HomeMy WebLinkAbout08-27-2003 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission
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Scate of Texas,. and will to the best of my ability preserve. protect
and defend the constitution and laws of the United Scates and of this
State and the Charter and ordinances of this City; and I furthermore
solemnly swear (or affinn) that I have not directly or indirectly paid.
offered. or promised to contribute any money. or valuable thing, or
promised any public office or employment. as a reward to secure my
appointment or the confirmation thereof, So hell' me God.
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Sworn to and subscnoed 'before me this the
September. 2003 .
18th
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Notary Pu tMnJthd for the
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OATH OF OmCE
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ilr:ld Ion; nSJ Cnmmi c:c:.i on. .' , of the City of La Porte,
State of Texas, and .will to the best of my ability preserve, protect
and defend the constitution and laws of the United States and of this
State and the Charter and ordinances of this City; and I furthennore
solemnly swear (or affirm) that I have not directly or indirectly paid,
offered, or promised to contribute any money, or valuable thing, or
promised any public office or employment, as a reward to secure my
appointment or theconfumation thereof. So help me God.
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Sworn to and subscn'bed before me this the
, September. 2003
lRth
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OATH OF OmCE
I, Pi'llll Rprnpr , do .solemnly swear (or affIrm), that
I will faithfully execute the duties of the office of Pl i RR i "-19
"'Rd IORiRg CORlll1iiiiQt:I , of the City of La Porte,
Scate of Texas, and will to the best of my ability preserve, protect
and defend the constitution and laws of the United Scates and of this
State and the Charter and ordinances of this City; and I funhennore
solemnly swear (or affinn) that I have not directly or .indirectly paid,
offered, or promised to contnbute any money, or valuable thing, or
promised any public office or employment, as a reward to secure my
appointment or the confirmation thereof. So help me God,
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Sworn to and subscnbed before me this the
.Seotember. 2003
18th
day of
e~ PEGG' LEE
. ~ "TAl' PH~ STATE Of TEIAS
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Notary Public' and for the
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OATH OF OmCE
I, Nick Barrera , do solemnly swear (or affmn), that
I will faithfully exeCute the duties of the office of Pl ~""i "9
and 70ning r.ommission. , of the City of La Porte,
State of Texas, 'and will to the best of my ability preserve, protect
and defend the constitution and laws of the United States and of this
State and the Charter and ordinances of this City; and I furthermore
solemnly swear (or affinn) that I have not directly or indirectly paid,
offered, or promised to contribute any money, or valuable thing, or
promised any public office or employment, as a reward to secure my
appointment or the confirmation thereof. So help me God.
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Sworn to and subscn'bed before me this the
September, 2003
18th
day of
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State of Texas
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or fndlreccbJ paid. offered. promised to p*". confl'lbo'ed. or PrOlnl.ed to contrlbule au" MDh." or 'hlm. of value. or
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SWORN TO and subscribed b~rnr8 m~ by a81ant on this 19~ day of
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OATH OF OmCE
I, Kirb~ Linscomb. Jr, do solemnly swear (or affum), that
I will faithfully execute the auties of the office of p 1 ann i nq
i'lnd 7nning Commission ,of the City of La Porte,
Scate of Texas, .and will to the best of my ability preserve, protect
and defend the constitution and laws of the United States and of this
State and the Charter and ordinances of this City; and I furthermore
solemnly swear (or affirm) that I have not directly or'indirectly paid,
offered, or promised to contribute any money, or valuable thing, or
promised any public office or employment, as a reward to secure my
appointment or the confirmation thereof. So help me God.
Sworn to and subscn'bed before me this the
September,. 2003
18th
day of
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Nocar; Publilin/~ for the
State of Texas
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'e~mte of 'aCexn.5
Statement of Appointe"d Officer
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Minutes of the Meeting
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PlANNING AND ZONING COMMISsioN
MNlITES OF AUGUST 27, 2003
Members Present:
Betty Waters, Dottie Kaminski, Hal Lawler, Ross Morris, Ralph Dorsett, Doretta
Finch
Members Absent:
P~ela Baldwin
. City Staff Present:
Assistant City Manager John Joerns, Interim Planning Director Nick Finan,
Director of ParkS and Recreation Stephen Barr, City Planner Gwen Goodwin,
Planning Coordinator Masood Malik, Supervising Engineer Robert Cummings,
Assistant City Attorney John Armstrong, Planning Secretary Peggy Lee
I. . CAll TO ORDER.
Chairperson Waters'called the meeting to order at 6:00 P.M
It APPROVE MINlITES OF TIlE JUNE 19, 2003, REGULAR MEETING &: PUBliC
HEARING.
Motion by.Ralph Dorsett to approve the Minutes of June 19, 200~. Second by Doretta Finch.
The motion carried
Ayes:
Nays:
Abstain:
Dorsett, Finch. Kaminski, Lawler, Morris, and Waters
III.
OPEN PUBliC HEARING TO CONSIDER SPECIAL' CONDmONAL. USE. PERMIT
#SCU03,002 FOR 150:1: ACRES OF LAND LocATED IN TIIE.'W.P. HARRIS SURVEY, A,
30. THE APPLICANTS, ARETE REAL ESTATE &: DEVELOPMENT CO. AND HETIIG
MANAGEMENT CORP. SEEK A. SPECIAL CONDITIONAL USE PERMIT FOR SINGLE,
FAMILY RESIDENTIAL \1NITS, MULTI, FAMILY , UNITS, AND COMMERICAL
DEVELOPMENTS IN THE PLANNED UNIT DEVELOPMENT (PUD) DISTRICT.
. Chairperson Water~ opened the pliblic hearing ~t 6:02 P.M.
A. STAFF PRESENTATION
Interim Planning Director, Nick Finan; presented staff's report for the General Plan and
Special CO~:l.(litional Use Permit for a proposed :l:150,acre development
Mr. Finan reported that public notification, was mailed to 44 property owners within
200' of ~e subject site. Ten responses were received in opposition; three in favor.
B. PROPONENTS
Joe Fogarty, President of ARETE Real Estate and Development Company, noted a desire
to follow the recommendations of the 'Commission and respond t~ citizen's concerns
regarding the project..' '
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Planning and Zoning Commission.
Minutes of August 27, 2003
Page 2
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Alton Porter, of 10442 Catlett, addressed th~ Commission. Mr. Porter is the Chairman of
the TIRZ Board, which serves to encourage development within the City. The Board has
been very pleased with. the cooperation shown by Mr. Fogarty and his group. Mr, Porter
explained the benefits this development can bring the City.
. C. OPPONENTS' .
Margaret Anderson, resident' of 909. Gardenwalk for 28 years, addressed the
Commission. Ms. Anderson submitted three additional responses iD.'opposition. She is
opposed to the 'plaiJ. for 8th Street to be opened up and used for access to the proposed
residential development south of Bay Pointe Townhomes, citing concerns about the
additional traffic through Bay Pointe.
Gladys Roth addressed the Comrilission. She resides at 13ay Pointe T ownhomes and feels
it is an affordable place for the elderly and disabled persons to live.' She is concerned
about not being able to cross Gardenwalk in her wheelchair if 8th Street becomeS a
thoroughfare. .
Lamoin Scott. has resided at 1003 Gardenwalk since 1986. Ms. Scott agrees with
opposing statements pr~ously noted She believes there could be a better solution than
turning 8th Streetint~ a thoroughfare. .'
Fran KdIey has ~esided at 1518 S. 8th Street for 25 years. Ms. Kelley is concerned about
the traffic that will be generated with opening 8th Street alol!-g with possible flooding.
Joe Gold.has resided at 902 Gardenwalk for approxima~ely 10 years and owns property
at 807 Gardenwalk. Mr. Gold is opposed to opening 8th Street and its possible negative
effect on drainage. .
ilia Cook, of 1517 Hwy. 146 S., opposes the opening of 8th Street, citing heavy traffic,
access, and accident concerns.
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Kathleen Strader has re~i~d at 1512 Poplar Coye for 28 years. Ms. Strader suggested an
en~ce from SH 146 as opposed to opening 8th Street, . .
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Ken Vanzandt, of 1410.BeeCh'Cove, feels 8th Street is not wide enough to handle an
increase in traffic; another entrance should be considered ' . .
Joe .Fog~ attempted to address', ~tizen concerns. He noted ~at it was not part of the ~p'ginal
plan to use 8tl,1 Street as acc~s to tb,ed,evelopment, ~owever CIty Staff had requested 8 St. be
included for reasons relating to traffic management and response times for emergency services.
'There.is no plan for .8th Streetto 'becQ~e a thoroughfare. '. . . '
. ,Mary Bordelon, of 14ll S; 8~, StJ;'eet; ~ concerned about flood control, increased traffic
and the narrow width of 8th Street. . Consideration should be given to find an alternate
entrance to the dev~opIilent; . , .
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Judy Swep has resided at 1407 Cypress Cove for several years. She believes it would
make more sense for emergency 's~ce vehicles to utilize SH 146 for access.
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Planning and Zoning Commission
Minutes of August 27, 2003
Page 3
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George Walin, 1520 Poplar Cove, is concerned about the safety of ,his children and
others, if 8th Street is opened up.
Mildred Rosemann, of 1520 Ce~ Cove, opposes 8th Street being opened, citing a lack of
sidewalks and street parking. .
Alton Porter addressed the Commission. His comments are noted under "Proponents".
Assistant dty Manager John Joerns addressed the Commission. Mr. Joerns noted there
have been many iterations of the development plan. He explained Staff's concerns about
response. times for getting emergency services to the proposed development. Staff has
also been working on land use issues,
IV. CLOSE PUBUC HEARING:
Chairperson Waters closed the public hearing at 7:00 ?M,
V. CONSIDER RECOMMENDATION TO CITY. COUNCIL REGARDING SPECIAL
CONDITIONAL USE PERMIT #SCUOj,002.
General discussion about. the development continued. Mr. Finan presented Staff's
recommendation .for approval of the Special Conditional Use Pennit and Gen~ Plan, with
conditions.' .
. Motion by Doretta Finch to table a recommendation to City Council regarding Special
, Conditional Use Pennit #SCU03,002. Second by Hal Lawler. The motion carried
Ayes:
Nays:
,. 'AbStain:
Finch, ~wler, Kaminsl9. Dorsett, and Waters
Morris
None
VI. REVIEW .DRAFr WATER SYSTEM DESIGN CRITERIA CHAPTER OF THE PUBUC
IMpROVEMENT CRITERIA MANUAL.
Robert Cummings, SuperviSing' Engineer for the City, addressed the Commission. Mr.
Cummings presented a summary of the .draft Water System Design Criteria Chapter. of the
Public Improvement Criteria Manual. While currendy in draft form, Staff will return this item
for a public hearing .at the Commission's' next meeting.
. VII. REVIEW CITY OF LA PORTE BICYCLE ANP PEDESTRIAN TRAIL IMPLEMENTATION
. PIAN.:' , .
Stephen Barr, Director of Parks and Recreation for the City, addressed the Commission.' Mr. Barr
informed the COImni~sion that the Bicycle and Pedestrian Trail Implementation Plan was
approved. by City Council in June. The plan includes 38 miles of trails at a cost of ten million
dollars over a 20'year period, The City has received a grant for $568,000 from the Texas
Department of Transportation's Safe Routes. to School Program. The funds will be use<;! for
installation of a hike/bike pedestrian trail along Broadway from Fairmont Parkway to Bayshore
Bementary. Mr. Barr briefly spoke on other elements of the Plan.
