ~ consideration should be given to traffic controls
along 8~ Street and also at the subdivision access, points that intersect
with Wharton Weems Blvd. and McCabe Road. The Commission is
• encouraged to ask the developer to~ participate in the signal placement
and enhancement of 8a' Street and Fairmont Parkway intersection. In
addition, various techniques should be applied to minimize the impact of
trnffic on this neighborhood. These techniques should include either six-
footberms or sound walls with at least 30' wide planting strips of heavy
shrubbery. This would reduce noise levels and provide for additional
sound deadening for the subdivision.
The developer should redesign the current~layout to ensure that lots do
not back. onto 8~' Street. In a previous sketch plan, the developer
provided a layout with cul-de-sacs.
• Topography -this area is relatively flat and stable and should not be an
obstacle to this type of development.
• Density -staff utilized the Land Use Plan as a guide. With the
designated land use as low density residential and applying a
c La Porte Golf Community •
SCU03-002
August 27, 2003
Page 3 of 6
development ratio of 4.8 units per acre to approximately 120 acres, this
. ~ property may yield approximately 576 dwelling units. This current plan
designates seven sections of single-family residential with average lot
size of 60'x110'. (Larger lots are proposed abutting the .City's Golf
Course.) The total number of single-family residential lots equals 444
with a density of 3.7 units per acre. ~ This density is considerably less
than the 4.8 units per acre allowed in R-1 zoning districts.
. • Utilities -There are sufficient water distribution facilities along frontage
road of SH. 146 and McCabe Road to supply potable water and fire
protection to this proposed project. Provisions will have to be made to
ensure that sufficient utility extensions can be made to serve the whole
. ~ development. Currently, sanitary sewer service is not available to this
site; however, as a part of the City's master sewer plan for the area, ~~
easements were secured to provide a 24" trunk main. The plan provides
for two possible sites for a tie in just near Popular Cove and Little Cedar.
The Developer, through a Sewer Utility Agreement, should commit to
paying for the sanitary sewer services and improvements needed to
provide sewer service to this project and be responsible for the on-site
improvements needed to serve this project. The Developer's
participation may be an eligible expense with the TIRZ that allows the
developer to seek reimbursement.
• Drainage -The proposed development lies within the Taylor Bayou
Watershed and T1RZ #1. ~ The channel improvements cannot directly
receive stormwater runoff from this development. A solution is to
provide stormwater detention within this development.
The proposed layout depicts several reserves along eastern boundary of
the development adjacent to the golf course. These reserves are intended
' - to provide the drainage and detention for the full development. The
developer's layout for drainage and detention is quite similar to the
layout. contained in the Taylor Bayou Drainage Master Plan. The Master
Plan shows anorth-south channel conveying storm water downstream to
a detention pond that is less than the one provided by the developers.
This layout shows wider channel areas serving as additional buffer for
the golf course. The layout also shows that ~ 15 acres (Reserve Z) of off
site detention is being used to meet all the storm water management
`needs. Additional information is needed to determine if the Developer
owns this property and/or if the Developer has secured the necessary
easements from the current property owner to use this land. These
constant level ponds could also increase aesthetics for adjacent
homeowners and users of the pedestrian trails. However, Staff suggests
wrought iron fencing along the detention areas to prevent free movement
of pedestrian traffic between the golf course and the subdivision.
Detention basins design and calculations will be reviewed thoroughly to
' ~ make sure that water is retained sufficiently to prevent flooding on the
golf course and the subdivision. In addition, the Commission may wish
to determine, in a development agreement, the party that shall be
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La Porte Golf Community
SCU03-002
August 27, 2003
Page 4 of 6
responsible for routine maintenance of these detention azeas down to the
water level.
Parks and Open Space -The proposed subdivision is in close
proximity to the City's Little Cedar Bayou Pazk. The proposed
subdivision can be made accessible to Little Cedaz Bayou Pazk and
connect into the City's trails/pedestrian system with the installation of
sidewalks, (along McCabe, Wharton Weems and SH 146), and other
pedestrian facilities (i.e. trails along from SH 146 to Little Cedaz Bayou
Park).
The plan also shows several reserves serving as pocket pazks and open
spaces. In addition to the passive pazk/detention areas, the development
proposal could include in its deed restrictions that these azeas are private
and maintenance would be the responsibility of the Homeowner
Association. The Developer could submit to the City for approval a park
plan showing the playground equipment that will be installed. Staff
suggests pedestrian bicycle trails to be incorporated along the
detention/pazk areas at several points into the subdivision. This would
connect the developments private azeas with the public (City owned) trail
system.
• Construction Schedule -The development schedule provided by the
developers indicates January 2004, as an~approximate starting date, April
2011 as an approximate completion date for all seven sections.
Recommendation: ~ ~ Based on items discussed under the "Analysis" section, Staff recommends
Planning and Zoning Commission's consideration of the proposed land uses,
and if positive, directing Staff to work with the Developer to place the
following conditions in a Development Agreemenrt for adoption of a Special
Conditional Use Permit. The conditions are listed below:
Land Use:
1. Allow single-family lots with 70' along the Golf Course and
60' to 65' width lots in other areas.
2. Redesign the single-family lot layout so that lots do not front
on 8~' Street.
3. Allow multi-family development near McCabe & SH 146. The
Development Agreement could determine density and
driveway access.
4. Allow commercial development near McCabe & SH 146. A
further refinement of the commercial activity will be
determined when the Development Agreement is created.
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La Porte Golf Community
SCU03-002
August 27, 2003
Page 5 of 6
Streets:
1. Continue 8th Street to provide adequate traffic circulation
. within the development.
2. Utilize the T1RZ to participate in the signal placement and
enhancement of 8th St, and. Fairmont Parkway intersection,
north of the subdivision boundary.
3. Remove existing chain link fencing on border of golf course
property.
4. Provide emergency access to the golf course from McCabe
Road azea (alley and gate).to allow ambulance into this area of
the course. '
~5. Center turn~.~anes on Wharton Weems should .be considered.
•: ~ ~ ~ 6. Traffic signal on Wharton Weems and S.H. 146 is needed at the
time the subdivision is developed. The Developer should
coordinate with TXDOT.
