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HomeMy WebLinkAbout09-18-2003 Regular Meeting and Public Hearing of the La Porte Planning and Zoning CommissionMinutes of the Meeting PLANNING AND ZONING COMMISSION MINUTES OF SEPTEMBER 18, 2003 Members Present: Betty Waters, Dottie Kaminski, Ralph Dorsett, Doretta Finch, Kirby Linscomb, Jr., Nick Barrera, Paul Berner Members Absent: City Staff Present: Assistant City Manager John Joerns, Police Chief Richard Reff, Fire Chief Mike Boaze, Assistant Fire Chief John Dunham, City Planner Gwen Goodwin, Planning Coordinator Masood Malik, Supervising Engineering 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 II. ADMINISTER OATH OF OFFICE TO BETTY WATERS, NICK BARRERA, KIRBY LINSCOMB, DOTTIE KAMINSKI, AND PAUL BERNER. Assistant City Attorney John Armstrong simultaneously administered the Oath of Office to all Members. III. APPROVE MINUTES OF THE AUGUST 27, 2003 REGULAR MEETING Est PUBLIC HEARING. Motion by Ralph Dorsett to approve the Minutes of August 27, 2003. Second by Dottie Kaminski. The motion carried. Ayes: Dorsett, Kaminski, Finch, Berner, Linscomb, Barrera, and Waters Nays: None Abstain: None IV. OPEN PUBLIC HEARING TO CONSIDER AMENDING SECTION.106-62 REGARDING THE APPOINTMENT OF ALTERNATE MEMBERS TO THE PLANNING AND ZONING COMMISSION. Chairperson Waters opened the public hearing at 6:00 P.M. A. STAFF PRESENTATION City Planner Gwen Goodwin reported that City Council had previously requested the Planning Est Zoning Commission consider adding two alternate members to the Planning & Zoning Commission. A draft of the amending ordinance was provided for the Commission's review. Assistant City Attorney John Armstrong noted some -clean-up" language relating to the organization of the Board of Adjustment is also included in the amendment. Planning and Zoning Commissi• • Minutes of September 18, 2003 Page 2 B. PROPONENTS None. C. OPPONENTS None. V. CLOSE PUBLIC HEARING. Chairperson Waters closed the public hearing at 6:10 P.M. VI. CONSIDER RECOMMENDATION TO CITY COUNCIL THE APPOINTMENT OF ALTERNATE MEMBERS TO THE PLANNING AND ZONING COMMISSION. John Armstrong read the proposed ordinance amendment. Motion by Ralph Dorsett to recommend to City Council, approval of the appointment of alternate members to the Planning &r Zoning Commission_ Second by Paul Berner. The motion carried. Ayes: Dorsett, Berner, Finch, Kaminski, Barrera, Linscomb, and Waters Nays: None Abstain: None VII. OPEN PUBLIC HEARING TO RECEIVE CITIZEN INPUT AND CONSIDER THE PROPOSED CHAPTER 3: PUBLIC WATER SYSTEM AND CHAPTER 4: PUBLIC SANITARY SEWER SYSTEM DESIGN AS AN ADDITION TO THE PUBLIC IMPROVEMENTS CRITERIA MANUAL (PICM). Chairperson Waters opened the public hearing at 6:1.1 P.M. A. STAFF PRESENTATION Supervising Engineer Robert Cummings reviewed for' the Commission, proposed additions to the Public Improvement Criteria Manual, Chapters 3 and 4, which deal with standardization of Public Water System and Sanitary Sewer Design. Mr. Cummings spoke on the importance of approval of these chapters. B. PROPONENTS None. C. OPPONENTS None. VIII. CLOSE PUBLIC HEARING Chairperson Waters closed the public hearing at 6:17 P.M. Planning and Zoning Commissi, Minutes of September 18, 2003 Page 3 IX. . DISCUSS AND CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING THE PROPOSED CHAPTER 3: PUBLIC WATER SYSTEM AND CHAPTER 4: PUBLIC SANITARY SEWER SYSTEM DESIGN. AS AN ADDITION TO THE PUBLIC IMPROVEMENTS CRITERIA MANUAL (PICM). Motion by Ralph Dorsett to recommend to City Council, approval of proposed Chapter 3: Public Water System and proposed Chapter 4: Public Sanitary Sewer System Design as an addition to the Public Improvement Criteria Manual. Second by Nick Barrera. The motion carried. Ayes: Dorsett, Barrera, Berner, Finch, Kaminski, Linscomb, and Waters Nays: None Abstain: None X. CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING SPECIAL CONDITIONAL USE PERMIT #SCU03-002. Ms. Goodwin noted this item was tabled at the August 27 h meeting. At that meeting, the m Commission asked for additional information pertaining to the proposed golf course community. The Commission was provided the following items for this meeting: ➢ Gardenwalk Townhomes Final Plat, approved in 1972, which shows Poplar Cove, 8`h Street, and Cedar Cove stubbed out to provide north/south travel ➢ Three proposed subdivision layouts, provided by Developer ➢ Drive time responses from Police, Fire, and EMS, and comments from Public Works, and La Porte Independent School District ➢ Table 5-1: La Porte Street Classification System ➢ 'Staff Report from 8-27-03 meeting ➢ Vicinity Map ➢ Petition from Bay Point Townhome Homeowner's Association ➢ Special Conditional Use Permit Ms. Goodwin acknowledged that members of the Bay Point Townhome Community were present in the audience. Staff recently attended a meeting of the homeowner's association. Assistant City Manager John Joems added that if 8t' Street is connected, there is potential for the TIRZ Board to consider funding improvements in applicable locations, for items such as road improvements, traffic light relocation, and sidewalks. Motion by Paul Berner to recommend to City Council, approval of the General Plan for the La Porte Golf Course Community with.the following condition: 1. Modify Exhibit 2 by deleting the first s-turn and continuing. 8`h Street down to the first exit on SH 146. Second by e motion carried. - Ayes: Berner, Dorsett, Barrera, Finch, Kaminski, Linscomb, and Waters Nays: None Abstain: None wvw woes a P ()C,4b W (6) 2 to (ce rreeA w% ri o4a) Planning and Zoning Commisso • Minutes of September 18, 2003 Page 4 Motion by Ralph Dorsett to recommend to City Council, approval. of Special Conditional Use Permit #SCU03-002 with the following conditions: 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 fronton south 8`h Street. 