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Planning and Zoning Commission
Minutes of August 27, 2003
Page 4
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VIII. STAFF REPORTS
Ms. Goodwin reported the Texas American Planning Association Conference would be held in
San Antonio October 1~4. Commission Members interested in attending should contact Staff.
Chairperson Waters informed the Commission that Hal Lawler and Ross Morris would be
serving as alternates. Ms. Waters introduced new member Nick Barrera from the audience.
IX, . ADJOURN
Chairperson Waters declared the meeting adjourned at 8:05 P.M.
Submitted by,
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. Peggy . .
Planning Secretary :
Approved on this ~ day of
. . ~2003.
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Betty ters' .
Planning and Zoning Commission Chairperson
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. App'ointment of ' Alternate Members
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StatTReport
September 18, 2003
Appointment of Alternate Members
During the recent workshop meetings, City Council discussed 'appointing alternate members to the
Planning and Zoning Commission. This wpuld expand the Commission to six district members, a
chairman, and two alternate members. The draft amendments to the Ordinances are attached for
your 'consideration. Because this action is considered an amendment to the sections 106-62 &.
106-63 of the Ordinances, a public hearing will be conducted in accordance with the provisions of
Section 106-171 of the City of La Porte's Code of Ordinances and in compliance With the
. provisions of the Texas' LoCal. Government Codes. After the public hearing, your
recommendations will be forwarded to City ~ounci1.
. In the draft amendments, you will also find voting procedures for the Zoning Board of
Adjustments alternate members. These amendments wili be added to Section 106.86.
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ORDINANCE NO. 1501-
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-AN ORDINANCE AMENDING CHAPTER 106, BY AMENplNG SECTION 106-62,
"MEMBERSHIP AND STRUCTURE", OF ARTICLE II. "ADMINISTRATION", DIVISION
2, "BOARDS AND. COMMISSIONS"; SUBDIVISION II.' "PLANNING AND ZONING
COMMISSION", AND SECTION 1 06-86, SUBDIVISION, III. "BOARD OF
ADJUSTMENT", OF THE CODE .OF ORDINANCES OF THE CITY OF LA PORTE
PROVIDING. FOR TWO ALTERNATE MEMBERS OF THE PLANNING AND ZONING
COMMISSION; FINDING COMPLIANCE WITH THE OPEN MEETINGS LAW;
PRO~IDING A SAVINGS CLAUSE AND A SEVERABILITY CLAUSE; AND PROVIDING
AN EFFECTIVE DATE HEREOF. .
. BE 'IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF LA PORTE:
Section 1. The City Council of the City of La Porte hereby finds, detennines and
declares that heretofore, to. wit, . on the _ day of
. , 2003, at 6:00 p.m., a
special called public hearing was. held before the Planning and Zoning Co~mission of the
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. City of La Porte, Texas, pursuant to due notice, to consider the.question of the possible
amendment of ~he Zoning Ordinance as herein described.' There is attached to this
Ordinance as Exhibit "A", and incorporated by reference here.in and made a part hereof for
all purposes, the publisher's affidavit of publication of notice. of said hearing.' .'
SeCtion 2. The City Council of the City of La Porte is in receipt of the written
. recommendations of the City of La' Porte Plann~ng & Zoning Commission, by letter dated
, a true copy of which I~tter is a~ched h~retoas . Exhibit "B," and
incorporated by reference herein, and made part hereof for all purposf!!s. .
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Section 3. The City Council ot"the CitY of La Porte hereby finds, detennines and
declares that on the
day of .
. ,2003, a .public hearing was held
before the. City Council of the City of La Porte, Texas, pursuant to due. notice, to consider
ORDINANCE NO. 1501-_
Page 2
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the recommendation of the City of La Porte Planning and Zoning Commission. There is
attached to this Ordinance as Exhibit "C", and incorporated by reference herein and made
a part hereof for all purposes, the publisher's affidavit of publication of notice of said
hearing.
Section 4. The City Council of the City of La Porte hereby finds, determines and
declares that all prerequisites of law have been satisfied, and hereby determines and
declares that the amendments to Chapter 106, Section 106-62 of the Code of Ordinances
of the City of La Porte, are desirable and in furtherance of ~~Ami~1JE~J~j~~ifes'rslatEfa
~fier€ifYmf~~6iItelSI:~iifiP.itelfi.e~L~em:~ijl
Section 5.
Section 106-62, "Membership and structure", of the Code of
Ordinances of the City of La Porte, Texas is hereby amended and shall hereafter read as
follows:
Sec. 106-62. Membership and structure.
(a) The city planning and zoning commission shall consist of a member
from each of the six council districts, a chairman, and two alternate
members (Alternate Position 1 and Alternate Position 2) who are
resident citizens and qualified voters of the City. The term of the six
members from the six council districts shall coincide with the term
of office of the councilperson for said district. The term of office for
the chairman shall coincide with the term of office of the mayor of
the city. The term. of office for each individual alternate member
shall coincide with the term of office of Council person at Large A
and Councilperson at Large B, respectively. Vacancies shall be
filled for the unexpired term of any member whose position
becomes vacant for any cause in the same manner as the original
appoin.tment was made. '
. (b) Each district member who is appointed shall be a resident of the
district from which he is appointed at the time of his appointment
and continuously throughout his tenure in office.
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ORDINANCE NO. 1501-_
Page 3
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(c) The term of each member shall terminate on August 30 of the year
in which the term expires, or when his successor has been
appointed and qualified.
(e) The planning and zoning commission shall elect a vice-chairman
from its membership, excluding the 2 alternates.
(f) The 2 alternate' ~embers' are required to attend ~II meetings in the
same manner as the district members of the commission. Alternate
m'embers shall not vote unless filling an 'absence of a district
member or the chairman. .
(g) . If a di~trict member or :the chairman is absent 'from a meeting,
Alternate Position 1 shall take his place. If a second district.
member and/or the chairman. is absent from a meeting, Alternate
Positio':1 2 shall take his place.
Section 6. Sectiqn 106-86, "Organization", of the Code of Ordinances of the City of
La Porte, Texas is hereby amended and shall hereafter read as follows:'
Section 106-86. Organization.
There is hereby created a board of adjustment consisting of. five regular
members and two altern.ates (Altemate Position 1 and. Alternate Position 2) who are
citizens. of the city and who are not members of the city council or the city planning
and zoning commission, each to be appointed by the city council for' a term of three
years and removable for cause by the appointing authority upon written charges .
and after a. public-hearing. Vacancies shall be. filled for the unexpired tenn of any
member whose term becomes vacant for any cause, in the same manner as the
original appointment was' made. All cases'to be heard 'by the zoning board-' of
adjustment shall be heard by a minimum of fou'r members. '
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The 2 alternate members are required to attend all meetings in the same
manner as the regular members of the board. Alternate members shall not vote
unless filling an abse'nce of a regular' member or the chairman. If a regular
member or the qhair"':1an is ~bsen~ from a meeting, Alternate Position 1 shall take
his place. If a s,econd regular member and/or the chairman is absent from a
meeting, Alternate Position 2 shall take his place.
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ORDINANCE NO. 1501-_
Page 4
Section 7. If any section, sentence, phrase, clause, or any part of any section,
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sentence, phrase, or clause, of this Ordinance shall, for any reason, be held invalid, such
Invalidity shall not affect.the remaining portions of this Ordinance, it is hereby declared to
be the .inte~tion.of the City of Council to have passed each section, sent~nce, phrase, or
clause, or part thereof, irrespective of the fact that any other section, sentence, phrase, or
clause, or part thereof, .may be declared invalid.
Section 8. 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
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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, .Texas Govemment Code; and that this meeting has been open to the public
. .
as required by law at all times during which this ordinance 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 the contents and posting thereof.
Section 9. This Ordinance sh~1I become effective fourteen (14) days after its
passage and approval. The City Secretary shali give notice to the passage of the notice
by ca.~.sing the caption to' be. published in the official newspaper of t~e City of La Porte at
lea$t twice within ten (10) days after the passage of the Ordinance.
.
ORDINANCE NO. 1501-_
Page 5
PASSED AND APPROVED THIS THE
. ATTEST:
By:
MARTHA GILLETT,
. City Secretary
APPROVED:
By:
. JOHN D. ARMSTRONG,
Assistant City Attorney
.
DAY OF
,2003.
CITY OF LA PORTE
By:
NORMAN MALONE, Mayor .
.
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PrQposed Cb~pters 3&4 .
Public Im'provements Criteria Ma~ual
. (PICM)
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Staff Report
September 18, 2003
PUBLIC IMPROVEMENTS
CRITERIA MANUAL
" Reauest:
,-
Reauested Bv:
Backe:round:
. Analvsis:
Review. proposed Chapter 4 of the Public Improvements Criteria Manual'
Mr. Robert Alden Cwnmings, Supervising Engineer, City of La Porte
The Development Ordinance of 1998, Ordinance 1444, references the Public
Improvements Criteria Manual (pICM) as. being "the set of standards set
forth. . . to determine the specific technical requirements for construction of
publi~ improvements." Currently, the PICM does not contain a chapter on
sanitary sewer design requirements. The master plan for the PICM,'
document is to have all aspects of public improvements desigJ;l covered
including waste water collection systems. In an effort to move toward that
ul1;imate goal, design standards coveriiIg the sanitary sewer collection system
~ being presented to the Planning & Zoiling Commission f<?r review. .
When Chapter 5' on Storm Water Desigri Requirements was passed in 1999,
the Planning & Zoning Commission reviewed and recommended its
adoption and approval to the City . COllllCil. Therefore, the official
recommendation of approval from the Planning & Zoning Commission will
be sought before any official action is taken on the proposed Chapter 4 by' .'
the City Council. To that end, the Planning' & Zoning Commission is asked
to review the attached docu.rnent and eventually seek public comment on
said document before making an official recommendation.
Knowing that most municipal waste water collection systems 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, the Engineering Department and Title 30 of the Texas
Administrative Code Chapter 317 on Design Criteria for Sewerage Systems
to devel~p a sanitary sewer collection system design criteria custom built for
the City of La'Porte. '
'. Lift. Stations - With the. promulgation of the sanitary sewer system
design criteria of the Public Improvements Criteria Manual, there will
finally be some standardizatio~as to the required wet well working
volUme, minimum pump cycle time, minimum proposed lift station sites,
and the elevations of the top of the lift station site in Special Flood
Hazard .Areas. Currently, City Staff must spend a considerable ,amount
of time speaking to engineering consultants on a one by one, on a project
JJy project ,basis about the, 'requirements surrounding' lift station
constructio.Q..
· Subdivisi()n Design ~ The proposed Chapter 4 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
PICM
July 17, 2003
Page 2 of2
Conclusion and
Recommendation:,
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currently requires when a new subdivision is proposed within the City.
The adoption of the proposed sanitary sewer collection system design
requirements will state in black and white the City's desired standards
for new construction within the City limits by explicitly stating La
Porte's guidelines on sizing sanitary sewer lines, and establishing the
required grade and depth of bury. These waste water collection syste.m
design requirements could be handed out to parties interested in
developing a site within'La Porte' and the City, will rec~ive nearly
identical products every time with these de~ign criteria in place.
· . Utilities':" The .city of La Porte is currently expanding and renovating
the waste water treatment plant in part to provide additional capacity to
serve additio.nal customers. The adoption of these criteria will in no way
adversely affect the ability to continue to provide superior service to the
~urrent customers and citizens or to provide service to future residents.