Detention: ~~ '
1. Ensure that lake/detention azeas are continuous. Provide
wrought iron fencing to prevent free movement of pedestrian
traffic between the golf course .and the .subdivision. Install
wrought iron fencing along the rear of each lot overlooking the
golf course/detention lake azea.
2. Size outflow piping so that water is retained sufficiently to
prevent flooding on the golf course or the .subdivision
3. Discuss rounding right angle comers of detention azeas,
(possibly utilizing City-owned land to do so); this will increase
detention capacity for the lake system.
4. Maintenance of detention, down to the water level, should be
. determined in the development agreement.
5. Outflow is needed to gain access to reserve `Z', which is not
owned by the applicant. Total volume should be in line with
the recommendations by the Taylor Bayou study.
Pazks. trails, and landscaping .
1~. The Reserve `~F' 1.345 acre site and the passive pazk/detention
azeas should be privately maintained and not open to the
public.
2. All play/service equipment should be listed on a pazks and open
space plan that is approved by the City of La Porte (i.e.
playground, picnic area, trash cans, bazbeque pits, etc.)
3. Incorporate ~ pedestrian/bicycle trails ~ along the lineaz
detention/pazk areas, with entry and exit to the subdivision, in
at least 4-5 locations along its length.
4. Note that pedestrian bicycle trails will be primarily for the use
of the subdivision owners and shall be maintained by ~ the
homeowner's association.
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La Porte Golf Community
SCU03-002
August 27, 2003
Page'6 of 6
5. Create winding pedestrian/bicycle trails with trees situated to
add shade and landscaping to trails, both along the linear~park
area as well as SH 146.
6. Provide apedestrian/bicycle path from SH 146 to Little Cedar
Park along the north perimeter of the subdivision, .with a
connection to the east side pedestrian/bicycletrad.
7. Sidewalks are recommended along both sides of Wharton
Weems and McCabe and along SH 146.
8. Create either perimeter 6 foot berms, .or sound walls along
SH146 to have to reduce noise levels for the subdivision; if
berms utilized, then shrubbery planted along the' top '(i.e.
oleanders) to provide additional sound deadening. Walkways
should wind among the berms; the entire landscaped area
should be no less than 30 feet wide.
9. Irrigation shall be provided to allow establishment of all plant
material.
10. Clearly state in covenents or deed restrictions that it. is the
responsibility of the homeowners to pay for all costs for
repairs that are incurred when property adjacent to the existing
golf course and driving range is damaged. The City will not be
responsible in this case. Or if feasible, provide a protective
mechanism that prevents damage to property that is adjacent to
the golf course or driving range.
11. Examine space availability ~at SH 146 feeder to provide a
pedestrian crossing over at Taylor Bayou, if necessary.
Options:
1. The Commission may wish to close the public hearing.
2. Consider either
. a) Approval of the proposed land uses
b) Recommend that Staff continue to work with the Developer
on the issues listed.
CITY OF LA PORTE
APPLICATION FOR
SPECIAL CONDITIONAL USE PERMIT
Application No.: 03 ~- ~ ~
OFFICE USE ONLY: Fee: $100.00 Date Received: ~ /'
Receipt No.:
Certified Plans Submitted:
General Plan () Major Development Site Plan
() Minor Development Site Plan () Preliminary Plat
Person Making Request: Arete.Real Estate and Development
Mailing Address:
City/State:
BUSINESS NAME:
340 North Sam Houston Parkway East, Suite 140
13ouston, Texac 77060 Phone: 281..272.6134
N/A
PROPERTY ADDRESS: N/A
LEGAL DESCRIPTION: 150 acres located in the W.P. Harris Survey, A-30 City of La Porte, Harris Co.
ZONE: ~~~ SIC USE ATEGORY: d58~3
TYPE OF BUSINESS: N/A 1~-' ' `~~aw,; ~f,- SAL
08 al o'~j
DATE R R A ENT
OFFICE USE ONLY
Date of P & Z Public Hearing:
Date of City Council Meeting:
Zone:
This application is
CLP JOB #
Conditions:
Recommendation Y or N
Approved: Y or N
p[~f~f~0~7f~
AUG. -1 2003 I U
-,
DATE ZONING ADMINISTRATOt?
Approved () Denied ( )
Permit No.
(If Assigned~Yet)
~.
A Meeting of the Ia Porte
Planning and Zoning commission RECEIVED
,. (Type of Meeting) . ~ '
Scheduled for AUG 2 0 2003
' ~ PLANNING DEPT:
' .~ Augvst 27, 2003
(Date of Meeting) -
_ °. to Consider
Special Conditional Use Permit #SCU03-002
" ..(Type of Request)
T 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:
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AUG-18-2003 14 42 2812609798 ~ 2812609798 P.04
A Meeting of the LaPorte RECEIVED
PL~sainE ana Zonia~ Commission AUG 2 0. 2003
(Type of Mectirig)
s~edulea for PLANNING DEPT.
. Avguss 27; 2003
. (Date of Meeting) '
• -to Consider
(type or xequesz~
Y have ceceived notice of the above referenced public hearing. .
I am in FAVOR of granting this request for the~fnllowin3~teasons:
,.,.,..,., ~o ; r x;11 ; ncrease the . La._ Port's tax basis and master plan
I am OPPOSED to gxanting-this ccquest~ for the, folloasng reasons:
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TOTAL P.04
AUG 18 2003 15 44 2812609798 PAGE.04
• •
A Meeting of the La Porte
Planning and Zoning Commission
(Type of Meeting)
Scheduled for
August 27, 2003
(Date of Meeting)
to Consider
µruc~„i °p~~o3
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- Special Conditional Use Permit #SCU03-002
(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:
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1~ •
A Meeting of the La Porte
Planning and zoning commission ~ RECEIVED
(Type of Meeting)
Scheduled for AUG 1 9 2003
August 27, 2003 PLANNING DEPT
(Date of Meeting) .
to Consider
Special Conditional Use Permit #SCU03-002
(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:
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• •
A Meeting of the La Porte
RECEIVED
Planning and Zoning Commission
(Type of Meeting) ~AUG 1 9 2003
scheduled for PLANNING DEPT.
_ A~ ~St 2~, 2003 ~ .