3. Allow multi -family development near McCabe & SH 146. The Development Agreement could determine density and driveway access. 4. Allow commercial development near McCabe & SH 146. A further refinement of the commercial activity will be determined when the Development Agreement is created. Streets: 1. Continue 8th Street to provide adequate traffic circulation within the development. 2. Avoid utilizing S. 8t' Street during construction phases of the development. 3. Seek the TIRZ Board approval for the funds to participate in the signal placement and enhancement of 8 St. and Fairmont Parkway intersection, north of the subdivision boundary. 4. Remove existing chain link fencing on border of golf course property. 5. Provide emergency access to the golf course from McCabe Road area (alley and gate) to allow ambulance into this area of the course. 6. Center turn lanes on Wharton Weems should be considered. 7. 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 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 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 corners 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. Add at least one 1-2 acre park site in addition to the passive park/detention areas shown in the 19C 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 pedestrian/bicycle trails along the linear detention/park areas, with entry and exit to the subdivision, in at least 4-5 locations along its length. Planning and Zoning Commiss� • Minutes of September 18, 2003 Page 5 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 pedestrian/bicycle trails with trees situated to add shade and landscaping to trails, both along the linear park area as well as SH 146. 6. Provide 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 pedestrian/bicycle trail. 7. Sidewalks are recommended along both sides of Wharton Weems and McCabe and along SH 146. 8. Create either perimeter 6 foot berms, or sound walls along SH146 to reduce noise levels for the subdivision; if berms utilized, then shrubbery planted along the top (i.e. oleanders) to provide additional sound deadening. Walkways should wind among the berms; the entire landscaped area should be no less than 30 feet wide. 9. Irrigation 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 course 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. refining 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. Second by Nick Barrera. The motion carried. Ayes: Dorsett, Barrera, Berner, Finch, Kaminski, Linscomb, and Waters Nays: None Abstain: None XI. COMMISSION REPORT A. ZONING &r DEVELOPMENT ORDINANCE REVIEW SUBCOMMITTEE Ms. Goodwin presented a summary of the subcommittee's work on the Zoning and Development Ordinances. XII.. STAFF REPORT A. APA CONFERENCE IN SAN ANTONIO — OCTOBER 1-4 Ms. Goodwin reminded Commission Members of the upcoming APA Conference in San Antonio. Planning.and Zoning Commissis Minutes of September 18, 2003 Page 6 The City will host a Boards and Commission Orientation Dinner at the Fitness Center on September 29. XIII. ADJOURN Chairperson Waters adjourned the meeting at 7:00 P.M. Submitted by, Approved on this-/'lJ day of CA&A) , 2003. B W ers Plannin and Zoning Commission Chairperson Zone Change Request #R 03-006 Exhibits A. Commission's Action request B. Staff Report C. Application D. Aerial Map E. Zoning Map F. Public Notice Responses • Zone Change Request #R03-006 Planning and Zoning Commission October 16, 2003 Location of Proposed Change 800 Block of South V Street, between West "G" & "H" Streets Legal Description of Proposed Zoning Lots 1 thru 16, Block 156, Town of La Porte Applicant Lance Oliphant Present Zoning General Commercial Requested Zoning Low Density Residential (R-1) Acreage to be Rezoned 1.1478 acres Surrounding Zoning North General Commercial (GC) East General Commercial (GC) South General Commercial. (GC) West Low Density Residential -1 Land Use Commercial Activity Proposed Single-family dwellings Summary: • The applicant is requesting a rezoning of this property from General Commercial (GC) to Low -Density Residential (R-1) for the purpose of providing single-family dwellings. • The adjacent properties are zoned commercial except low -density residential zoning across 1" Street on the west. The area is earmarked for commercial uses in the La Porte Comprehensive Plan • The effect of the change from GC to R-1 should not have an adverse impact upon the infrastructure. • The overall impact on public services should be minimal. • Streets/roads should have adequate capacity to handle the traffic generated by this proposed site. • The impact upon the public health, safety, and welfare of the city should be minimal. Recommendation: Staff recommends approval of. the zone change request subject to the following provisions: • Provide buffering measures, i.e. solid wall adjacent to the alley abutting non-residential land uses. • Study of 1' Street to determine if rezoning certain lots to residential is applicable. Action Required by . Recommend approval of the zone change as requested, the Commission: 0 Recommend denial of the zone change as requested, and 0 Recommend approval of a modified version of the zone change. Staff Report October 16, 2003 Zone Change Request #R 03-006 Background: The subject tract comprises approximately 1.1478 acres of land out of Johnson Hunter Survey, A-35, Town of La Porte, Harris County, Texas. The property is located along South I' Street between West `G' & `H' Streets. The tract in question is bounded by a bank building (closed) with drive - through facility and Bayshore Condos on the north, commercial buildings/shops to the south, an art studio and commercial buildings along South Broadway on the east, and single-family residential district on the west across 1s` Street. The applicant seeks a rezone from General Commercial (GC) to Low - Density