· . Additional - The proposed Chapter 4 . will finally give a great deal pf
standardization'to the installation of sanitary sewer service lines/leads as
well as spell out our zero tolerance policy on septic tank systems. Lastly
the such things as the distance between sanitary sewer manholes as also
covered.
Staff~ written aJ).d reviewed the proposed Chapter 4 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 curient nllssion to
provide uninterrupted, sanitary, sewer servj.ce to the citizens of La Porte.
Staff recommen~s that a public' hearing be held in October o~ this subject
and that action at some time in the future be taken to recommend its approval
to City Council.
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CHAPTER 4
SANITARY SEWER DESIGN REQUIREMENTS
4.01
CHAPTER INCLUDES
A. Criteria for the design of sanitary sewer systems. ,
B. This Chapter addr:esses the design of the sanitary sewer systems within the public right-
of-way or a dedicated public easement. Sanitary sewers located on private property, that
are not in a ded~cated easement, shall not be considered part of the publicly maintained
sanitary sewer system.
C. 'The public sanitary sewer, as maintained by' the City of La Porte, shall be dermed as aU
sewers that are located in public easements or street rights-of-Way, and that are"installed
in accordance with these standards.
4~02 D~SIGN REQUIREMENTS'
A. Drawings to be Furnished
1. Before any main or lateral sewer is constructed and before a permit \\rill be
issued for the construction, plan-and-profile sheets of the proposed sewer shall
be prepared and submitted to the City for approval. . .
, 2. These drawiilgs shall become the property of the City of La Porte and may be
, disseminated as deemed necessary after their approval to any affected party.
B.' Details to be Shown on Drawings:
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1.
The detailed drawings shall show the exact location of the proposed line in the
street, alley, or e~ment with respect to the edge of the particular right-of-way,
survey base line, any nearby utilities, 100-year flood elevation within the project
area, ~ajor landscaping, and other structures (above ground and below ground)
affecting construction.
C. Main and Lateral Sewers
, .
1.
Sewers shall be identified by number, letter, or other identification as shown on
the sanitary sewer hlyout sheet and manholes identified by letter or number.
Sewers in curved easements, easements defined by prop~ lines, and combined
easements containing other public utilities must be shown in both plan and
profile views. ' , ' .
The profile shall show other underground and surface utilities and facilities, both
in parallel and at. crossings; the size, grade; and type of pipe of the proposed line,
the elevations of the' proposed line to the hundredths of a foot at manholes,
changes of grade, and dead ends; and the proposed fmished grade over the sewer
with elevations. Where proposed fill or cut is contemplated, the proposed new
ground line should be shown as a separate line from the actual, ground line.
Bedding and backfill shall comply with City of La Porte staridard specifications
and standard details where applicable. .
Where sewer!! are to be placed between existing paveme.nt l!11d the street right-
of-way line (or interior easement line) or under existing pavement, show the
.existing ground line at both sides (or the closest side for sewers near the edge) of
the right-of-way or adjacent sewer easement.
2.
3.
4.
, '
D. Plan. arid Proflle Requ~ed for. Sewer Mains.
Sanitary Sewer D~ign Criteria Page 1 of 10
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1.
Sanitary sewer layouts for single family residential subdivisions should use a
standard engineering scale large enough to show the entire project on 1-2
standard 24"x36" pages. In all cases, the following information must be shown
on the layout.
3.
a. All easements eontaining or buffering sanitary sewers are shown and
labeled both as to width and type; sewer sizes are shown at points of
size change; manhole locations are shown. .
b. The sewer alignment shall accurately retlecttlJ,e location of the sewer
as shown on the detailed plan view. . .
c. 'Service leads that cross street pavement or serve adjacent property
are to be shown on the layout.
d. The number, size, and layout of the lots ~epicted on both the overall
sewer layout sheet and the individual plan-and~profile sheets shall
match the number and size of the lots depicted on the fmal plat after
,recordation. " '
,e. The size and direction of flow for existing and proposed sewer:s shall
be shown on the overall sanitary sewer layout sheet.
f. The location of the proposed sewer within either the public right-ot-
way, a dedicated easement adjacent to the public right-of-way, or
,side lot easement.
g. , The overall sanitary sewer layout sheet shall show the area, in acres,
Which the proposed, sewer is designed to serve. Include a vicinity
map which references the acreage ,to nearby major thoroughfares and
boulevard street.
Commercial sanitary sewer layouts for large areas shall follow the same layout
format. '.
Acceptable horizontal and vertical scales for the detailed plan-and-profile .views
shall be confmed to standard 'engineering scales.
Th~ plan view shall show, at a minimum, the following information for the
project area:
2.
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4.
a. Topographical features.
, b. Stationing for the proposed sewers. ,
c. All existing utilities including gas, power, telephone, cable etc.
d. Any significant landscaping or other structures which might impact
construction or construction-related activities.
e. The width and type of existing. andlor proposed easements.
f. ' Proposed service leads. . ,
. g. . The, limits of any proposed bore and jack, microtunnel, or auger
operations.. ' ' .
h. Locations where pressure pipe is to be installed for water line
crossings.
i. The proposed sanitary sewer with pipe diameter, length, type, and
, grade clearly labeled.
5. The profile view shall show, at a minimum, all of the following information for
the project area:
'a. Underground and surface utilities/facilities which are either parallel
to the proposed sewer or cross the proposed sewer.
b. , 'The proposed sewer line's diameter, grade, length, and type for each
section between manholes. This shall be labeled on every applicable
page and identified as "proposed."
c. The flowline elevation for every sanitary sewer at every manhole:
d. The rim elevation of existing and proposed manholes.'
Sanitary Sewer Design Criteria Page 2 of 10
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, The flowline elevation at each sheet break:.
The type of pipe, bedding and backfill shall be included in the
Standard Details.
,The [mished grade for proposed and existing pavement. Where cut
and fill are proposed, the proposed new ground line should be shown
as a separate line from the existing ground line.
The existing ground line for the' near side of the public right-of-way
where a .sewer is to be placed between the edge of the existing
pavement and the edge of the public.right~of';way. '
The existing ground line at the centerline of the proposed sanitary
sewer where a sanitary sewer is to be placed within an existing
easement. Show any proposed cut and fill as described above.
The flowline elevation of service leads where, the service lead crosses
the edge of the public right-of-way or the dedicated easement to the
public right-of-way. ,
The limits of any proposed bore and jack, microtunnel, or auger
operations. ,
Locations and limits of where pressure pipe .is to be installed for
. water line ~rossings.
The location of special backfill and any proposed stacks shall be
iden~itied be stations indicated on the design plans.
Avoid vertical breaks in profiles. Use alterIlll:te scale for all profile
sheets if all of proposed sanitary sewer cannot be shown on anyone
profile,section for the station run indicated in plan view for that
sheet. '
6. Drawings for subdivisions shall show the proposed location, by stations, of all
. service leads, service connection risers. .
E.
Service Leads .
1. Service leads shall be evenly spaced at every other propertY line between two
adjoining lots unless there is an odd number of lots. The City reserves the right
to direct the engineer to relocate any proposed service lead upon reviewing any
submitted' plans. A single 6-inch service lead located at the property line
betWeen two adjoining lots' would serve two single-family residences with a wye ,
placed at the end of the service lead. Do not install the. Wye beyond the edge of
either the public right-of-way or dedicated easement.
ai Near side double sewer service leads shall not exceed five feet (5') in
, length, shall terminate' at ,the, property ,line, and' shall be located within a
public right-of-way or easement.
2. Any far side service lead extension ,of ~ore than 50 feet parallel to the street
right-of-way shall be treated as a lateral sewer.
3. Service leads for single-family developments should not connect to the manhole,
and will be granted approval on a case by case basis. Service leads expected to
discl!arge more than 5000 gallons-per.-day shall discharge into a proposed or
existing sanitary sewer manhole. ,.Where the flowline of the service lead is 36
inches or greater above the flow line of the manhole, 'provide a standard drop
manhole. '
a. Service leads shall be provided to serve each lot within proposed
development. The' detail for a typical near-side and far-side service
leads shall be included with the construction drawings.
Sanitary Sewer Design Criteria Page 3 of 10
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b.
Service leads shall be a minimum of 6 inches in diameter. If the
length of a service lead exceeds 50 feet or the width of the public
right-of-way by more than 20 feet, the ,minimum diameter shall be 8
inches and a manhole shall be utilized for connection to the public
sewer. This lead shall be treated as a lateral sewer line. '
Service leads with a diameter of 6 inches shall utilize full body
fittings be they extruded or factory-fabricated for connection to a
proposed public sewer or an approved saddle-type connector for
connection to an existing public sewer.
PVC saddle-type connectors with gasket and stainless steel straps
shall, be installed with the' stub oriented 45 degrees from the
, springline. Tees may be oriented the in the same manner.
The service lead shall be designed to minimize the use of b~nds as
site conditi.ons permit, '
Service leads exceeding 50 feet shall have a manhole at each end and
shall be treated as a standard sanitary sewer line.
For existing lots (which are not served in accordance with these
guidelines) that need a service lead, if the distance to the nearest
existing sewer is . less 'than 50 feet, the, service lead shall be
considere? to be under the,P.lumbing Code. . L .
The location where the ServIce lead crosses the property lme shall be
shown on the plans and as-builts, and marked in the field with a riser
out of the ground with a glued cap. ~vide a typical detail of
durable marker placed where, the service lead crosses the property
line so that the service connection stub-out can be recovered at the '
time that the connection to the service is made and left 6 inches
below natural ground. Provide a detail for a riser above ground and
capped. All service connections shall be extended to the property
line and be turned up (elbowed) to rise up above ground level a
minimum of 2 feet. The end of the service ~hall be sealed with a
glued cap. '
All service connections shall be installed at the time of the
construction of the sewer.
c.
d.
e.
f.
g.
h.
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F. General RequireqIents
1. A licensed plumber shall be responsible for connecting to wyes or tees as
indicated on the plans. The licensed plumber shall, be liable for a properly
installed and watertight connection to the City's lateral line.
2. Materials and construction shall conform to the City of La Porte standard
Specifications and Standard Details where applicable.
, ' 3. All constructed sanitary sewer lines shall be air, tested for leaks and a mandrel
pulled for structural defects. A post construction video survey shall be
perfonned and video tapes provided, before acceptance by !pe City of La Porte
for maintenance.
4. All public sewers and service ieads shall be embedded in cement-stabilized sand
from 6 inches below the pipe to 12 inches above the pipe and for full trench
width except for those lines and pipes that are bore and jacked, microtunneled,
or augured and encased in a steel pipe. The cross-section described in this
p~graph will be defmed here~ as ~he embedment zone.
a;
b.
Portland cement, Type I, ASTM C150.
Clean, durable sand, with less than 0.5% clay lumps, ASTM C142;
with less than 0.5% lightweight pieces, ASTM C123; with organic'
impurities, ASTM C40, not showing a color darker than standard color
Sanilary Sewer Design Criteria Page 4 of 10 ,
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and a plasticity index of less than 6 when tested in accordance with
ASTM D423 and ASTM D424.
c. Compact to 95% Standard Proctor Density (ASTM, D2922-78 and
ASTM D3017-78) in lifts of 8 inches thick. Actual testing may be
required as deemed necessary by the City of La Porte. .
d.' The cement-sand mixture shall consist of at least 1 Yz sacks -of cement
per cubic yard of sand. The cement-san mixture shall have a minimum
unconfined compressive stren,gth of 100. psi in 48 hours when
compacted to 95% of Standard Proctor DensilY (ASTM D2922-78 and
'ASTM D3017-78), without additional moisture control, cured and
, tested in accordance with ASTL C31.