(Date o Meetuig) '
to Consider
conditional Use Permit #SCU03-002
(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:
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. A Meeting of the La Porte i1ECC~UED
Plaaning and Zoning Commission AUG 19 2003
(Type of Meetin~
Scheduled for PLANNING DEPT.
August 27, 2003
(Date of Meeting)
to Consider ~ ~ .
Special Conditional Use Permit #SCU03-002
(Type of Request)
I have received notice of the above referenced public hearing.
I am in FAVOR of granting this request for the fnllowin~asons:
I am OPPOSED to granting this request for the following reasons:
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• •
A Meeting of the La Porte ~C~ClYE~
Planning and Zoning Commission QUG j J 2003
(Type of Meeting)
Scheduled for ~LANNl1~G pEPT
August 27, 2003
(Date of Meeting)
to Consider
. ~ ~ Special Conditional Use Permit #SCU03-002
(Type of Request)
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I • OPPOSED o granting this request for the following reasons:
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A 11~Ieeting of the La Porte RECEIVED
Planning and Zoning commission AUG 1 8 2003
(Type of tifeeting)
scheduled for PLANNING DEPT.
August 27, 2003
(Date of i~feeting)
to Consider
Special Conditional Use Permit #SCU03-002
(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:
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Scheduled for
- ~ August-27, 2003
. (Date of Meeting)
to Consider
RECEIVED
AUG 1 8 2003
PLANNfi~G DEPT.
- ~ Special Conditional Use Permit #SCU03-002
' . ' (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 seasons:
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N e (please p ' t) Address .
ature ~ City, State, Zip ~ ~ .
. City of La Porte
S cial Conditional Use Permit # C 032
This permit is issued to:
For Development of:
Legal Description:
Zoning:
Use:
Permit, Conditions:
Arete Real-Estate 8 Development Co and Hettig Management Coro
Owners
340 N Sam Houston Parkway East Suite Suite#140 Houston. TX 77060
Address '
5325 I(aty Fhew~v Suite #1 Houston. TX 77007-2257
Address
Port of Houston Authority Pre-check truck fadlity
Development Name
East Barbour's Cut Blvd La Porte TX -
Address
150+ acres of land being located in the W.P. Harris Survey. A-30
City of La Porte. Harris CouMv. Texas
Planned Unit Development (PUD)
Single-family residential. muhi-family. and commensal
.Streets:
1. Continue 8th Street to provide adequate tn~ffic dreulation within the development.
2. Utilize the TIRZ to partidpate in the signal placement and enhancement ;of 8th St. and
Fairmont Parkway intersection, north of the subdivision boundary.
3. Remove existing chain link fencing on border of golf course property.
4. Provide emergency access to the golf course from McCabe Road area (alley and gate) to
allow ambulance into this area of the course. .
D non:
1. Ensure that lake/deteMion areas are continuous and provide wrought. iron fencing to
prevent free movement of pedestrian traffic between the golf course and the subdivision.
- . Install wrought iron fendng along the rear of each lot overiooking the golf course/detention
lake area.
2. Size outflow piping so that water is .retained sufficiently to prevent flooding on the golf
course or the subdivision
3. Discuss rounding right angle comers of detention areas, (possibly utilizing City-owned land
to do so); this will increase detention ~capadty .for the lake system.
Parks. trails. and landscaping: .
1. Add at least one 1-2 acre park site it addition to the passive park/detentior areas shown in
the 1 ~t round
2. Install play/service equipment to the. current City of La Porte park standanis (f.e.
playground, picnic area, trash cans, barbeque pits, etc.)
3. Incorporate pedestriaNbicyde trails along the linear detentioNpark areas, with entry and
exit to the subdivision, in at least 4-5 locations along its length.
4. Note that pedestrian/bicyde trails will be primarily for the use of the subdivisionowners and
shall be maintained by the homeowner's association.
5. Create winding pedestrian/bicyde trails with trees situated to add shade and landscaping to
trails, both along the linear park area as well as SH 146.
6. Provide a pedestriaNbicyde cpt:through from SH 146 to Little Cedar Park along the north
perimeter of the subdivision, with a connection to the east side pedestriaNbicyde trail.
7. Create either pemeter 6 foot berms, or sound walls along SH146 to have to reduce noise
levels for the subdivision; if berms utilized, then .shrubbery planted along the top (i.e.
~i
oleanders) to provi~dditional sound deadening. Walkway uld wind among the
beans; the entire landscaped area should be no less than 30 feet e.
8. Irrigation shall be provided to allow establishment of all plant material.
9. Cleariy state in covenants or deed restrictions that it is the responsibility of the homeowner
to pay for all costs for repairs that are incurred when property adjacent to the existing golf
course and driving range is damaged. Or if feasible, provide a protective mechanism that
prevents damage to property that is adjacent to the golf course or driving range.
10. Install a pedestrian bridge over Taylor Bayou to provide continuity for internal subdivision
alternative transportation, ff necessary.
Mandatory items:
1. Pay the public hearing costs.
2. Comply with all other applicable laws and orclinances of the City of La Porte and the State
of Texas. .
Failure to begin construction within 12 months 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 oniinance 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:
Director of Planning City Secretary
• •
Public Improvements
Criteria Manual
• Staff Report
• Revised Chapter 3
• •
Staff Report August 27, 2003
PUBLIC IIVIPROVEMENTS
CRITERIA MANUAL
Request: Review proposed Chapter 3 of the Public Improvements Criteria Manual
Requested Bv: Mr. Robert Alden Cummings, Supervising Engineer, City of La Porte
Baclg:round: The Development Ordinance of 1998, Ordinance 1444, references the Public
Improvements Criteria Manual (PICM) as being "the set of standards set
forth...to deternune the specific technical requirements for construction of
public improvements." Currently, the PICM only contains a chapter on
storm sewer design and detention requirements. The master plan for the
PICM document is to have all aspects of public improvements design
covered including water distribution. In an effort to march toward that
ultunate goal, design standards covering the water distribution system are
being presented to the Planning 8c Zoning Commission for review.