Residential (R 1) for single-family dwellings. As shown, this rezoning would consist of half of block 156 along South I" Street. Analysis: In considering this request Plan elements: Land Use, Utility Infrastructure, and considered are as follows: Staff reviewed the following Comprehensive Thoroughfare System, Parks and Recreation, Residential Development. The specific issues Land Use — Review of the Land Use Plan shows this area developing with commercial uses. However, the residential land uses are within the vicinity of the subject tract. There is a house with a business to the west of the property across I' Street. In addition, existing Bayshore Townhouses are located to the northwest corner of the property. The proposed change is compatible. However, the request is not consistent with the Land Use Plan, which shows commercial uses. If the Commission approves the zone change request, then the Land Use Plan should be amended accordingly. Transportation The tract gains access using South I" Street. West `G' & `H' Streets connect to S. Broadway, a thoroughfare with 100' ROW, which provides access to. Fairmont Parkway and State Highway 146. The traffic generated by this - development . should not negatively impact the transportation system. Parks and Recreation — The nearest park facility is the Central Park along San Jacinto Street. This facility serves several neighborhoods within a 1 to 2 miles radius. However, the pedestrian connectivity will be considered in the planning stage of this development. At the time of platting, the developer is responsible for dedication of parkland or fees in lieu of parkland. • • Zone Change Request #R 03-006 P & Z 10-16-03 Page 2 of 2 Utilities — The public water and sanitary sewer systems are available to the area. However, the infrastructure was not analyzed in detail to ensure that sufficient capacity exists. This analysis will occur when a subdivision plat is submitted. In addition, the Developer must provide any structures or improvements necessary to serve future development. Storm water drainage and detention is also an issue that will be carefully reviewed as the project develops. Staff recommends on -site detention for the proposed development. Residential Development — The intent of the Comprehensive Plan is to provide for attractive low -density residential neighborhoods. The attractive appearance and environmental quality of future low -density residential neighborhood should be protected and improvements made where necessary to maintain the value of the properties and enhance the quality of life. However, there are potential developers interested in developing single- family residential dwellings similar to this scenario. The Commission may consider flexible zones to meet the future housing needs in LaPorte. Conclusion: Staff recommends that the Planning and Zoning Commission consider this rezone _ request with the provision of buffering measures, i.e. solid wall adjacent .to the alley abutting non-residential land uses. In addition, the Commission may wish to consider further study of S. l" Street to determine if rezoning of certain lots to residential is applicable. Actions available to the Commission are as follows: • recommend approval of the zone change as requested, • recommend denial of the zone change as requested, and • recommend approval of a modified version of the zone change. MAY-14-2003 WED 1U:31 RM r HA NU, r ul • City Of La Porte Established 1892 APPLICATION FOR ZONE CHANGE REQUEST Application No.: 03 — QFFI�E SSE (�T �Y_ FEE: $1QQ� Date Received: Receipt No.: /13,3 E () Site Plan ( ) Minor Development Site Plan (} Major Development Site Plan (A General Plan () Site Plans Submitted on Applian V s Name: , l_.,, Azy Address: //215 W/ k/ �A& Ph: _ _ 2 IF� -A' 0 d 0 S_ Date: Signature: Owner's Name: c h0A Address: ��� [� U 9,Cf5� Ph: -zl 7,9— d" 4 E Property Legal Description: _Zt5 � � /J� � � Q(See Attached I AM.THE OWNER OF THE HEREIN DESCRIBED PROPERTY AND IS AUTHORIZED TO FILE THIS APPLICATION ON MY BEHALF. - ' ' %/%✓ Zone: --6 L -- .Proposed Usage: Zone Change;L OFFICE USE ONLY 1) Planning & Zoning: (a) Preliminary Meeting - (b) Public Hearing/Mt;, - Recommendation: Applicant Notified of Date(s): ( ) 1st b1tg. Adjoining Property Owners Notified: 2) City Council: (a) Regular Meeting - SIC No: ( ) 2nd Mtg, (b) Public HearinglMtg. - Approved (} Adopted by Amendment Ord. #11501 - DCnicd ( ) I I I11�e 111� • [.J I'L•r ..TL-NO.-�i_•lfl; l;l �i sil•��ZU LEGEND PROPOSED REZONE REQUEST #R 03-006 BLOCK 156 LOTS 1-16 y'. TOWN OF LA PORTE SUBDIVISION N.T.S. 136 135 134 w WEST "G" STREET F- U) c N 153 154 1: 155 O WEST" STR H I w w 160 159 1 M ol Ln LEGEND REZONE REQUEST #R 03-006 BLOCK 156 LOT 1-16 TOWN OF LA PORTE R-1 LOW DENSITY RESIDENTIAL R-2 MEDIUM DENSITY RESIDENTIAL GC GENERAL COMMERCIAL PROPOSED AREA OF REZONE \CTIY MAPS\OFFICIAL CITY MAPS\ZONING\OFFICIAL-ZONING-MAP.dwg ,�Xf- f'r" E A Meeting of the La Porte Planning and Zoning Commission (Type of Meeting) Scheduled for October 16, 2003 (Date of Meeting) to Consider Rezone Request #R03-006 (Type of Request) I have received notice of the above referenced public hearing. I am in FAVOR of granting this request for the following reasons: Fd (L 1-=f' l�h4v ina T RECEIVED OU i � 6 2003 PLANNING DEPT. t *, Gtire ,5t.. Ex -rook Ike. k ��--e► I am OPPOSED to granting this request for the following reasons: .o Nam easlie print) Address _ , _ .