5. Backfill excavated areas and trenches under or within one' foot of existing or
proposed pavement with cement-stabilized sand from the top of the pipe
embedment zone up to one foot below the paving subgrade. The cross-section
described in this paragraph is defmed as the embedment zone.
6. The proposed location of any special backfill shall be shown by stations in the
dra~ings in both plan and profile views. ,
'7. 'Public"sewers and force mains shall be located in either the public right-of-~ay
or easements. 'Side lot easements sha,ll be avoided at all costs and shall ,be
granted special approval only when a right-of-way located sewer is impossible
from an economic and engineering standpoint. New and future proposed
backlot easements shall not be accepted. Generally the location of the public
. sewer within a dedicated easement shall be along the centerline of the proposed
easement. However, in those instances where the easement is adjacent to the '
. public right-of-way, the lateral location of the 'sanitary sewer shall be approved
on a case by case basis by the City.
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a.
Street Right-of-way
(1) Sanitary sewers with a maximum depth of ten feet (10'
measured from fmished grade, shall be placed within the right-
, of-way at least ~ feet from the right-of-way line. All sewers
that are deeper than 10 feet shall be centered in an exclusive
easement parallel and adjoining the right-of-way. Where
required, additional easement shall be provided adjoining the
right-of-way to provide,clearances.
b. Easements
(1) The maximum depth ofSe~er in a side lot easement ,shall be 8
feet.
8. The .final determination as to that portion of a street, alley, or easement to be
occupied by a proposed sewer rests with the City. The City will take .into
consideration existing, plarined and proposed facilities such 'as manholes,
pavement, pipes/conduits, along with existing trees and shrubs, or other unique
surface conditions when arriving at a decision. ' ,
9. There shall be nO'closed-end easements for sanitary sewers.
10. The drawings of the sewer shall show the location ofaoy existing kno~ pipe or
duct that, might interfere with the construction of the sewer and call to th,e
attention. of the' City any known obstacles that might be encountered ,in
constructing the sewer in any location under consideration. The Professional
Pngineer shall determine the existence of pipes, ducts, obstacles and other
utilities (i.e. gas, telephone, electric and cable) from a visual survey on the
ground plus research of the public records and private records when available.
Sanitary Sewer:Design Criteria Page S of 10
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. 11.
G. Line Size
1.
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H. ' Line Depth
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12.
Sanitary sewers within the City of La Porte's jurisdiction shall be designed and
installed at such a size and depth as to allow for orderly expansion of the system,
so as to avoid duplication in the future, and shall confonn with the
Comprehensive Waste Water and Sewer Plan for the City of La Porte (as
amended where applicable).
Sewers shall be separated from water lines by a mininium of 10 feet from
outside wall to 'outside wall. For sewers crossing utilities other'than water, a
minimum of 6 mches of clearance must be maintained from outside wall to
outside wall.
3.
The minimum pipe diameter for a public sewer shall be 8 inches.
Seryice leads 4 inches -in diameter shall be confined to the limits of the lot which
they serve and shall serve only the equivalent of one single-family lot. No' 4-
inch sewer shall be l~id in any street, alley, or right-of-way. "
Service leads 6 inches in diameter shall not !!erve more than the equivalent of 2
single family lots or other equivalent types of small land tracts:
Service leads for single family residential lots shall have a minimum grade of
0.70%. Wastewater flows shall be based, on the current, approved utility
phaSing plan for the area. The average day flow for the design of sanitary .
sewers shall be based on a minimum of 350 gallons per day ser single family
connection for residential areas.' ,
For cOm.qlercial service leads such as street bores, the required size of the line
shall be es~ablished from ,the plumbing drawings. Commercial, industrial, and
office areas ,shall be designed for an' avefclge day flow that can be anticipated
from the contributing area.
Commercial sewer service lead shall be 6'inch pipe or larger and shall not serve
more than one commercial connection.
Main and lateral 'sewers shall end in manholes. '
The City shall have final review and approval authority as to the size and depths
requ~d for sanitary sewers and laterals.
4.
5.
6.
7.
8.
1. The sewer should be laid with the top of the pipe a minimum of 4 feet below the
surface of the natural ground or finisbed grade. . .
2. Sewers laid iri street rights-of-way with a curb and gutter section shall have a
minimum cover of 4 feet' from the top of the pipe to top of the cur~. The
Professional Engineer s~all account for. any anticipated future sewer extension
whereas the future sewer extension shall have a minimum 4 feet of cover from
the top'ofthe pipe to the top of the curb andthe Professional Engineer of record '
shall adjust the depth of the proposed pipe accordingly.
3. Sewers laid in street rights-of-way with crowned roads and side ditches shall,
, have a minimum cover of 4 feet below the flowline elevation of the ditch to the
top of the pipe. '
4. Where the minimum cover as specified in this chapter. is not engineeringly
possible, the sewer shall be laid with Class 150 (150psi) pressure pipe with
cement stabilized sand backfill in accordance with the Standard Details. Ductile
iron pipe may be used but shall be lined with either a polyethylene or
polYurethane coating with manufacturer reco~endation and applied by the
pipe manufacturer; The minimum liner thickness shall be 40 mil.
5. Maximum depth for 8~li i.qch diameter collection lines shall be 20 feet from
average ground 'surface to pipe invert. Depths greater than 20 feet shall require
the use of Class 150 (15opsi) pressure pipe with cement stabilized sand backfill
in accordance with the ~tand~d Details. Ductile iron pipe .may be used but shall
Sanitary Sewer Design Criteria Page 6 of 10
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'be lined with either a polyethylene or polyurethane coating with manufacturer
recommendati(;m and applied by the pipe manufacturer. The minimum liner
thickness shall be 40 mil. -
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Line Grades
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1. 'The following table lists the minimum grade for 6-inch to 39-inch diameter
public sewers., The minwum velocity for a sanitary sewer flowing full shall be
2.0 feet per second (fps). The maximum recommended grade shall be calculated
by the Professional Engineer for a maximum velocity of 4.5 fps.
Sanitary Sewer DeSign Criteria Page 7 of 10
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Table 4.1
MINIMUM GRADES FOR SANITARY SEWERS
, PIPE SIZE MINIMUM GRADE (PERCENT)
6 0,50
8 0.33
10 0.25
12 0.20
15 0.15
18 0.11
21 0.09
24 0.08
27 0.06
30 0.055
33 0.05
36 0.045
39 0.04
2.
For sewers larger than. 39 inches' in diameter, the Professional. Engineer of
records shall determine the appropriate. grade utilizing a full' pipe maximum
velocity of 4.~ fps and minimum velocity of2.0 fps. .
). ' Gravity sewers shall be lain m straight alignment with uniform grade betWeen manholes.
Deviations from,uniform grade without manholes shall not be allowed.
K. Manholes
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1.
Type: Manholes shall be either precast concrete manholes in accordance with
standard details or the Profession~l Engineer of record may submit a cast~in-
place manhole design for review and approval by the City. All concrete
manholes shall be coated with a coal tar epoxy to a thickness of 10 mI. or'
approved equal Fiberglass manholes with precast, gasketed, concrete bottoms
are allowed outside paved areas where the manhole depth is designed to be 8
feet deep or less. It shall be the respoIll!ibility of the Professiol)al Engineer of
record to ensure that the Precast manholes conform to the latest ASTM
requirements. Manhole covers shall be 24 inches in diameter and have the City
of La ~orte logo 'on them. All manholes shal~ be installed with a ,stainless steel
or p~lyethylene manhole inserts with 1/8 inch vents and strap handles. ,
Location: Manholes shall be placed at changes in alignment, changes in grade,
thanges in size Of sewers, at the intersection ,of sewers, junction points, at the
end of all sewers, and either at street, ~lley, or easement intersections.,
2.
a. , Se~;ers laid in easements shall have a manhole in each,street or alley
crossed by the sewer.
b. The maximum distance between manholes shall be determined from the
following table for 8 inch to 39 inch pipe diameters. Spacings for
manholes on mains with diameters larger than 39 iriches shall be
determined on an individual basis by the Professional Engineer of
record.
Sanitary S~wer Design Criteria Page 8 of 10
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Table 4.2
MAXIMUM DISTANCE BETWEEN
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SANITARY SEWER MANHOLES
PIPE DIAMETER IN iNCHES MANHOLE MAXIMUM'SPACING IN FEET
8-15 " 400
18-39 ' ' 700
>39 Per PE of record
c.
d."
Place,manholes at the dead-end of mains and laterals.
Existing manholes located within the city shall have the City of La
Porte'logo-on the manhole cover. Manhole covers shatl be cast iron,
, traft).c bearing type ring and cover. '
, 'Criteria for COmlections to and Utilization ofManhQles
f.'
'.( 1) Connections between public sewers at' the' manhole sl!.all
adhere to the following criteria when possible ;
- (a) The. elevation of the flowline. of .the discharging
sewer Shall match the elevation of the flowline of the
receiving sewer whenever possible.' "
(b) Drop manholes are allowed. A dropcoIll!ection or
drop manhole is requiredw~en the difference in
, elevation between . the effluent flowline and the
ulfluent flowline is ~ater than 36 inches..
(2)-
Public sewers shall not terminat~ in a clean-out. Clean-outs
may be utilized at the end of a service line.
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g. Manholes should be located as to 'eUminate the inflow of storm water into
the sanitarY sewer.' The top ofmmlhole rim elevation shall be shown on the
plans for all ~anitary manhole, except in the .paved areas. Seated manholes
-. ar~ required, on all newly constructed manholes within the ~OO-year flood'
plain., - "
h.' ,Manholes shall be ~onstructed in accordance with the Standard Details. .All
manholes~shall include rubber seals preca.'1t into the manhole for pipe inserts
, .or 3M Scotch Seal 5600 and Oakum at all pipe connections (no Fosroc or,
cement); , 'PreC!lSt manholes, shall incorporate a boot-type connector for
sewer dia,meters up to 24 inches. For sewer diameters greater than 24
inches, -utilize either the boot-type connector if available or an integral
, ga&ket. -: "
i. Steps mmanholes shall riot be allowed.
j. Allmanhole'adjustments shall be made with precast concrete rings when an
additional precast vertical section is too large., All manholes sh~ll be tested, .
. before:~c;~g ~ccept~d by the CitY of La Po~e for maintenance,. '
L. Lift Stations
. . . .
1. Lift station design. and construction drawings as well as design requilements and
pertinent data shall be sealed by a Prt?fessional Engineer registered in the State
ofTex;iS and sublI!-itted with the <<onstruction'drawings for reView by the City.
2. Lift'Stations -~hould be considere4 only when a gravity ,system cannot be
achieved from both an engineering arid an e<;onomic standpoint.,
"3. Lift station controls shall be enclosed and fenced in,such a way to prevent
unauthorize<;l ~'Peration,; vandalism and terrorism.
Sanitary Sewer Design Criteria Page ~ of 1~
oj
.
.
..;0'...
a.
Contrqls and equipment shall be approved by the City. Pumps shall be
mlinufactured by Hydromatic, Flygt or ABS, or approved equal. Pump
,controls shall be manufactured by E.G. Controls or Consolidated
Electric, or approved equal.
4. Wet Wells
a. . Provide adequate clearance between pumps so as to easily facilitate
retrieval of a pump. '
b. The top of the wet well shall be a minimum of 1 foot above the
nearest base flood elevation.
c. Wet well working volUme shall be sized to allow for the
recommended minimum pump cycle time of 10 minutes for each
pump.