When the current Chapter 5 on Storm Water Design Requirements were
passed, the Planning & Zoning Commission reviewed and recommended its
adoption and approval to the City Council. Therefore, the official
recommendation of approval from the Planning & Zoning Commission will
be sought before any official action is taken on the proposed Chapter 3 by
the City Council. To that end, the Planning 8c Zoning Commission is asked
to review the attached document and eventually seek public comment on
said document before making an official recommendation.
Ana sis: Knowing that most municipal water system governing and designing entities
tend to refer to the City of Houston water system design criteria, City Staff
looked at the City of Houston design criteria and applied the day to' day
experiences and recommendations of the Department of Public Works and
the La Porte Fire Department to develop a water system design criteria
custom built for the City of La Porte.
Fire Hydrants -With. the promulgation of the water system design
criteria of the Public Improvements Criteria Manual, there will finally be
some standardization as to the required type of hydrant that is to be
installed, the size of the water main that serves it and the spacing
.between them 'in new construction. Currently, City Staff must spend a
considerable amount of time speaking to engineering consultants on a
one by one, project by project basis about the requirements for a public
water distribution systems.
• Subdivision Design -The proposed Chapter 3 of the PICM will bring a
large degree of similarity in the designed and presented subdivision
utility schematics and construction drawings that the City of La Porte
currently requires when a new subdivision is proposed within the City.
The adoption of water system design requirements will state in black and
PICM •
July 17, 2003
Page 2 of 2
white the City's desired standards. for new construction within the City
limits and within the ETJ. These water system design requirements
could be handed out to parties interested in developing a site within La
Porte and the City will receive nearly identical products every time with
these design criteria in place.
Utilities -There is sufficient water in the City of La Porte's capacity to
serve additional customers. The adoption of these criteria will in no way
affect the ability to continue to provide superior service to the current
water customers or to provide service to the industrial district on a case
by case basis as it is currently undertaken.
Conclusion and ~ '
Recommendation: Staff has written and' reviewed the proposed Chapter 3 to the PICM and after
internal review by various City Departments found it to be in accordance
with the Development Ordinance of the City as well as the currern mission to
provaile uninterrupted, clean water service to the citizens of La Porte. Staff
. recommends an additional meeting be held in August on this subject to take
action at that time and recommend its approval to City Council.
' • •
CHAPTER 3
WATER SYSTEM DESIGN CRITERIA
3.01 CHAPTER INCLUDES
A. Criteria for the design of water lines whereas water system design requirements are
established based on land uses as established in the City of La Porte zoning ordinance.
B. Construction and sizing of all water mains and appurtenances shall meet or exceed the
requirements of the Texas Commission ~ of Environmental Quality and Texas Board of
Insurance.
C. The public water system shall not extend beyond the water meter. All construction to the
meter shall conform to these standards. All private construction beyond the meter shall
conform to the requirements of the State Plumbing Code.
D. Design shall conform to the City of La Porte construction details.
3.02 DESIGN REQUIREMENTS
A. Obtain approval from the Planning Department for exceptions or deviations from these
requirements. Exceptions or deviations may be given on a project by project basis.
B. Lines:
1. Locate water lines within street rights-of--way, permanent access easements with
overlapping public utility easements, easements adjacent to street rights-of--way,
or recorded water line easements:
a. ~ Pipe with 2-inch diameter is allowed only within cul-de-sacs supplying
a maximum of 2 residential lots. 2-inch water lines shall not exceed
. 200 feet in length and shall be installed with a blow off at the end of the
line.
b. Pipe with a minimum of 8-inch diameter should be used for lines up to
1000 feet long and when 2 or more fire hydrants or flushing valves are
required.
c. Pipe with a 10-inch diameter should be used for lines between 1000
feet long and 1500 feet long.
d. Pipe with 12-inch diameter and larger should be used for water lines
exceeding 1500 feet in length.
e. Avoid at all costs laying any water line under existing or proposed
paving: All water lines installed under paving by use of bore & jack,
auguring, microtunneling, or any other subsurface boring technique
shall be incased in steel casing for the total width of the above surface
plus 10 feet at a minimum.
f. Dead-end lines:
(1) Dead-end lines shall be avoided at all costs and may only be
considered when a looped or interconnected water main
system is not feasible from an Engineering and economic
standpoint.
(2) Serious consideration should be given to fiihire looping or
interconnect of any approved dead-end line.
(3) Dead-end lines within public right-of-way:
(a) On permanent dead-end lines, the line shall be 8
inches in diameter and shall not exceed more than
700 feet in length from the closest interconnection
Water System Design Criteria Page 1 of 12
• •
main line and shall terminate with a fire hydrant,
flushing valve or blow off.
(b) In permanent dead-end situations, do not reduce pipe
sizes successively. Carry 8-inch diameter pipe to the
last appurtenance or plug. Place the last service as
near as possible to the end and install a standard blow
off valve and box at the end of the 8-inch diameter
line. The maximum length of such a, line shall be 700
feet.
(c) Isolate dead ends with a line valve and equip with a
fire hydrant, blow-off, or flushing valve near the
line's end
(4) On-site lines with 1 or more fire hydrants or flushing valves
shall be 8-inch diameter with interconnection to at least 2
supply line sources when possible. Appropriately sized
domestic service shall be taken from on site lines.
g. Install water lines that are located in side lot easements inside of a
continuous steel casing pipe. Extend the casing uninterrupted from
. building line to building line. No horizo~al or vertical deflections or
connections are allowed. Construct encased water line of steel or
restrained joint bell and spigot pipe to prevent lateral movement.
Provide and install casing spacers and end seals.
(1) This item shall only apply to publicly maintained lines that are
located in side-lot easements.
C. Location and Depth of Cover
Table 3.1
WATER LINE LOCATION WITHIN A STREET RIGHT-OF-WAY
RIGHT-OF-WAY WIDTH & EXISTING OR
ANTICIPATED CURB FACE TO CURB FACE
PAVII~iG WIDTH
8" & SMALLER t`~ m
10" & LARGER t`~ ~~
100-FOOT ROW ALL STREETS: 8 feet 7 feet
85-FOOT ROW ALL STREETS: 7 feet 6 feet
80-FOOT ROW ALL STREETS: ~ 7 feet 6 feet
60-FOOT ROW ALL STREETS:
.MAJOR THOROUGHFARE: 44 feet 5 feet 5 feet
COMMERCIAL, SCHOOL, PARK: 40 feet 7 feet 6 feet
RESIDENTIAL: 27 feet 12 feet ~ 12 feet
50-FOOT ROW:
ALL STREETS: 35 feet 5 feet 5 feet
ALL STREETS: 27 feet 7 feet ' 7 feet
40-FOOT ROW:
ALL STREETS/ALL WIDTHS 5 feet 5 feet
(1) The member listed in the left two columns is the max:mum allowable distance from the right-of-
way to the centerline of the proposed water line.