► �_ �� /ram s_ ►1 Signature State, Zip b:. A Meeting of the La Porte Planning and Zoning Commission (Type of Meeting) Scheduled for October 16, 2003 (Date of Meeting) to Consider Rezone Request #R03-006 (Type of Request) I have received notice of the above referenced public hearing. I am in FAVOR of granting this request for the following reasons: I am OPPOSED to granting this request for the following reasons: I 8ECEIVE i�. OCT 082003 �v� �co �ar1}lc�GtV1 Address 7-2 City, State,Azip 01,E �� E✓Sr` dE� gee A Meeting of the La Porte Planning and Zoning Commission (Type of Meeting) Scheduled for October 16, 2003 (Date of Meeting) to Consider Rezone Request #R03-006 (Type of Request) I have received notice of the above referenced public hearing. .Il�i4in R of granting this request for the following reasons: RECEIVED OCT 10 2003 PLANNING DEPT. ha me ✓a It,uz.w i>, 4 tJti & t4 36g goo D .4kb we . 11)011-Awo. -'�b 'edae'4.' a 4� MAU— kh rn.-.�r to granting this request for the following reasons: �c.cPEftr�l'fE�i A .�-r- or � tl.�o . U4aLL-,1 1-/ajiA unlLnek Name (please print) V�&4(1 a&kiw:��2 . Signature is Address Pa.-,�- -7-u -77s-71 City, State, Zip Special Conditional Use Permit #SCU03-003 Exhibits A. Commission's Action Request B. Staff Report C. Application D. Proposed Site Plan E. Aerial Map F. Zoning Map G. SCUP H. Public Notices Responses Special Conditional Use Pet #SCU03-003 • Planning and Zoning Commission October 16, 2003 Location of Proposed Change 1000 Block of South 2° Street, between South 1 and 2°d Street Legal Description of Proposed Zoning Lots 1 thru hand west 70 feet of lots 22 thru 32, Block 179, Town of La Porte Applicant C ndi McFalls Present Zoning General Commercial GC Acreage to be Rezoned 1.23 acres Surrounding Zoning North General Commercial (GC) & (R-1) East General Commercial (GC) South General Commercial (GC) West General Commercial G Land Use Commercial Activity Proposed Mini-storage(SCUP Summary: • The applicant is requesting a Special Conditional Use Permit (SCUP) for developing a mini-storage/warehousing at this location. • The mini-storage/warehousing is classified as a conditional use in GC zone. • The subject property is surrounded by commercial development in all directions. • The area is earmarked for commercial uses in the La Porte Comprehensive Plan. • The overall impact on public services should be minimal. • Streets/roads should have adequate capacity to handle the traffic generated by this proposed development. • The impact upon the public health, safety, and welfare of the city should be minimal. Recommendation: Staff recommends approval of SCUP with the following conditions: • SCUP#03-003 is specifically limited to the mini-storage/warehouse as defined in SIC. #4225. • . The applicant shall file an application with the City to close alley in Block 179. After the alley closing, the property be formally replatted. o Development abutting "R-1" district shall be screened and landscaped in compliance with required screening and landscaping provisions per Section 106444(a) of the Ordinance. • Ensure that maximum lot coverage does not exceed 40%. • Provide on -site detention for the development. • Hours of operation and entrance to the proposed facility may be limited. • This permit does not become valid until a formal Minor Development Site Plan is submitted to the City; reviewed and approved in accordance with the requirements of the Development Ordinance. • The Developer shall comply with all other applicable laws and ordinances of the City of La Porte and the State of Texas. • Provide an irrigation system to ensure that all landscaping and screening is properly maintained by the owner/developer. • Enhance the building facade so that it blends with the existing residential to be architecturally and aesthetically pleasing. • Retain easement for public utilities with understanding that any paved area over utilities will be the responsibility of the developer. Action Required by the • Recommend to Council approval of this SCUP with conditions. Commission: 0 Recommend to Council denial of this SCUP. Staff Report Mini -Storage October 16, 2003 Special Conditional Use Permit #SCU03-003 Background: The applicant is proposing a mini -storage warehouse on the tract bounded by West `I' Street (unimproved) on the north, and South 2nd Street on the west. The property is zoned General Commercial (GC). Mini -Storage warehousing (SIC #4225) is classified as a Conditional Use in GC zone. In addition, the property owner wants to replat the whole property and incorporate the 701z25' lots across the alley in the development project. This action increases the degree of non -conformity of the adjacent 551z25' lots. As a result, these lots would remain non -conforming. Analysis: Staff reviewed this request using the Code of Ordinances Sections 106-216, 106-217, and all applicable elements of the La Porte Comprehensive Plan as a guide. Considerations were given to the following issues: • Character of the surrounding and adjacent properties; . • Existing use. of nearby properties, and the extent to which a land use classification would be in harmony with such existing uses or the anticipated use of the properties; • Suitability of the property for the uses to which would be permissible, considering density, access and circulation, adequacy of public facilities and services, and other considerations; • Extent to which the designated use of the property would harm the value .of adjacent land uses; • Extent to which the proposed use designation would adversely affect the capacity or safety of that portion of road network influenced by the use; • Extent to which the proposed use designation would permit excessive air, water or noise pollution, or other environmental harm on adjacent land use designations; and, • The gain, if any, to the public health, safety, and welfare due to the existence of the land use designation. Land Use — The City's Comprehensive Plan shows this area developing with commercial uses. The existing land uses are primarily commercial (restaurants, drug store, auto parts, hardware store, insurance company, and doctor's office etc.) However, there are single-family residences just west of 2°d Street and north of West `I' Street. This use may not be compatible with