5. Lift station site - Minimum size of20 feet by 20 feet. ,
6. The lift station's control panel shall sit a minimum of I foot above the nearest
base flood elevation.
7." 'Pumps shall be sized to operate at optimum efficiency. Minimum acceptable
efficiency at the operating point shall be 60%.
8: Emergency operations should be considered. Provide fittings and a blind flange
that will be readily accessible for emergency bypass pump.
4.03' ,QUALITY ASSURANCE
A.
Prepare calculations and construction drawings under the supervision of a Professional '
Engineer trained and licensed under the disciplines required by the drawing. The final
construction drawings must be sealed, signed, and dated by the Professional Erigineer.
responsible for the development of the drawing. If more 'than one Professional Engineer
was responsibie for the development of the design/construction drawings, t~en the
a.l?propriate Professional E~gineer should seal the drawings he is responsible for.
j,
'4.04 UNSEWERED BUILDING SITES AND SEPTIC TANKS
A. There shall be no new septic tanks installed within the City of La Porte city limits.
B. It ~s the responsibility of the land owner to file a Citizen Developer Request (COR) with
, the City to ensUre that a site has sanitary sewer service 'available. ' ".,..'
C. ' For unsewered building sites, the owner/developer has the option of executing a utility
extension agreement with the city if the nearest sanitary sewer service is more than 400
feet away. The owner/developer must .pay for all materials and affect installation and ,
testing before the city ~ill accept the sewer for maintenance. -
4.05 DESIGN ANALYSIS
A. Calculations of design flows for overall development project.
B. Calculations for any treatment plant required for the development.
C. Calculations for the effect of the 100-year storm outfall from any proposed treatment
plant.
4.06 DRAWINGS
A. Drawings shall include layout sheets with contours, plan-and-profile sheets, and details
sheets for. special items and trea~ent plants.
Sanitary Sewe~ Design Criteria Page 10 of 10
.
.
, . . .
La 'Po~t~ 'G.olf :Cou,rse, C.~mml~nity,
. (Speci~t" Conditi^o'Da-~ Use Permit #S~U 03-00~)
, ;
, Exhibits
" ,
, . ' ::' A.,'.Gardenw:alk T~w~bollJes Final Plat"
B.' ":Tbree. Proposed subdivision Layouts,
, . c. ,', ,:a.espoll~es' fr,om'La Po~te Polic~,Fire, -EMS; , '
',',. . PW&LPISD'
" " -- , ,
, '.". D. ,', .' Table, 5-1, .La~ ~orte Street 'Classification'
, ,: ~ Syst~m,., ',: ':-' ,. .
.' E. StaffReport,{8~27-03);
"'F. . yicinityMa,p' ;; .', ':':, .
,:G. '. . 'PetitiQD fr().~'JlaY"poiDt. ,__
, <,~ownboin'~_ H~~.e()wi1ers . , '
',-,.R SCUP"', '.,: .'..: ,,' .
. ...., .
." ,
.. .-
... .. .. '.
, .
. -., ....-
..
.
..
Addendum to August 27th StafTReport
September 18, 2003
La Porte Golf Coune Community
General Plan and Special Conditional.Use Permit (SCUP) # 03-002
Backe:round
The Planning and Zoning Commission held a public hearing during their meeting on August 27,
2003. After hearing the issues raised by the residents ofBaypoint Townhomes, the Commission
tabled the item. The Developer was' asked to provide severl11 subdivision layouts with 8th Street
extended and proposals without the extension. In addition, the Commission. asked the Staff to
review ,the proposed development and its impact: on the Baypoint Townhomes. Staff told the
Commission that we would return with additional input from Police, Fire, EMS, and Public
Works departments on the subject matter and clarify the conditions to be included.
Analvsis
. Staff examined the Baypoint Townhomes Final Plat when the proposed Golf Course Commu~ty
plan was submjtted. (The Final Plat was apgroved in 1972 as the Gardenwalk Townhomes.) The
plat shows three streets (poplar Cove, 8 Street, and Cedar Cove) stubbed out to provide
noithlsouth travel through the undeveloped area (now unGer consideration as the Golf Course
Community). See ,Exhibit A The 8th Street route' was chosen, because of its design and
classification as a collector street with 36' of pavement that connects to FairmontParkway.
During the August 27th Commission meeting, the D~veloper was asked to provide alternatives to
extend 8th Street. On September 9,.2003, Staff reCeived three proposed subdivision layouts: 1) the
original layout showing the extension of 8th Street, 2) an extension of 8th Street as a "s" shaped
street, and 3) layout without the extension of 8th Street. ,These items are shoWn in E~bit H. '
ihe'Police and Fire Department ,ancl EMS conducted a driving time evaluation for'the proposed
Golf Course Community. At question is the extension of 8 Street. Reports highlighting the
impact on driving times for responding Police, Fire, and EMS are attached as Exhibit C. 'Pte
Public Works Department and La Porte Independent School District also offered comments on the
extension of 8th Street. 'Die key po~s a,re listed below: ,'. " ' .
. Emergenpy response d~artments
, Police '. ' ,
,.' Respons~ time would increase by an, estinuijed average time of 1 min~e, if 8th sireet was not
.' connected from the south (1600 block ofSH 146). .
Fire .
. Dri~~ time is 3.0 minutes from Fir~ Station #4 (primary station). If S. 8th Street extends into
the proposed subdivision, the drive time for Fire Station .#1 (backup station) would be 3.5 '
minutes. Ifnot, Station #1 (backup station) will have 5.5 minutes drive time.
EMS' " ,
, , '
. Drive time to the north end of proposed subdivision would be, approximately 5 minutes, if S.
8th Street is opened. Otherwise, it will add an estimated minute and a half to drive time, which
will exceed the nationally recommended average response time of 6 minutes or less. '
Public Works '
. Extension of S. 8t11 Street will have little affect on the solid waste collection operation. ,
Addendum
P&Z 9/18/03
Page 2 of4
.
.
'. Utility operations, street, and, drainage maintenance, will not be affected either way.
· However, With the TIRZ Board approval, TIRZ funds may' be used to improve existing
pavemen~ to curb and gutter, reducing future maintenance costs.
· TIRZ ~~ds" with agprova,l ~om the ~ Board, may also be available for relocating the
traffic signal from 7 , to 8th Street on Fmrmont Parkway. '. ' ,
La Porte Inde.pendent School District , '
. Proposed layout will work well when designing' bus r(,lutes.
.' Oesign the apartment complex with an area large enough for a bus to pull completely off
the main road for loading and unloading. '
. . The School District is neutral on the openiIig of 8th street.
The residents ofBaypoint Townhomes filed a petition with the City; a copy is attached as Exhibit,
,F. They oppose the extension of S.. 8th Street into the proposed subdivision. Staff attended 'a
homeowners meeting where the following ideas were suggested: '
. Install ~ gate at 8~ Street strictly for emergency accesS ~nly,
. Explore' alternatives such as making 8th Street "one way" going Southboun4. This woulq
attempt to lessen the impact of-traffic on the existing neighborhood.
· Separate the northern portion of the proposed subdivision from the southern portion of the
subdivision; . .
, :aowever~ this does not indicate that the residents feel 'the above suggestions will satisfY their
, desire to keep 8th Street closed, .' .. ,
Recommendations
, Based on the findings of the City's emergency response 'departments and the benefits of utilizing
,TIRZ funding with TIRZ Board approval. Staff !!uggests either of these two subdivision layouts
showing the extension of 8th Street be accepted with the follOWIng minor changes:' '
. Modify exhib~t 1 so that few lots face 8th Street. This will allow the developer to use ~l-de-
sacs.
· Second oJ?tion would ~odify exhibit 2 ~d delete the "~" ~m down to the first exit onto SH
"146. '
Either design provid~s emergency access and promotes safe vehicular' circulation for the
proposed subdivision. While emergency gates and other devices could be used. the extension of
8th Street provide.s a benefit to the larger community. Staff recommends that 8th Street remains a
collector street (60' right-of-way and 36' of paving) from Fairmont and the street becomes a
local street (50' of right-of-way ~d 28' of paving) from the entrance of the subdivision to,
Wharton Weems. (See Exhibit D: Table 5-1 ~a Porte Street Classification System,) .'
Staff recommends approval of the Ge~eral Plan and Special Conditional Use Permit with the
conditions listed below: '
Addendum
P&Z 9/18/03
Page 3 of4
.,
.
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 fewer lots fronting o~ south 8~ Street. .
3. Allow multi-family development near McCabe & SH 146. The Development
Agreement could determine density and driveway 'access.
4. Allow co~ercial development near McCabe & SH 146. A. further refinement of
the commercial activity will -be deteimined when the Development Agreement is
created. '
Streets:
1. . Continue 8th Street to provide, adequate traffic circulation within the development.
2. Seek the TIRZ Board approval for the funds to participate in the signal placement
: and enhancement of 8lli St., and Fairmont "Parkway intersection, north' of the
subdivision boundary.
3. Remove ~xisting 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 intp this area of the course,
5. Center turn lanes on Wharton W eems s~ould 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 r~garding
. proposed turn lane and signalization. '
Detention:
1. Ensure that lake/detention areas 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 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 capacity for the lake system.
4. Maintenance of detention down to, the water level, and option such as ,constant
water level lakes can '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.' '
Parks. trails., and landscaping:
1'. The Reserve 'F' 1.345 aCre site and' the passive. park/deiention areas should be
privately maintained and not open to ~he public. '
2.. . All play/service equipment should be listed on a parks and open space plan that is
a,pproved'by t~e City of La Porte (i.e. playground, picnic area, trash cans, barbeque
pits, etc.)
.
.
Addendum
P&Z 9/18/03
Page4of4 ,
3. Incorporate' pedestrianlbicycle trails along the linear detention/park 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 main~ai~ed by the homeowner's association.
5. Create winding pedestrianlbicycle 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 pedestrian/bicycle path' from SH 146 to Little Cedar Park along the n<?rth
perimeter of the subdivision, with a connection to the ~ast side pedestrianlbicycle
trail. '. " ,
7. Sidewalks, are recommended , along both sides of Wharton Weems 'and McCabe
and along SH 146. "
8. Create either perimeter 6 foot berlns, or sound walls along SH146 to have to reduce
, noise levels for the subdivisjon;. if berms utilized, then shrubbery planted along the
top (Le. oleanders) to provide additi~nal sound deadening. WalkWays should wind
among the berms; the entire'landscaped area should be no less than 30 feet wide.
9. ' Irrigation to landscaped areas shall be provided to allow establishment of al.l 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, '
12. Extend landscaping, hike/bike trails along boundaries of the pr.oposed apartment
complex. .
13. Return with the Development Agreement, plats, deed restrictions etc. refing and
resolying the above conditions.
However, out of the' above conditions the CommiSSIon needs to resolve the following key
'issues with the General Plan:
. Confirm the'proposed land uses.
.' 'Select the alignment ,of the proposed 8th Street as shown in Exhibit B.
. The Commission's recommendation on this General Plan and Special Conditional Use Permit
will be forwarded to City Council for fin~l consideration.
Ootions
Options available, to the Commission are as follows:
. Approve the General Plan and SCUP as submitted by the applicant
. Approve the General Plan and SCUP with specific conditloQs to be outlined by the
Commission '
. Disapprove th~ General Plan and Special Conditional Use Permit.