(2) The minimum distance from the right-of-way to the centerline of the proposed water line shall be S
feet without a water line easement adjacent to the right-of-way.
(3) Investigate the possibility of a future 35 foot face-to-face curb-and-gutter section to replace
existing streets roadside ditches.
(4) .Bedding and back, fill shall conform to the City of La Porte standard details.
Water System Design Criteria Page 2 of 12 .
s
•
(S) A minimum distance of 2 feet shall be maintained from the right-of-way line to the outside edge of
the water line.
1. Boulevard streets: When necessary, water lines, except for landscape irrigation,
may be located within the esplanade. Water lines should be located as near the
centerline as possible to avoid conflict with future pavement widening. The
lines should be located in the street right-of--way but so as to avoid conflict with
future pavement widening.
2. Locations within an easement: Locate water lines in the center of a 10-foot
minimum width dedicated water line easement. Within a commercial
development inside the City of La Porte, center water lines within a 20-foot
easement. For location within side lot easements, the minimum easement width
shall be 10 feet. Obtain approval from the Planning Department for lines to be
located in smaller or multi-use easements.
3. When a water line is placed parallel to but not crossing any other proposed or
existing utility line, other than a sanitary sewer, the water line shall have a
minimum of 4 feet horizontal clearance from the outside wall of the existing
. utility
4. Depth of cover
a. Provide the following minimum depths of cover from the top of natural
ground behind the curb for curb-and-gutter streets, and from the lowest
elevation of the nearby ditch bottom for roadside ditch street sections
whichever is applicable.
Table 3.2
DEPTH OF COVER FOR WATER LINES
SIZE OF LINE DEPTH OF COVER
TOP-0F-CURB OPEN-DITCH
10-INCH & SMALLER 4 FEET 3 FEET below ultimate flowline
12-INCH 8c LARGER ~ 5 FEET 3 FEET below ultimate flowline
b. Whenever possible, changes in grade or alignment to cleaz utilities or
underground features should be accomplished by deflecting pipe joints.
The maximum designed deflection shall be '/s of the manufacturer's
allowable deflection. The use of regular bends for any change of grade
shall not be allowed except when prior approval is obtained from the
Planning Department.
c. If a depth greater than 8 feet or less than 4 feet to the top of the pipe is
required, a welded section of water line shall be used and continued for
all areas the depth of cover exceeds 8 feet or is less than 4 feet.
(_ 1) All transitions from steel pipe to approved water main materials
shall be constructed using electrically isolated flange joints.
(2) Welded steel water line sections shall be constructed in accordance
with City of La Porte construction details for water lines.
D. Appurtenances
1. Do not place appurtenances in pavement whereas the appurtenance would be
covered in whole or in part by pavement. Gate valves etc. may be placed in
sidewalks or paved roadways provided that they are accessible.
2. All water system valves shall conform with AWWA standards and shall include:
Water System Design Criteria Page 3 of 12
• •
a. Cast iron valve boxes are required on all gate valves less than or equal
to sixteen inches. Valve vaults are required on all valves larger than
sixteen inched.
b. All valves shall be sized to equal to the size of the water main on which
it is located.
Valves
a. Spacing -set at maximum distances along the line as follows:
(1) ~ 10" & Smaller -1000 feet
(2) 12" 8c Larger - 2000 feet
(3) The total number of valves at any water line- intersection shall
equal the total number of lines leading out from the
intersection point minus one.
b. Location
(1) Normally, locate valves at street intersections along the street
right-of--way lines projected across the water line where
possible. Tapping sleeve and valves are excluded from this
requirement.
(2) For all future construction, isolate fire hydrants and flushing
valves from the service main with a valve located in the fire
hydrant or flushing valve branch. This valve shall not be
located in the slope or flowline of roadside ditches.
(3) Intermediate valves, not located on the projection of the right-
of-way line, shall be located on lot lines of 5 feet from fire
hydrants but shall not be set in driveways.
(4) Locate valves a minimum of 10 feet horizontally from sanitary
sewer crossings.
(5) Valves located near reducers shall be located on the smaller
diameter pipe.
(6) All water mains shall be valved within the streetright-of-way.
Valves shall not be placed under or within 2 feet of ultimate.
pavement where known without prior approval of the Planning
Department.
(7) Valves shall be placed at the end of all water mains that are to
be extended in the future and the main shall be extended a
minimum of one pipe joint past the valve.
a Valve Type
(1) ~ 12" & smaller -Resilient seated, corrosion resistant, Gate
valves, meeting AWWA C509, counter-clockwise opening
with mechanical joints
(2) 16" & larger -Butterfly valves meeting AWWA C504, with
corrosion resistant coating. All Butterfly valves shall be
installed in a vault of adequate size & construction.
4. Fire Hydrants and Flushing Valves
a. Spacing
(1) Single family residential development - 500 foot maximum
~~g•
Water System Design Criteria Page 4 of 12
• ~
(2) All other development - 300 foot spacing.
b. Location in or along streetright-of--way
(1) Locate fire hydrants primarily at street intersections.
(2) Locate fire hydrants at the mid-ordinate of the intersection
curb radius, 3 feet behind back of curb or projected future
curb.
(3) On streets with roadside ditches, set the fire hydrants within 5
feet of rights-of--way lines. Fire hydrant lead valves shall not
be located in the slopes or flow lines of ditches.
(4) Set intermediate fire hydrants on lot lines, as extended to
pavement, when located between right-of--way intersections.
These locations may be adjusted 5 feet either way to avoid
driveways or obstructions. In either case, do not locate fire
hydrants closer than 3 feet from curbed driveways or 5 feet
from non-curbed driveways.