the residences across the street. Screening is needed and hours of operation should be limited. In addition, the property needs to be replatted. It is also noted that the maximum lot coverage for any development in GC zone is 40%. Staff will ensure that the lot coverage does not exceed the maximum during the plan review process. Transportation - Staff notes that the subject tract abuts on South 2nd Street (60'ROW) which connects with Fairmont Parkway with 100' ROW. Mini -storage • • SCU03-003 Page 2 of 3 existing properties should not be impacted by the proposed development. The existing roads are adequate to supportthe said project. The proposed. development is in conformance with the City's Development Ordinance and the Thoroughfare Plan. Topography — This area is relatively flat and stable and should not be an obstacle to this type of development. Utilities and Drainage - Staff reviewed the existing facilities and services for . each of the components of the utility system for the proposed development. Existing water is adequate for potable and fire protection needs. Sanitary sewer is in the alley of the said property. An easement needs to be retained for the existing utilities in case of alley closing. The owner/developer will be responsible for any paved area over utilities. However, staff recommends on -site detention for this facility. Landscaping / Screening - The property abuts commercial uses along Fairmont Parkway to the south and South 2nd Street on the west. This is the most public face of the tract. Staff suggests that a substantial portion of the facility's landscaping should be placed on 2nd Street and West "I" Street. The building style coupled with the proposed landscaping and setbacks should result in a facility that is attractive and compatible with surrounding properties. Staff found the request satisfies all applicable Ordinance requirements. The request is compatible with the goals and objectives of the Comprehensive Plan. The specific use will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair property values within the immediate vicinity. Conclusion: Based on the facts and considerations presented above, staff recommends granting Special Conditional Use Permit #SCU03-003 subject to the following conditions: • SCUP#03-003 is specifically limited to the mini-storage/warehouse as defined in SIC. #4225. • The applicant shall file an application with the. City to close alley in Block 179. After the alley closing, the property be formally replatted. • Development abutting "R 1" district shall be screened and landscaped in compliance with required screening and landscaping provisions per Section 106-444(a) of the Ordinance. • Provide an irrigation system to ensure that all landscaping and screening is properly maintained by the owner/developer. • Enhance the building fagade so that it blends with the existing residential to be architecturally and aesthetically pleasing. Mini"age • SCU03-003 Page 3 of 3 • Retain easement for public utilities with the understanding that any paved area over utilities will be the responsibility of . the owner/developer. • Maximum lot coverage should not exceed 40%. • On -site detention will be provided for the facility. • Hours of operation and entrance to the proposed facility may be limited. • This permit does not become valid until a formal Minor Development Site Plan is submitted to the City; reviewed and approved in accordance with the requirements of the Development Ordinance. • The Developer shall comply with all other applicable laws and ordinances of the City of La Porte and the State of Texas. Options available to the Commission are: • Recommend to Council approval of this SCUP with additional conditions. • Recommend to Council denial of this SCUP. CITY OF LA PORT APPLICATION FOR SPECIAL CONDITIONAL USE PERMIT Application No.: OFFICE USE ONLY: Fee: $100.00 Date Received: - Receipt No.: ' ri Certified Plans Submitted: () General Plan () Major Development Site Plan () Minor Developement Site Plan () Preliminary Plat Person Making Request: Mailing Address: 9 City/State: t y 7YJ ir.�,� , l-X. 7 'ZS � Phone: •:� % �/ BUSINESS NAME: PROPERTY ADDRESS: LEGAL DESCRIPTION:17 �i' ZONE: SIC USE CATEGORY: TYPE OF BUSINESS: l'1^0 e-cf 411' i e) 4' - --- ----- - DATE -- — 4I HTHORIZED AGENT- OFFICE USE ONLY Date of P & Z Public Hearing: Recommendation: Y or N Date of City Council Meeting: Approved: Y or N Zone: This application is : CLP JOB # Conditions: Approved O Denied ( ) Permit No. (If Assigned Yet) J'I illow DATE: 7.nNMr� AT)Tv Nr.CTRATnR • • The plan will be provided at the meeting. VJES1 "H" STREET ` 1 f .. 7 J• • 1 ' V t • . Y i} r, ( WEST "II STREETor Lu dt v f; 7 _.. �.'' a ii,n.. .r.....1 ,_ryi'{.w+o•1• , U�IP� I I- /111--'. M(")NT`PAkKVV A , ,�. 11'q'aN G.Y. k % I 4 � w � I N.T.S. LEGEND PROPOSED MINI -STORAGE #SCU 03-003 BLOCK 179 LOT 1-11 & WEST 70' OF LOT 22-32 TOWN OF LA PORTE R-1 LOW DENSITY RESIDENTIAL GC GENERAL COMMERCIAL 11 PROPOSED MINI -STORAGE CITY MAPS\ZONING\OFFICIAL-ZONING- MAP. dwo =XH1or p City of La Porte Special Conditional Use Permit # SCU 03-003 This permit is issued to: Cyndi McFalls Owner or Agent 1515 N. Alexander Baytown, TX 77520 Address For Development of: Mini-storage/warehousing Development Name 1000 Block of South 2"d Street, Town of La Porte Address Legal Description: Lots 1 thru 11 and west 70 feet of lots 22 thru 32, Block 179, Town of La Porte Hams County. Texas Zoning: General Commercial (GC) Use:. Mini -storage Permit Conditions: 1. SCUP#03-003 is specifically limited to the mini-storage/warehouse as defined in SIC. #4225. 2. The applicant shall file an application with the City to close alley in Block 179. After the alley closing, the property be formally replatted. 3. Development abutting "R-1 district shall be screened and landscaped in compliance with required screening and landscaping provisions per Section 106-444(a) of the Ordinances. 