KEY
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CIVIL ENGINEERS Be SURVEYORS
HOUSTON. TEXAS
LA PORTE GOLF COMMUNITY
EIGHTH STREET EXHIBIT 1
Scale:
1"=200'
I Job No.: I Date:
ARE22-5T 19-9-03
I ExhIbIt:
INO. 1
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CIVIL ENGINEERS &c SURVEYORS
HOUSTON. TEXAS
LA PORTE GOLF COMMUNITY
EIGHTH STREET EXHIBIT 2
I
I Job No.: I Date:
I ARE22-5T 19-9-03
Scale:
1" =200'
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CIVIL ENGINEERS Be SURVEYORS
HOVSTDN. TEXAS
I'
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LA PORTE GOLF COMMUNITY
EIGHTH STREET EXHIBIT 3
WE --
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.
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I Job' No.: I Dote:
ARE22-.5T 9-9-03
Scale:
1-=200'
I Exhibit:
INO.3
5 i
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.
'.
La Po~~ .P~~ice ~epartment
Memorandum
'915 So. Sill Street, LaPorte, Texas 77571
181-471-3810
9/312003
To: ChiefReff
From: Lt. S . Deardorff
Subject: Response Time Project
Sir,
Per your instructions Lt. Rice and myself have traveled from different points in the city
to the IS00 blk of S 8th and also from the same point to the 1600 blk of SH 146 south
feeder NIB. Both locations ate proposed entrances to a new subdivision. We drove the
most direct route and 9beyed all traffic control devices including the speed limit as'you
would on a non-emergency response. See the results below. '
From Main and Broadway
Mileage "
Travel Time
ISOO S Sth ,
1.8 miles
4min 20 sec
From Fainnont and Underwood
Mileage
Travel Time
3.9 miles
10min lSsec
From Shore acres Blvd and Broadway
, Mileage ' 2.9 miles
Travel Time 4min 4Ssec
From 23rd and Main ,
Mileage
, Travel Time '.
2.4 miles
4min 40sec
Barbour's Cut and SH.146
Mileage
Travel Time
2 miles
5min
Blackwell and Main
Mileage
Travel Time
, 2.6 miles'
7min
1600 SIH 146
3.1 miles,
S min 20 sec . .
5 miles'
llmin 20sec
2.7 miles
4min
3.6 miles .
Smin 36sec
3.1 miles
Smin
3.8 miles
Smin .
~n
_':II~
.
.
In every case the response time from a point that is north and/or wes~ of the proposed
new subdivision the mileage is longer.' If an officer responds fro~ an area that is north
and/or west of.the proposed subdivision, we can expect his response to be approximately 1
minute longer ifhe or she has to'enter the'neighborhood in the 1600 blkofSH 146. If you
have any questions about how this data was, collected don't hesitate to call. '
.
.
La Porte Fire and EMS
8-28-03
The Fire Departnient conducted a driving time evaluation for the
proposed Golf Course Subdivision. At question is the impact on driving
times of responding Fire and EMS units.if South 8th Street is not opened up
into the proposed development.
The following times 'and routes were driven Within the safe driving
parameters of our, response procedures, with no speeds higher than 10 mph
over the posted speed limit. ,
Station I to the pr~sent end of S. ~th St. v~a.W. "A" to S. 8th. Time 3.5
minutes.
'Station I to the present end of S. ,~th St.. via W. '''A'' to S. 3rd to W. Main, to
Hwy 146 S., to Wharton Weems Blvd, no~ on Hwy. 146 to, a point directly
west.oftb.e end ofS. 8th on the feeder road. Time, 5.5 min..' ,
Station I to the present end of,S. 8th St. via W. "A".to S. Broadway, to
Wharton Weems Blvd, then north on Hwy. 146, to a point directly west of '
. the end of S. 8th S1. Time 5 ininutes, 35 seconds.
Station IV to the present end of S. 8th St. via McCabe Rd~ north on Hwy i46.
feeder Rd. to a point directly west of the end of S. 8th .St~ Time 3 minutes.
, .
EMS station to the present end ofS. 8th St. via'N. 23rd St. to W. Main, south
on Hwy 146 to Fainnont P~k~ay east to S. 8th to the end. Time 5 minutes
10 sec9nds.
EMS station to the present end of S. 8th St. via N. 23rd to W Main, to south
, on Hwy 146 to Wharton .Weems Blvd. North on Hwy 146 feeder to a point
directly west orthe end ofS. 8th St: Time 6 minutes 30 seconds.. "
. ,Considering the proposed layout of this sub~division, the quickest drive
time to the northern most section wou~d be from Fire Station IV. However,
.'
.
the next closest back up station would be Station 1. If S. 8th S1. is opened
into the proposed sub-division, it would be a 3.5 minute drive. If not
opened, the back up units from Station I will have a 5.5 minute drive time.
For EMS the situation is much the same. IfS. 8th St. is opened into the
proposed sub-divtsion, it would be approximately a 5 minut~ drive time. If
S. 8th St. is not opened into the proposed sub-division, it will add a full
'minute and a half to the drive time. With the national recommended average
response time ~f 6 minutes or less" it will increase our times over the
recommended amount.
, .
These additional times have the potential to dfastically affect the outcome
of the survivability and property loss of a structure fire, 'or a critical patient
in need of EMS, where lite~ally seconds count. Therefore from strictly an
emergency response point of View, Fire and EMS would'recpm,mend that S:
8th 8t. be connected through into the proposed sub-division. .
vie would entertain any other ideas, such as maybe "one way" south on
, 8th St. in an attempt to lessen the impact on the existing neighborhood, to
accomplish something agreeable to' all parties.
, ,
0" _... . ".
.
.,
"
CITY OF LA PORTE
PUBLIC WORKS
DEPARTMENT
Memo
To: Nick Finan, Planning'
, .
From: Steve Gillett, Director of Public Works
CC:.,
Date: 9/912003 .
Re: South 8th Street
I have reviewed the proposed extension of South' 8th Street from the Bay Point Town
Homes, through the proposed development to the south, and offer the following
comments.
. The extension of' South 8th. Street will have little affect on Public Works
operations, specifically, solid waste colledion. It will have no affect ,on utility ,
operations,. street maintenance or drainage maintenan~. There, is some
benefit to mosquito control. .
. Tying the proposed subdivision into South 8th Street could positively affect the
existing portion of South 8th, including the.proposed signalization at Fairmant
Parkway. By tying' the two areas together, TIRZ funds could be used to
improve existing pavement to curb and gutter, reducing Mure maintenance
. costs'. Additionally, funding to relocate,the traffic signal on Fairmont ParkwaY
from 7th to 8th would also be' available from the TIRZ. ' ,
If you ~ave any questions, please advise.
. Page 1,
.
.
La Porte Independent S'chool District.
Mike Clausen, RTSBA
Executive Director for Operations
301 E, Fairmont Pkwy,
La Porte, TX 7757]
Phone (281) 604-7171
Fax (281) 604-7175
MEMORANDUM
To: Mr. Nicholas Finan
From: Mike ,Clausen, Executive Director of Operations .
La Porte Independent School District
Date: September 10, 2003
I hope my comments might be of some help.
. The proposed design layout of the subdivision on Highway 146 is very good and it will be e~sy to
design bus routes through the area.
. Routes could be designed so that no child would have to walk more that 15 lots to a bus stop. The
15 lot walk would be if a child lived in one of the houses at the end of the long cul-de-sac in the
back middle of the subdivision. ' ".
. The possible movement of one cross street to the north just four or five lots would shorten the walk
and make it more consistent with our nolmaI bus stops. ' . ,
. The School District is neutral on th,e opening. of gth street. There will be no distingue advantage to
the District if the street is open for through traftlc or not.
, . It would great for the school district :and the 'school trallsportation department 'if theapartrnent
complex: would have an area that a,large bus could pull completely off the main road for loading
and lU1lo~ing. .
o .It would be the safest for our children ifboth the entrance and exit to this area used
McCabe Road so the ,bus would not have'to enter Highway 146 with fast north-bound
traffic. ' , "
o With no bus entrance/exit provided, the loading and unloading will have to be on either
McCabe Road or. Highway 146. Anytime loading and unloading must be done on a busy
street or highway the chance of an accident greatly increases. .
o It would be very nice if the apartment complex: could also provide a shelter for the children
that are waiting for the bus. This could be done fairly inexpensive ~d would be a big plus
for the children. '
LPISDMaa1o... CiIy orLaPollO "1_,cIoc
R
EXHIB ITS\C tTY
DEPARTIAENTS\POLlC E\LP
GC
1
.2
3
4
5
6
COlAlAUNITY,dwg, 09/12/2003 01:~5:~5 PIA
From Blackwell & Main
Mileage
Travel Tim,e
From Barbour's Cut & SH 146
Mileage
Travel Time
2.6 Miles
7 Min
2 Miles
5 Mln
3.8 Miles
8 Min
3,i Miles
5 Min
3
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From 23rd and Main
Mileage
Travel Time
2.4 ,Miles
4 Mln 4~ See
3.6 Miles
5 Min 36 See
From Shoreaeres Blvd. & Broadway
Mileage
Travel Time
2.9 Miles
4 Mln 45 See
2.7 Miles
4 Min
From Main & Broadway
Mileage'
Tta'vel Tim'e
From Fairmont & Underwood
Mileage
Travel Time
3.9 Miles
10 Min 15 See
1..SMiles
4 Min 20 See
5 Miles ;
11 Mil'! 20 See
3.1 Miles
5 Min20 See
I,
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.
POLICE DEPT. RESPONSE TIMES.
o 1500 S. 8th . 1600 SH
'-..,-
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LA PORTE
GOLF COIRSE
COMMI.IITY"
N.T.S
:\EXHIBITS\C!TY DEPARTUENTS\fIRE
DEPT\lP GC COUUUNITY,dw9. 09/12/2003 01:47:05 PU
SHOREACRES BLVD
* CLOSEST ROUTE FOR BACK-UP UNITS
FROM STA. 1 IF STA. 4 RESPONDS FIRST
'.
EMS
Travel Time
STATION 1
Travel Time
STATION 4
Travel Time
5 Min 10 See
3 Min 30 See*
N/A
3 Min
6 Min 30 See
5 Mln 30 See
5 Min 35 See
FIRE DEPT. RESPONSE TIMES
. 1500 S. 8th . 1600 SH 146
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TABLE 5-1
LA PORTE STREET CLASSIFICATION SYSTEM
.~".. \.,
1
CLASSIFICATION
TRAFFIC
, LANES,
R.O.W. ' PAVEMENT WIDTH
WIDTH (CURB TO CURB)
iEeell____~-1E~~tl'
MAJOR THOROUGHFARES .
Controlled Access 4-10
Highway (~H 146/225)
,(Determined by TSDHPT) *
Semi~COntrolled Access 4-8,
Highway (Fair~ont Pkwy),
(betermined by Harris County
, Commissioners Court)
Primary Arterial
4-6
120
Dual 37'sections
with 26" 'median
OTHER THOROUGHFARES
Secondary Arterial
CIa ss' 100/50
4
100
Dual 25' ~ections
with 30' median .
Secondary Arterial
Class 80/50
4
80
Dual 25' sections
,wi center turn lane
COLLECTOR STREETS
Class 70/40 2' ,70 40' wi curb parking
Class 60/36 2 60 36' wi ctr. turn lane
Class 60/32 '2 60 32'
NEIGHaO)HOOD stREETS AND ALLEYS
. ..
Local Streets 2 50 28
Private Streets 2 28 28
Public and Private 2 20 20
Alle'y s and
Private Drives
* Texas State Department of Highways and Public Transportation'
..". D
.
.