(5) ~ Fire hydrants may not be set in the esplanade section of public
streets. The alternative shall be a location 7 feet behind back
of the nearest curb. In no case shall a fire hydrant be located
closer than 3 feet from back of the nearest curb.
(6) On all State Highways and open-ditch. roadways, set the fire
hydrants or flushing valves within 3 feet of the right-of--way.
c. ~ Location of fire hydrants or flushing valves outside street rights-of-
way:
(1) The City Fire Marshall and the La Porte Fire Department in
conjunction with the Planning Department will review and
approve all submitted locations of fire hydrants and flushing
valves in apartment complexes, platted private street
developments, and other multi-family developme~rts within the
City of La Porte regardless of zoning.
(2) Locate fire hydrant and flushing valves in protected, easily
accessible areas behind curb lines.
(3) For fire hydrants or flushing valves that are located adjacent to
water lines constructed in 10 foot wide water line easements,
the fire hydrant or flushing valve shall be centered in a
minimum 15 foot by 15 foot separate easement.
(4) For commercial developments inside the City of La Porte,
provide isolation valves at each end of fire loops requiring on-
site fire hydrants.
d. Fire hydrants shall be designed to have a minimum 4 foot bury where
possible. Bends or offsets in a fire hydrant branch will not be allowed.
Bends may be used to maintain a 4 foot bury or a 3 foot back of curb
with prior approval from the Planning Department.
e. The lower horizontal flange of a fire hydrant shall not be more than 6
inches above the surrounding natural ground at any point
f. The bottom of the Hydrolock connection shall not be less than 8 inches
from the surrounding natural ground. The side 2'/s inch connections
shall not be closer than 18 inches to the surrounding natural ground.
g. All fire hydrants installed in the City of La Porte shall be of the Mueller
Super Centurion 250 with aqua grip connection or approved equal
Water System Design Criteria Page 5 of 12
•
•
h. All fire hydrants installed in the City of La Porte shall have a
Hydrolock quick-connect 5 inch steamer connection facing the nearest
main street.
i. Do not install fire hydrants within 10 feet vertically or horizontally of
sanitary sewers and force mains.
5.. Fittings
a. Fittings shall be Ductile Iron Compact Fittings (3 inch to 12 inch),
AWWA C153/A21.53.84, conforming to the minimum requirements of
"Gray-Iron and Ductile-Iron Fittings." For fitting of 12 inches through
48 inches for all water mains AWWA C110 (ANSI 21.10) or current
revision shall govern. Fittings shall be furnished with bituminous or
cement mortar lined AWWA C104 (ANSI A21.4). Properly designed
thrust blocks shall be provided for each fitting where necessary and in
accordance with City of La Porte standard construction details. At each
fitting there shall be EBAA Iron Series 1500 force restraint sleeves for
pipe joints or approved equal.
b. Use plugs with retention clamps and carrying the designation "plug and
clamp." Thrust: blocking is required for dead-end lines that are
plugged.
c. Where possible, all water main fittings shall be mechanical joint. Push
on joins shall not be allowed.
6. Polyethylene tube encasement shall conform with the minimum requireme~s of
"Polyethylene Encasement for Gray and Ductile Cast Iron Piping for Water and
Other Liquids," ANSUAWWA C105, current revision. Soils within the project
shall be tested to adequately determine the requirements of .the encasement.
Appendix A of ANSUAW WA C 105 shall be consulted where questions
regarding soil conditions and encasement arise.
E. Water Meter Service
1. All water meters 2 inches and smaller shall be installed by the City of La Porte.
2. Vaulted water meter installation shall be undertaken by private contractors with
prior approval from the City of La Porte Planning Department.
3. Stub outs for future water service are not allowed except where part of a pre-
approved~master plan, site plan development plan or track development plan.
4. Minimum size water service line and fittings shall be 1 inch for single meter
connections ~ for homes having more than 3,000 square feet of living area. For
homes with less than 3,000 square .feet of living area, a minimum '/. inch
diameter water service line will be permitted.
5. Minimum size water service line and fittings shall be 1 inch for a far side double
residential meter connection for homes having less than 3,000 square feet of
living area. For homes with more than 3,000 square feet of living area, 'a
minimum 1'/s inch diameter water service line will be required for far side
double residential meter connections.
6. Water service lines shall be placed at a minimum 4 foot below final paving
elevations.
7. Water meters shall be'/. inch to 2 inch~displacement type, magnetic drive, cold
water meters.
8. Meter boxes shall be located just within the public right-of--way along the
projection of a lot line. Location of meters in the ditch of open ditch streets
shall be avoided at all costs. Meter boxes shall be installed no more than 2
inches above final natural ground.
Water System Design Criteria Page 6 of 12
• •
9. Back-flow prevention devices must be installed in line on the water meter
service line on all commercial developments.
F. Water Line Crossings within the City of La Porte
1. Public and private utility crossings other than sanitary sewer: Where a water line
crosses another utility other than a sanitary sewer, a minimum of 6 inches of
clearance must be maintained between the outside wall of the water line and the
outside wall of the utility.
2. Stream or ditch crossings
a. Elevated crossings
(1) Water lines shall be ductile iron pipe and shall extend a
minimum of 15 feet beyond the last bend or to the right of way
line, whichever is greater.
(2) Elevated crossings are preferred to underground crossings:
(3) Use.a separate elevated supporting structure for 12 inch and
larger water lines. Locate structures a minimum of 10 feet
from any existing or proposed structures.
(a) Adequate structural capacity shall have been
calculated and provided for including considerations
for pipe deflection and all applicable loading.
(b) Sufficient clearance above bent cap elevation shall be
provided where elevated water lines are to be run
under bridges.
(4) Design elevated crossings with the elevation of the bottom of
the water line 2 feet above the 100-year floodplain elevation .
(5) Create a high point in the elevated stream or ditch crossing
and provide an sir release valve at that highest point of the
water line.
(6) Provide sufficient span length to accommodate the cross
section of future widening of the stream or ditch to ultimate
cross section.
(7) Base the appropriately spaced columns' support designs on
. soil capacity, spacing, loading, and all pertinent structural
requirements.
(8) Provide pedestrian pipe guards on elevated crossings. The
Planning Department can be contacted for this detail.
b. Underground Crossings
(1) Provide a minimum.4 foot clearance from the top of the
pipeline to the ultimate flow line of the ditch.