4. Provide an irrigation system to ensure that all landscaping and screening is properly maintained by the owner/developer. 5. Enhance the building facade so that it blends with the existing residential to be architecturally and aesthetically pleasing. 6. Retain easement for public utilities with understanding that any paved area over utilities will be the responsibility of the developer. 7. On -site detention will be provided for the proposed development. 8. Maximum lot coverage will not exceed over 40%. 9. Hours of operation and entrance may be limited 10. This permit does not become valid until` a formal.Minor Development Site Plan is submitted to the City; reviewed and approved in accordance with the requirements of the Development Ordinance. 11. The Developer shall 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 terms of a special conditional use permit shall void the permit as approved, except upon an extension of time granted after application to the Planning and Zoning Commission. If construction is terminated after completion of any stage and there is ample evidence that further development is not contemplated, the ordinance establishing such special conditional use permit may be rescinded by the City Council, upon its own motion or upon the recommendation of the Planning and Zoning Commission of the City of La Porte, and the previous zoning of the entire tract shall be in full effect on the portion which is undeveloped. Validation Date: Director of Planning City Secretary Staff Report Fairmont Park East, Section Eleven October 16, 2003 Preliminary Plat Requested Action: Consideration of Preliminary Plat for Fairmont Park East, Section Eleven Requested By: Mr. Eddie V. Gray, Trustee Requested For: A 19.3756 acres of land out of W. J. Payne Subdivision in the William M. Jones Survey, Abstract No. 482, Harris County, Texas. Present Zoning: Low -Density Residential (R 1) Requested Use: Residential Subdivision — (Single Family Dwellings) Background:. At the March 20, 2003 meeting, the Commission recommended to City Council Rezone Request. #R03-001. On April 14, 2003; City Council affirmed the Commission's recommendation and established Ordinance #1501-YY rezoning of 19.3756 acres of land along the east and west sides of Myrtle Creek Drive just north of Spencer Highway from General Commercial (GC), Neighborhood Commercial (NC), and High Density Residential (R 3) to Low Density Residential (R 1). Mr. Gray submitted a Preliminary Plat for Fairmont Park East Section Eleven, a residential subdivision off Myrtle Creek Drive . and Spencer Highway. As shown, there . are 4 blocks and 62 lots with two points of access, one each at Myrtle Creek Drive and Spencer Highway, into the subdivision. Analysis: Section 4.03 and. Appendix D of the City's Development Ordinance establish review criteria for major subdivisions. Staff also used criteria in the City's Zoning Ordinance and Comprehensive Plan to review this project. Land Use — The project's proposed residential use conforms to the character of the surrounding land uses and the R 1 zoning district. Properties adjacent to the site are overwhelmingly residential with some commercial properties along Spencer Highway. An Unrestricted Reserve No. 1 (0.55 acre), at the southwest corner of the subdivision along Spencer Highway, is shown on the plat. This reserve is currently zoned R 1 and can be used for a park and recreation activity. If the applicant has other intentions, then rezoning must occur prior to the filing of the final plat. Fairmont Park East, Section Eleven Ommary Plat 10/16/03 — P & Z Meeting Page 2 of 3 Transportation/Interior Circulation — The proposed project is situated just north of Spencer Highway (100' ROW), east and west of Myrtle Creek Drive, a primary access to the Creekmont Subdivision. Section Eleven east & west have access on Myrtle Creek Drive, which is 80' right-of-way. The proposed subdivision shows internal streets with 50' of ROW. Spencer Highway, a primary arterial with 100' of ROW, should easily accommodate the traffic generated by this development. The proposed development in in conformance with the City's development Ordinance and the Thoroughfare Plan. • Sidewalks - The developer shall be responsible to construct sidewalks along both sides of all public streets within the subdivision and along detention area to connect block 2 and block 3 at King William Drive. Staff also recommends sidewalks along east and west of Myrtle Creek Drive and along Spencer Highway up to Big Island Slough on the east and towards west end of the subdivision line. Parks and Recreation — Section 12.0 of the City's Development Ordinance requires the developer to provide on site open space and recreational space or fees in lieu of parkland to the City. Per the Ordinance, an area of land dedicated to the city for parkland purposes shall equal one acre for each 160 proposed dwelling units. This subdivision has 62 lots. Based on the above formula, the area required for parkland use equals 16,880 sq.ft or 0.3875 acre. Unrestricted Reserve No. 1 shown along Spencer Highway may be dedicated to the City for parkland use. Otherwise, the money in lieu of parkland dedication ($175/lot) shall be applicable. Utilities — There are sufficient water and sewer facilities in the vicinity to provide service to this proposed development. The developer is responsible .for providing all necessary public infrastructure to accommodate the subdivision's water and sanitary sewer needs. The design and construction of allwater water and sewer systems shall be in conformance with the City's Development Ordinance. Drainage — Storm water design and management were the issues resolved carefullywith the developer of the proposed subdivision. The proposed section adjacent to Harbor