Staff Report
August 27, 2003
La Porte Golf Community
General Plan
, And
Special Conditional Use Permit #SCU 03-002
Reauest:
Requested Bv:
Reauested For:
Present Zonin2:
, Requested Use:
Backe:round:
Approval of a General Plan and Special Conditional Use Permit for single-
family, multi-family, and commercial developments.
Arete Real Estate & Development Co. and Hettig Management Corp.
150:t acres ofland 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.
Planned Unit Development (PUD)
Single~Family Residential, Multi-Family U~its, and Commercial
This property is located at the northeast comer of SH,146, Wharton Weems
Boulevard, and McCabe Road. It is bounded on the east by the Bay Forest
Golf Course. ~. Joe Fogarty, President of the Arete Estate and
Development Company, met with the City staff on several occasions to
present conceptual layouts for residential development on approximately,150 ,
acres surrounding Bay Forest Golf Course.
At ,the Commission's March 20,2003 meeting, Mr. Joe Fogerty described
his development plans for the proposed golf course community. Mr. Alton'
Porter; Chairman of the Board of Directors, Tax Increment Reinvestment ,
Zone (TIRZ) also address.ed the: Commission. He indicated that the TIRZ
board supported the subject project. '
After the presentation, the Commission offered the ~ollowing comments:
. Consider relocating the proposed multi-family developm~nt to either at
the Wharton Weems Blvd.. intersection or McCab~ Road intersection;
. Provide "po<?ket parks" withi~ the proposed ~evelopment.
. Design a landscape berm that serves as an effective buffer and screens
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 l?y 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 ~d final plats would allow the'
applicant to submit building plans for review and then to begin construction
of the project. .
.fexHtltT'E ~
;
La Porte Golf Community
SCU03-002 ,
August 27, 2003
Page 2 of6
.
..
. .
"
Analvsis:
, ,
Section 106-659 of the Code of Ordinances establishes the following criteria
for review of ~evelopment 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 aI, 5 acre tract is reserved
for commercial development., The' proposed high-density residential use
is ,to be located at the northeast comer of McCabe Road and State
Highway 146. .The. multi-family development should not be detrimental
to the use and enjoyment' of surrou~ding properties. During review of
the site plan, 'staff and the Commission should look for' sufficient open
space, adequate parking, aDd a good mix of recreational amenities. With
regards to the 1.5 acre tra.ct, the proposed commercial comer 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 th~ maintenan~e of park facilities.)
. Streets, Access; & Layout - State Highway 146, Wharton' Weems
Blvd., ~d 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 del~s. ' ,
Staff recommends 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 gth Street and also at the subdivision' 'access points that intersect
with Wharton Weems Blvd. and McCab~ Road., The ~ommission is
encouraged to ask the developer to participate in the signal placement
and, enhancement of gth Street and Fairmont Parkway intersection. In
addition, various techniques should be applied to minimize the impact of
traffic on this ~eighborhood. These techniques should include either ,six-
foot berms 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 - 8th Street. hi' a previous sketch plan, the developer
provided a layout with cul-de-sacs.
. Topography"':" tl}is area is relatively flat and stable and should ~ot 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 resid~ntial and applying a
:
La Porte Golf Conununity
SCU03-002
August 27, 2003,
Page 3 of6
.
.
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'xllO'. (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.' Thi~ density is considerably less
than the 4.8 units per ~e allowed i,n R-1 zoning districts.
. Utilities - T~ere 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 TIRZ #1. The channel improvements Cannot directly
receive sto~water runoff from this development. A solution is to
provide stormwater detention within this development. .
The proposed,layout depicts several reserves along ea~em boundary of
the development adjacent to the golf course. These reserves are intended
to provide the drainage and detention for the full develQpment. The
developer's layout for drainage and detent,ion is "quit~ similar to the
layout contained in the Taylor Bayou Drainage Master Plan. The Master
Plan shqws a north-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 golfoourse. The layout also shows that 15 acres (Reserve Z) of off
site detention is being used to meet all the storm water management,
needs. Additio~al information is needed to determine if the Developer ,
owns this property and/or if the Developer has' secured the necessary
easements from t.he current property owner to use this land.' These
constant level ponds ~uld also increase aesthetics for adjacent
homeown<<?fs 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 Conuillssion may wish
to determine" in a development agreement, the party' that shall be
.
La Porte Golf Community
SCU03-002
August 27, 2003
Page 4 of6
.
.
responsible for routine maintenance of these detention areas down to the
water level.
· Parks' and Open Space - The proposed subdivision IS m close
proximity to the City's Little Cedar Bayou Park. The proposed
subdivision can b~ made accessible to Little Cedar Bayou Park 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 Cedar Bayou
Park).' '
The plan also shows several reserves serving as pocket parks and open
spaces. In addition to the passive parle/detention ~eas, the development .
. proposal could include in its deed restrictions that these areas 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
detentionlpar~ areas at several points into the subdivision. This would
- conneCt the devel9pments private areas 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 appro~mate completion date for all seven sections. .
Recommendation: Based on items, discussed under the ~'Ana1ysis" section, Staff recommends
Planning ~d Zoning Commission's consideration of the proposed, land uses,
and if positiv,e, directing Staff to work' with the Developer' to place the
following conditions in a Development Agreement for adoption of a Special
Conditional Use Permit. The conditiQns are listed below:
Land Use:
1. Allow single-fa~ily lots with 70' along the GQlf Course and
60' to 65' width lots in other areas. .
2. Redesign the single-family lot layout so that lots do not front.
on 8th Street. ' ,
3. Allow multi-family development near McCabe & SH 146. The
Development Agreement could determlne density and
diiveway access. , '
4. Allow commercial development ~ear McCabe & SH 146. A.
~her refinement of the cqmmercial activity will be
determined when the Development Agreement is created. '
.
.
La Porte Golf Community
SCU03-002
August 27,2003
Page S of 6,
Streets:
1. Continue' 8th Street to provide adequate traffic circulation
within the development. .
2. Seek the TIRZ funds to participate in the signal placement and
enhancement of Sth St. and Fairmont ParkWay intersection,
north of the subdivision boundary.
3. Remove existing c~ai~ 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. ' .
5. Center turn lanes 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 areas 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 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 capacity for the lake system.
4. Maintenance of detention, down to tl)e 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 v<;>lume should be in line with
. the recommendations by the Taylor Bayou study. .
,Parks. trails.' and landscaping: .
1. The'Reserve 'F' 1.345 'acre site and the passive park/detention
areas should be privately maintaineq and not open to the ,
public. '
2. All play/service equipment shoUld be listed on a parks and open
space plan ~t is approved by the . City of La Porte (Le.
playground, picnic area, tr~h cans, barbeque pits, etc.) .
3. Incorporate pedestrian/bicycle trails along the linear
, detention/park areas, with entry and exit to the subdivision, in
at least 4-5 loc~tions 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. .
~
La Porte-Golf Community
SCU03-002
August 27, 2003
'Page6of6,
Options: '
.
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5. Create winding pedestri.an/bicycle' trails with trees situated to
add, shade and lat?dscaping to trails, b~th along the linear park
area as'well as SH 146.
, ,
6. Provide a pedestri~icycle path from SH 146.. to "Little Cedar
Park aiong the north perimeter of the subdivision, with a
connection to the east side pedestrian/bicycle trall. "
, 7. . Sidewalks are recommended along both sides of :Wharton
Weems'andMcC~be'and along SH,146, ','
8. ,Create either" peri~ettrr 6' foot berms, or sound ,walls along,
SH146 to luive"to:,reduce noise levels for the ,subdivision; if
berms utilized, then' 'shrubbery' planted along: the top' (i.e.
o~eanders) to provide additional sound'deadening. Walkways
should wind amQng tQ.,e 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 incovenents or deed restrictions that it is the
.responsibility. or-the, homeowners to pay for_ all costs for
repairs that are incUrred when property adjacent to-the existing
, golf cou,rs.e and driving range,is damaged. TheCity will not be,
responsible in this 'case: Or if feasible, provide a protective
mechanism t~t prevents damage' to property that is adjacent to
'the golfcoutse,or driving range. ,
11.. Examine s.paceavailability' ~t SH 146 feeder to, provide a
'pedestrian crossing over at Taylor Bayou, if necessary.
1. The Commission may wish to close ~e public hearing,
2. Co~sider either . . ' "
a) ,Approv81 of the proposed land 'uses '
,b) Recommend-that ,Staff contln1l:e to work ~i~h th~ developer
'-on the issues listed.,
.
.
"..:.....F
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.
, PETITION
.
We, the u~?ersigned residents an? homeowners of Gar~en~A.1K .:.To~n~omes,
. more familiarly known as Bay Pomt Townhomes, submit this petinon to VOice, our
opposi~ion to the extension of Eighth (8th) Street south of Gardenwalk Drive to
connect with a proposed subdi:vi$ion.
For the past 30 years Bay Point has maintained a well kept, appealing .
Jieighborhood"affording'our residents a safe and attractive place to live. It is this,
continuous integrity that attracts so many La Porte citizens to ~elocate to the Bay'
Point community when they retire.
, : Our subdiVision was designed to insure the safety of our pedestrian traffic as they
take advantage of the amenities we have to ,offer. We want our seniors, 'our .
children, and our handicapped residents to be. able to continue to take walks and
enjoy the,outdoor environment without fear of heavy traqic through the
subdivision.
We are concerned that acce~s to Eighth (8th) Street, both from Fairmont Parkway
and within our subdivision w~llbecome extremely hazardous for -our residents if
- EIghth (8th) Street is extended. '
We respectively request that you give our concerns your most serious consideration
and deny any request for ingre~s'and egress from Eighth (8th) S~eet to the' .
,propos~d subdivision. '
. BAY POINT TOWNHOMES BOARD OF DIRECTORS
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PETITION
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PETITION
Against.SIla Street Exteasion
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PETITION
Against Sib Street Extension
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PETITION
Against sth Street Extension
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Against ~ St~ EX,iensioD
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Against s* Street Extension
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Against am Street EneDsioD
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" PETITION.
. Against Sth Street Extension
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PETITION '
Against 8th Street Extension
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PETITION
Against Sib Street Extension
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PETITION
Against 8th Street Extension
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. ' Against" 8th Street Extension
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Against aD Street Extension . '
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PETITION
, Against t' Street Extension
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PETITION
Against a* Street Extension
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. PETITION .
Against am Street E:stension
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PETITION
, Against If' Street Extension
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PETmON ' .
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, ' PETITION
Against ff" Street Extension
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. City of La Porte .
Special Conditional Use Permit # ' SCU 03-002
!!
This pennit is issued to:
Arete Real Estate & Develooment Co. and Hettie Manaeement COrD.
"" Owners
340 N Sam Houston Parkwav East Suite Suite#140 Houston. TX 77060
, Address
5325 Katy Freeway Suite #1 Houston. TX 77007-2257
Address
For Development of:
Prooosed La Porte Golf Course Community
Development Name .
Located at SH 146 south of Bayooint townhomes
Address
Zoning:
150+ acres of land beina located in the W.P. Harris Survey. A-30
City of La Porte. Harris County. Texas
Planned Unit Develooment (PUDl
Legal Description:
Use:
Sinale-family residential. multi-family. and commercial
Pennit Conditions:
Land Use:
1. Allow single-family,lots with 70' along ~he Golf Course and 60' to 65' width lots in other areas.
2. Redesign the single-family lot layout so that fewer lots fronting on south 8th Street:
3. . Allow multi-family c;levelopment near McCabe & SH 146. The Development Agreement could
detennine density and driv~way access.