(2) Provide sufficient length to exceed the ultimate future
development of the stream or ditch.
(3) Water lines shall be C-900 or ductile iron pipe and shall
extend a minimum of 15 feet beyond the last bend or to the
right of way line, whichever is greater:
3. State Highway and County Road Crossings
a. Extend carrier pipe from right-of-way to right-of way
Water System Design Criteria Page 7 of 12
•
•
b. In cases where the State of Texas or Hams County shall have review
powers, the use of steel pipe shall be governed by their requirements
for said pipe.
c. Where additional right-of--way has been acquired for future widening,
the casing shall extend to each right-of--way line.
(3) The approval of the design concept by the appropriate
goven;miental agency befit the Texas.Department of Transportation
or Hams County shall be sought, obtained and demonstrated to the
City of La Porte before plans will be approved.
4. ]taihnad Crossings
a. For mainline and spurline railroad crossings, the water line shall be
ductile iron pipe which extends from right-of--way to right-of-way.
Any deviation must be approved by the raihnad companies.
b. Where there is no raihroad but a railroad owned easement or right-of-
way, extend casing 17 feet either side from centerline of the right-of-
way or easement.
c. .The approval of the design concept by the raihroad involved must be
sought, obtained and demonstrated to the City of La Porte before plans
will be approved.
5. Additional Requirements
a. Use isolated flange joints for transitions between two dissimilar
metallic pipes. Isolate water lines from casing with spacers and
supports. ~ .
b. The carrier pipeline shall extend a minimum of 1-foot beyond the end
of the casing to allow flanged joints to be constructed if necessary.
6. Oil and Gas Pipeline Crossings
a. Use PVC pipe when crossing oil and gas transmission lines regardless
of depth. All oil and gas pipeline crossings must have the approval of
the company whose lines are being crossed. Maintain a minimum 2
foot vertical separation between the pipeline and the water line.
On-site Fire Loops within Commercial Developments
a. For commercial developments inside the City of La Porte and
requesting on-site water mains, comply with the following
requirements to allow maintenance and future repair operations if the
City of La Porte will be the entity maintaining the water main:
(1) If there is placement of structures, paved parking, paved
private drives, or equipment pads over the installed water line
then the owner shall agree to absolve and indemnify the City
of La Porte from any pavement or structural damage caused
by needed water line repairs.
(2) Avoid at all costs laying any new water lines under proposed
or existing pavement but where unavoidable, provide 20 foot
wide longitudinal pavement joints along easement lines where
the water line is located under driveway or street pavement.
G. Auger Construction: Use the following general criteria for establishing auger, bore and
jack, or microtunneling sections:
Water System Design Criteria Page 8 of 12
• •
1. ~ Improved streets -Use auger or microtunneling construction to cross a street
regardless of surface. Auger or microtunneling length shall be computed as
roadway width at the proposed bore location plus 10 feet to either side of
roadway.
2. Driveways -Use auger or microtunneling construction to cross active
driveways. Compute auger or microtunneling length as driveway's width plus
10 feet to either side. Where proposed lines are in close vicinity and parallel to
culvert pipes along roadside ditch streets, the computed length of bore, auger or
microtunneling shall be the same as the length of existing culvert.
3. The City of La Porte Planning Department may be consulted for a auger pitlbore
pit bacl~li details.
H. Circulation and Flushing for Water.Quality: The layout of the water distribution system
shall provide for maximum circulation of water.
1. Provide a source of fresh water at each end or at multiple points of a
subdivision. Provide ways to create circulation and ~ place valves and fire
hydrants to allow simple flushing of lines.
2. Where stubs are provided for future extensions, isolate the stubs with a valve
and no service connections will be allowed before the line is extended. Place
one full joint of pipe between the valve and the plug.
I. New Water Lines Constructed Near Sanitary Sewers and Force Mains
1. New Water Lines Parallel to Sanitary Sewer and Force Mains: Locate water
lines a minimum of 10 feet horizontally, outside wall to outside wall, when
parallel to sanitary sewers and force mains. Use the following procedure when
10 foot separation cannot be achieved:
a. When a new water line is to parallel an existing sanitary sewer force
main or gravity sewer and the 10 foot minimum separation cannot be
achieved, the existing sanitary sewer shall be replaced with lined
ductile iron pipe or PVC C-900 150 psi pipe or better and equipped
with pressure type joints.
b. The water lines and sanitary sewer shall be separated by a minimum
vertical distance of 2 feet measured between the nearest outside walls
of the pipes, where the water line shall always be located above the
sewer.
2. New Water Lines Crossing Sanitary Sewers and Force Mains
a. No protection is required if the sanitary sewer is 10 feet below the
water line.
b. Use the protective requirements given in Table 3.3 and 3.4 for sanitary
sewer crossings not 10 feet below the water line.
Water System Design Criteria Page 9 of 12
•
•
Table 3.3
WATER LINE -SANITARY SEWER CROSSINGS
PROPOSED WATER PROPOSED
PRIMARY PROPOSED WATER SANITARY
OR
CONDITION EXISTING SANITARY EXISTING WATER
PROPOSED SANITARY
SECONDARY WATER OVER WATER UNDER WATER OVER WATER UNDER
CONDITIONS SANITARY SANITARY SANITARY SANITARY
Less Greater Less Greater Less Greater Less Greater
IF THE than 2' than 2' than 2' than 2' than 2' than 2' than 2' than 2'
CLEARANCE IS but less but less but less but less
than 10' than 10' than 10' than 10'
*Protection 1 2 3 4a or 4b 5 6a 3 6a 8t 6b
R uirement
*PROTECTION REQUIREMENTS FOR SANITARY SEWER. CROSSINGS
(All clearances shall be measured from outside wall to outside wall)
1. One 20 foot joint of C-900 or C-905 PVC, 1 SO psi centered over sanitary sewer; 6 :inch minimum
clearance.
2. If no evidence of sanitary sewer leakage, center one joint of water line aver sanitary sewer; 24-
inchminimum clearance. If the sewer line is leaking, the sewer line shall be replaced with 1 SO psi
lined ductile iron pipe with appropriate adapters on all portions of the sanitary sewer within 10
feet of the water line.