Bay Apartments required a re-routing of their storm water. Now, a proposed 20' utility right-of-way would take the storm water up to the detention area as shown in the subdivision layout. This would resolve the City's concerns about maintenance issues between the subdivision and the apartment complex. The intent is for these properties to drain into the detention pond outfall in the Big Island Slough. The detention area's size and capacity were reviewed to ensure that it can adequately serve the proposed development without burdening the existing system. The developer provided all the necessary easements required for proper drainage and its maintenance including access to the City'lift station existing in the northeast comer of the subdivision.. Fairmont Park East, Section Eleven -O=iary Plat • 10/16/03 — P & Z Meeting Page 3 of 3 Conclusion and Recommendation: The Preliminary Plat is in accordance with the City's Development Ordinance: Staff recommends approval of the Preliminary Plat with the following conditions: • Ensure positive drainage along north property line. The construction drawings shall indicate off -site drainage improvements to ensure grade elevations do not conflict with the adjacent Creekmont Subdivision. • Show 30' utility and landscaping reserve on both sides of the intersection at King William Drive and Spencer Highway. As a result, the property lines for lots 1-5 of block 3 and lots 1-7 of block 1 shall be reconfigured. • The developer is responsible for installation of sidewalks along both sides of all public streets within the subdivision and along east and west right-of-way line of Myrtle Creek Drive. • Sidewalks shall be installed around the detention area along King William Drive and Spencer Highway up to east and west end of the subdivision line. • Reconfigure lot 1 of block 1. Provide screening around SBC's box. • Unrestricted Reserve No. 1 along Spencer Highway must be rezoned prior to the filing of the Final Plat. Options available to the Commission are as follows: • Approval of the Preliminary Plat authorizes the developer to submit a Final Plata • Conditional approval of the Preliminary Plat requires submission of an amended Preliminary Plat and additional documentation as specified by the Commission for final Commission approval. • Disapproval of the Preliminary Plan requires submission of a new Preliminary Plat. Vl.v 11) C.VVL I ill u91vl nil I [In IYV, f, Ur - CITY OF PORTE PLAT/MAJOR DEVELOPMENT SUBMITTAL APPLICATION - (Ail plat submittals to be reviewed and considered ` for presentation to the Planning and Zoning Commission must be accompanied by this application and necessary documentation listed . herein. Submittals will not be reviewed by staff without this application.) OFFICE USE ONLY DATE RECEIVED: su MMAL r: xEcEWr r: PLANN(NO ZOMNG MEEMG DATE- Type of Submittal: General Plan (,) Preliminary Plat L) Final Plat (_,_) Major Development Site Plan L_,) Bate: 5/15/03 Contact Person(s): J. W. Gartrel1, jr, Phone: 409-935-2462 Fairmont Park East, Section Eleven 11 Name of Proposed Development: i Name of Developer: Eddie V. Gray, Trustee Phone: 281--422-3677 Address of Developer: P. 0. Box 638, Baytown, Texas 77522 Number of Sections: One Number of Lots: Sixty -Two Legal Description of Property: Shown on Plat Piling Fee: Amount: $62.00 Receipt #: , _ rJ 0 Checks should be made payable to the City of La Porte. List All Other Contact Persons: Name Address Phone Fax ar , • ,� • A.. SUGAR CREEK nPJVE , 1 Ir 11� J r ` I ` 1 ow 44 ` - r FG - - -: :• •. SPCNCER H 1 rj8 Y . �• 0 1 0 Exhibit D: Preliminary Plat (The plat will be provided at -the meeting.) • Public Improvements Criteria Manual (PICM) Exhibits A. Staff Report B. Paving Design Criteria (Chapter 6) Staff Report PUBLIC IMPROVEMENTS CRITERIA MANUAL October 1, 2003 Request: Review proposed Chapter 6 of the Public Improvements Criteria Manual Requested By: Mr. Robert Alden Cummings, Supervising Engineer, City of La Porte Baclmround: 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 public improvements." Currently, the PICM does not contain a chapter on paving design requirements. The master plan for the PICM document is to have all aspects of public improvements design covered including paving which will include such things as street paving and sidewalk. In an effort to move toward that ultimate goal, design standards covering street paving are being presented to the Planning & Zoning Commission for review. When Chapter 5 on Storm Water Design Requirements was passed in 1999, the Planning & Zoning Commission reviewed it and recommended its adoption and approval to the City Council. Therefore, the official recommendation of approval from the Planning & Zoning Commission will be sought before any official action is taken on the proposed Chapter 6 by the City Council. To that end, the Planning & Zoning Commission is asked to review the attached document, hold a public hearing on the matter to seek public comment on said document and then make an official formal recommendation to City Council. Analysis: Knowing that in Texas, as in most states, the local paving criteria is usually based on tried and true construction methods as implemented and used by the State's Department of Transportation, City staff looked at the design criteria for TxDOT, other cities in the area as well as one city not in this area all in an effort to formulate a set of design criteria that would be stringent enough to handle the heavy truck traffic that is common in La Porte and simultaneously provide a high measure of safety to passenger vehicle traffic flow at as high a level of service as would be economically reasonable. • Design Speeds — The Design Speed of a road is the maximum safe speed that can be maintained over a specified section of highway when conditions are so favorable that the design features