4. Allow commercial development near McCabe & SH 146. A further refinement, of the commercial
. activity Vii" be detennined when the Development Agreement is created.
streets:
1. Continue 8th Street to provide adequate traffic circulation within the development.
2. Seek the TIRZ Board approval for the funds t~ participate in the signal placement and
enhaQcement of 8th St. and Fainnont Parkway intersection, north of the subdivision
boundary. '
3. Remoye 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. "
5. 'Center tum lanes on Wharton Weems should be considered.
6. Traffic sign,al 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 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 fencing' along the rear of each lot over1ooking 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 capacity for the lake system.
4. Maintenance of detention down to the water level and option such as constant water level .
lakes can be detennined in the development ~greement. .
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.
IIIHIBITH
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Parks. trails. and landscaoina:
1. Add at least one 1-2 acre park site in addition to the passive park/detention areas shown in
the 1st round "
2. Install play/service equipment to the current City of La Porte park standards (i.e.
playground, picnic area, trash cans, barbeque pits, etc.) ,
3. Incorporate pedestrianlbicycle trails along the linear detention/park 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. ,
5. Create winding pedestrianlbicycle trails with trees situated to add shade and landscaping to
trails, both along the Iin~ar park area as well as SH 146.
6. Provide a pedestrian/bicycle cut-through from sH 146 to Little Cedar Park along the north
perimeter of the subdivision, with a connection to the east side pedestrianlbicycle trail.
7. ,Sidewalks are'recommended along both sides of Wharton Weems and McCabe and along
SH 146.. ,
8. Create either perimeter 6 foot benns, or sound walls along SH146 to have to reduce noise
levels for ~he subdivision; if benns L!tilized, then shrubbery planted along the top (i.e.
oleanders) to provide 'additional sound deadening. Walkways should wind among the
benns; the entire. landscaped area should be no less than 30 feet wide.
9. Irrigation to landscaped areas 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 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 cours~ or driving range.
, 11. Install a pedestrian bridge over Taylor Bayou to provide continuity for internal subdivision
alternative transportation. if necessary. , '
12. Extend landscaping, hike/bike trails along boundaries of the proposed apartment complex. .
13. Return with the Development Agreement, plats, deed restrictions etc. refimg and resolving
the above conditions.
Mandatory items:. ,
1. Pay the public hearing costs.
2. Comply with all other applicable laws and ordinances 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 tenns of a special
,conditional use pennit shall void the pennit as approved, except upon an extension of time granted after
application to the Planning and Zoning Commission. '
,If constru,ction is tenninated after completion of any stage and there is ample evidence that further developmerir
Is not contemplated, the ordinance establishing such special conditional use pennit 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. .
Vall~ation Date:
Director of Planning
City Secretary'
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Subcommittee Report '
September 18, 2003
, Zoning & Development Ordinance Changes,
, Back2round: , , ,
In March 2003, the Planning and Zoning Commission ~ppointed a Zoning & "
DeVelopment Ordinance Subcommittee to review. various ordinances from other cities
and, recommend, changes to the City's Zoning and Development ordinances. The -
- 'Subcommittee includes Doreua ~inch;_Hal Lawler, Vice Chairperson Dottie Kaminiski,
and.ClWrperson Betty Waters., To dat~, the- Subc<?mmittee reviewed ~e following items:,
"
'. definitions
, . " landscaping,.
. , d~velopment along majo.r thoroughf~es'
Over the ~ext few ~onths, the Subcommittee .Will turn its attention to Jhe f6llowing:
. creating a public district with regulations, '
. outlining details for an overlay district for Lomax
. . , examining the platting proces~ ( keep as is or r~structure)
-. reviewing street and driveway :a.Cc~ss '
, To facilitate the process, the Subconimitteeniay also decide which approach to their
reView of the Zoning and Developinent ordinances would-work best.,e.g.,completely .
: recreate the ordinances; recreate the ordinances later but fix critical items immediately;' or
leave ordinances as they are~ but make minor changes in a few areas. ' '
, Currently; the Sub~ommitteemeets,'every other Monday at 4 pm, in Conference Room B.
The next meeting .is scheduled forSepte~ber 15th, All Commissioners are welcome to
attend. -. . ' ,
screening doesn't count as landscaping
place in the front (along POA/ROW)
tree types must be approved by Planning Director
- trees of 6" diameter must not be removed wlo approval.
from Staff,
spacing depends on tree type, Obtain approval
number of trees varies depending upon tree type,
to McCabe
Minimum of 20' 20' no trees/shrubs taller than 2' or 3'
Minimum of 50' 20' no trees/shrubs taller than 2' or 3'
Minimum of 50' 20' no trees/shrubs taller than 2' or 3'
Minimum of 50' 20' no trees/shrubs taller than 2' or 3'
Setback is in addition to & does not include parking, front and side yard requirements
F
F
F
F
rst
rst
rst
rst
required for rearlside ~
yard
required e
required
required
reauired
rear, 30' side. front IFirst 20' no trees/shrubs taller than 2' or
prohibited4 wall and/or berm are required for rear or
3'. Sound
side yard
~,.Industrial (~, .' . .' _
"_,,,., .'t':>.': ::.!.t,"; ;:;;~.. _~.,'_~:_r~."- ::... _ ,: _~: ".< :'_~' ~- :" ,f ,: <~:'4: ._"~' ,_<;, ;~ ..~'
{'-PiiniatYAde'ria'IS~(Bay ;Afei,~BI~diSens,
:~;;j:~,;(::#~~'~~~t~M~;~'~?:~#P~.9~,~~Bt~~~~~,Y~; ,..~.:,-~~~"
Min 20'
wall and/or berm are required for rear or side yard
First 20' no trees/shrubs taller than 2' or 3'
First 20' no trees/shrubs taller than 2' or 3'
First 20' no trees/shrubs taller than 2' or 3'
than 2' or 3'
, ....-
.,
,
red
red
red
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<$'~mF~Orltf.oUeCJ',:A:Q~e~~
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:;:'>>Jf~im'l~n~'P,arkyv~yt '. :"
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Minimum of 20'
Minimum of 50'
Minimum of 50'
Minimum of 50'
:_'':'S~t6~c:k~'/,:/
, - .:)" .' ... ~ ~ -. ~ ",
- ~ . ,"
- -
Min 20' front
reqUired
rear, 30' side
prohibited4
j;'~
First
20'no
trees/shrubs taller than 2' or 3'
'. - .. - ..
.' . . q'.
:'iL~ri d'~sa pi~'~f~_ c~'~i:
:" . ..~ . ~I. - .' ,:__:.: __: '. wC '..;. ':1. ~.
trees/shrubs taller than 2' or 3'
-
Sound
,Si:d'ewalkloth~,r', ;
. - - - . . .
". . .~.' ". ~. :.,:" ~.. .:,' 41 ~,''J::
1- ,Ir :'"." , . "-.
.
rst
rst
rst
20' no
20'no
20'no
20'no
'.'
trees/shrubs taller than 2' or 3'
trees/shrubs taller than 2' or 3'
trees/shrubs taller than 2' or 3'
n/a
n/a
n/a
n/a
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$'~tb~~k~ ~
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.
L~rici~sc~pi.n~
n/a
Sid e,~a.II<JC)the'r~-.
~
Proposed Changes along Thoroughfares
Li
Heav
lSetback - No paving, parking, dumpster, etc, only landscaping/or other approved landscaping
2Landscaping on Highway 146 & 225 must follow TXDOT's theme,
3Sidewalks required on both sides of Highway 146 from Fairmont Pkwy
4Driveway access (from the front of the property) is prohibited,
Landscaping notes:
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Definitio'ns .
Abandonment -
Access or maneuvering isle - The space entirely on private property required for
maneuyering vehicles in such a manner as to preclude the backing of any vehicle into any
street right-of-way, '
Amortization -'A tennused in zoning to mean the process by which nonconforming uses
and structures must be discontinued or made to,confonn to requirements of the ordinance
at the end,ofa specified period of time.. (The Job ofthe Planning C<:>mmissioner)
Berm - A raised and enlongated mound of earth intended to direct the flow of water or to
screenorbuffer an area form its surroundi~gs. (Subdivision & Site Plan Handbook)
. Buffer i-An area within a property or site, generally adjacent to and parallel.witl~ the
property line, either consisting of natural existing vegetation or created by the use of
trees, shrubs,' fences, walls, and/or berms, designed to limit continuously the view,of ,
and/or sound from the site to the adjacent sites or properties. (Subdivision & Site Plan
Handbook)
Buffer 2 - A visual screen constructed of wood, ~ncrete block, masonry or landscape
material in such.a manner that adjacent prop~rty will be screened from the use
contemplated, so noise, solid waste or other objectional influences will be avoided. Such
buffer shall be opaque and a minimum of six (6) feet in height. (City of Seguin Zoning
Ordinance)
Screen - A structure or planting consisting offencing, berms, and/or evergreen trees or
~hrubs providing a continuous view, obstruction within'a site or property. (Subdivision &
Site Plan Handbook)
'Comprehensive Plan - A long~range plan, adopted by the Council, which is intended to
guide the development of the City that includes analysis, recommendations and proposals
for the City's population, economy, housing, tr-ansportation, community facilities and
infrastructure. (CLP Development Ordinance) ,
Detention pond or basin - Aman-made or natural water collector facility designed to '
collect surface and sub""surfaced water in order to impede its flow and to release the same
gradually at a rate not greate~ than that prior to .the developrp.ent. of the property, into
natural or man-made outlets. (Subdivision & Site Plan Handbook)
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'Easement - A right, given by the owner of a par~el of land; to another person, public
agent or private corporation for specific ~d limited use of that parcel. (CLP
,Development Ordinance) .
Extraterritorial ]urisdict~on (ETJ) - The unincorporated territory beyond the City limits
of the City established by the authority of Article 970a and. 974a. (CLP Pevelopment
Ordinance) ,
General Plan - A drawing that illustrates the general design features and street layout of a
proposed development which is proposed to be platted and developed in phases. This
plan, when approved by th~ Commission, should, refer to in the subsequent review of
subdivision plats or development site plans ~at cover portions of the land contained
within the general plan and adjacent property.,(CLP Development Ordinance)
Plat, final- A drawing ofa proposed subdivision prepared'in a manner suitable for
recording in the appropriate County records and prepared in conformance with Section
4.04 of the D~velopment ordinance. '
Plat, pr~liminary ,- A drawing of the proposed subdivision illustrating its development
,: featu~es for review, prepared ,as specified in Section 4.03 of the Development Ordinance.
Principal use
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Reserve":' A parcel 'of land within a subdivision plat or development s~te plan reserved
" from current development. A r~serve .
TI":lck stop/refueling center -
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Staff Report
September 18, 2003
, American, Planning .Association (APAj
, 2003 Conference
Backe:round: ,
E3;ch year, the Texas American Planning Association (AP A) holds a meeting to discu'ss
. relevant planning issues and'trends. This year the Conference convenes October 1-4 in
, San Antonio. About 40 workshops are offered during the Conference. Generally" the
Commissioners attend the Pla~n,ing Commissioners track. This, traqk provides new
. ' Commissioners with basic' Planning . information, and it, provides seasoned
, Commission~rs with a refresher course. This year's topics include the follo~ing:
. . Introduction to Urban,Planning-
.' In~oduction to Zoning and Site Planning ,
..Introdu~onto Subdivision_01di,nallcelCapital Improveme~ts ~laniI~pact F~es
. . Mock Planning ,Coriunission Meeting
During our October meeting, the C'omrtussioners that ~ttend the Conference will be asked
to share their info~ati()n w~th the' Commission.. '
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