3. Not allowed
4. a. Auger, bore & jack or microtunne110 feet minimum each side of sanitary sewer. Place
one 20-foot joint of C-900 or C905, 1 SO psi, centered under sanitary sewer. Fill bore
hole with bentonite%lay mixture or grout; 2 foot minimum clearance.
b. OR replace the existing sanitary sewer with 1 SO psi lined ductile iron pipe with
appropriate adapters on all portions of the sanitary sewer within 10 feet of the water line.
S. Minimum 18 foot joint of sanitary sewer, I SO psi lined ductile iron pipe centered at the water line,
6 inch minimum clearance.
6 a. Center q minimum I S foot joint of sanitary sewer, 1 SO psi, lined ductile
iron pipe aver water line.
.b. Use cement stabilized sand bac~ll for all portions of the sewer within 10 feet of the
waterline, as measured perpendicularly from arty point on the water pipe to the
wastewater pipe (minimum 2.5 sacks cement per cubic yard of sand). ~ The cement-
stabilized sand bedding shall start at a point 6 inches below the bottom of the sanitary
sewer to 6 inches above the top of the sanitary sewer and ~ one quarter of the pipe
diameter on either side of the sewer.
Water System Design Criteria Page 10 of 12
•
•
Tsble 3.4
PROTECTION REQUIREMENTS AT
WATER LINE -FORCE MAIN CROSSINGS
PROPOSED WATER
PRIMARY PROPOSED WATER PROPOSED FORCE MAIN
CONDITION EXISTING FORCE MAIN ~ OR
EXISTING WATER
PROPOSED FORCE MAIN
SECONDARY WATER OVER WATER UNDER WATER OVER WATER UNDER
CONDITIONS FORCE MAIN FORCE MAIN FORCE MAIN FORCE MAIN
Less Greater Less Greater Less Greater Less Greater
1F THE than 2' than 2' than 2' than 2' than 2' than 2' than 2' than 2'
CLEARANCE IS ~ but less but less but less but less
than 10' than 10' than 10' than 10'
*Protection 1 2 . 3 4a or 4b 5 6a 3 6a & 6b
R ent
*PROTECTION REOU)REMENTS FOR FORCE MAIN CROSSINGS
(All clearances shall be measured from outside wall to outside wall)
1. Construct waterline with a 20-foot steel section with all related appurtenances centered above the
force main; 6-inch minimum clearance.
2. Construct water line with one 20 foot joint of C-900, C-905 PVC centered above the force main.
3. Not allowed
4. a Auger, bore & jack or microtunne! 10 feet minimum each side of force main. Place
one 20-foot joint of C-900 or C90S, 1 SO psi, centered under sanitary sewer. Fill bore
hole with bentonite%lay mixture or grout; 2 foot minimum clearance.
b. OR replace the existing force main with ISO psi lined ductile iron pipe with appropriate
adapters on all portions of the force main within 10 feet of the water line.
S. Center a minimum 18 foot joint of force main, ISO psi lined ductile iron pipe under water line and
use cement-stabilized sand bac~ll for all portions of the force main with 10 feet of the water line
as measured perpendicularly from arty point on the water pipe to the wastewater pipe (minimum
2.5 sacks cement per cubic yard of sand). The cement-stabilized sand bedding shall start at a
point 6 inches below the bottom of the sanitary sewer to 6 inches above the top of the sanitary
sewer and one quarter of the pipe diameter on either side of the force main.
6. ~ Minimum 18 foot of sanitary sewer force main, 1 SO psi lined ductile iron pipe centered at the
water line.
3. Sanitary Sewer Manholes: Provide a minimum 10 foot horizontal clearance from
outside wall of existing or proposed manholes, make manholes and connecting
sewers watertight and test for leakage. If a 10 foot clearance caimot be obtained,
the water line may be located closer to the manhole when prior approval has
been obtained from the Planning Department by using one of the procedures
below; however, in no case shall the clearance be less than 4 feet.
a. Water line may be encased in a carrier pipe. ~ Encasement shall be steel
water line in a steel carrier pipe.
b. The water line may be augured, bore &jacked, or microtunneled past
the manhole with at least one 20 foot section of C-900 PVC pipe, 150
psi, installed centered about the existing sanitary manhole with .pressure
grouting using a bentonite%lay mixture or other commercial grouts.
Water System Design Criteria Page 11 of 12
c
•
3.03 QUALITY ASSURANCE
A. Prepare calculations and drawings under the supervision of a Professional Engineer
trained and licensed under the disciplines required by the nature of the drawings. The
final design drawings, must be sealed, signed and dated by the Professional Engineer
responsible for development of the drawings.
B. .For Elevated Stream and Ditch Crossings: Prepare design calculations for support
columns and column spacing.
3.04 EXTRA:fERRITORIAL JURISDICTION
A. The criteria herein described in this section shall be applicable to all water main and
appurtenance construction and all devices thereunto appertaining within the ETJ of the
City of La Porte except where specifically denied thereto or where specific exemptions
for the ETJ have been enumerated.
Water System Design Criteria Page 12 of 12
• ~
City of La Porte
Bicycle and Pedestrian
Implementation Plan
•
City of La Porte
Bicycle and Pedestrian Trail Implementation Plan
Request: Review of the Bicycle & Pedestrian Implementation Plan
Requested Bv: La Porte Parks and Recreation Department
Stephen L. Barr, Director
Background: The plan was originally formulated in the La Porte Comprehensive Plan. It
outlines a specific community vision for the year 2020. One of its objective
is to develop a network of pedestrian and bicycle ways throughout the La
Porte area, including an interconnected system of paths and trails that are
multipurpose, accessible, convenient, and connect to residential
neighborhoods, parks, schools, workplaces, shopping, major open spaces and
other destinations.
Analysis: City Council of the City of La Porte directed the Staffto initiate this project.
Parks and Recreation Department is dedicated to the provision and
management of superior parks and recreation facilities, innovative programs,
and services to our residents and visitors with pleasure and enrichment. The
main idea of this plan is to present how a network of pedestrian and bicycle
ways for hiking, jogging, cycling etc. throughout the La Porte area can be
implemented.
Conclusion: Open to discussion
a
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