of the roadway govern. The design speed is most usually greater than the posted speed limit. Currently roadways designed within LaPorte, residential or other are based on a design speed selected by the designing engineer. This allows for little standardization in the area of design speed. Since design speed then in turn governs such things are the length of the curves in the road and affects maximum grades allowed on a road, the establishment of a definitive set of design speeds would greatly enhance such things as safety in roadways uniformity in plan submittals. "y4� �1 PICM October 16, 2003 Page 2 of 2 Conclusion and Recommendation: Pavement Geometry — The proposed Chapter 6 of the PICM will bring a large degree of similarity in the designed and presented subdivision streets, street layouts and construction drawings that the City of La Porte currently requires when a new subdivision is proposed within the City especially during the platting process as block lengths, street right-of-way width and cu-de-sac radii are covered in the proposed criteria. These paving design requirements could be handed out to parties interested in developing a site within La Porte (i.e. a subdivision) and the City will receive nearly identical products every time after these design criteria are in place. • Paving Materials — The City of La Porte is currently is forced to trust and rely on the developer or design engineer when it comes to the type of roadway proposed or its vehicular loading. These proposed criteria will set out a required set of. standard materials for residential streets up to major arterials including minimum concrete strengths for concrete roads. These proposed criteria address the use of curb and gutter streets and such related things as their minimum thickness. Such standards have not heretofore existed. • Additional — The proposed Chapter 6 will finally give a great deal of standardization to the installation of new roads in La Porte especially in subdivision applications as well as spell out our sidewalk standards, traffic control guidelines and their conformity to Chapter VI of the Texas Manual on Uniform Traffic Control Devices (TMUTCD 2003), and slopes of on street gutters not explicitly covered in Chapter 5 of PICK Staff has written and reviewed the proposed Chapter 6 to the PICM and after internal review by various City Departments as well as input from outside private consultants such as Claunch & Miller, who are currently serving as City Engineer, found it to be in accordance with the Development Ordinance of the City as well as the current mission to provide uniform service to the citizens and developers in La Porte. Staff recommends that a public hearing be held on this subject and that action be taken to recommend its approval to City Council. CHAPTER 6 PAVING DESIGN CRITERIA 6.01 GENERAL A. All paving plans and construction containing asphalt or concrete paving in a public right- of-way shall be approved by the City of La Porte for all streets within the city limits. B. All new streets installed within the city limits shall be curb and gutter. New road construction that utilizes roadside ditches for storm water drainage is discouraged and shall have to receive specific approval of the City Engineer. C. Street design shall conform to all applicable planning tools such as the City of La Porte Development Ordinance, the Texas Manual on Uniform Traffic Control Devices, major thoroughfare plans, and master parks/trails plans. Other consideration for design shall include roadway function, capacity, levels of service, safety by designing forgiving roads, pedestrian safety, and all utility locations including gas, cable and power lines. D. Design shall conform to the City of La Porte construction details where applicable. 6.02 TYPES OF PAVED CORRIDORS A. Principal Arterial, 6 lanes, divided highway: May be used for major thoroughfare streets. B. Principal Arterial, 4 lanes, divided highway: May be used for major thoroughfare streets. C. Minor Arterial, 4 lanes, undivided highway: Shall be used for minor thoroughfares in commercial and industrial zoned areas. D. Major Collector, 4 lanes, undivided roadway: Shall be used for major collector in multi- family, commercial or industrial areas as well as secondary streets. E. Minor collector, 2 lanes, undivided roadway: Shall be used for minor collector streets in single family residential areas or local multi -family residential, commercial, or industrial areas as well as secondary streets. F. Local, residential, 2 lane, undivided roadway: Shall be used for local single family residential streets. 6.03 GEOMETRIC STREET DESIGN STANDARDS A. Minimum geometric street design standards for number of lanes, lane widths, right-of- way widths, and median widths shall be as follows: • E Table 6.1 Right -of -Way Width Determined Determined by 120 100 90 80 70 60 50 by TxDOT Harris County feet feet feet feet feetw feetO feet Commissioner's Court Width of Travel Per TxDOT Per Harris County 37 25 25 25 40 32- 28 Lanes plans & plans and feet feet feet feet feet 36 feet standards standards ' feet Median Width Per TxDOT Per Harris County 26 30 22 14 0 feet 10 0 plans & plans and feet feet feet feet feet feet standards standards Distance from Face Per TxDOT Per Harris County 10 10 9 8 15 7-9 11 of Curb to ROW line plans & plans and feet feet feet feet feet feet feet standards standards Distance from ROW Per TxDOT Per Harris County 2 2 2 2 2 feet 2 feet 2 Line to Sidewalk plans & plans and feet feet feet feet feet standards standards Number of Lanes Per TxDOT Per Harris County 3 2 2 2 1 1 1 (one direction) plans & plans and standards standards (1) with on -street pariang. (2) With median turning lanes. B. The design speeds shall conform to the following design standards. The design speed shall never exceed the posted speed limit, Table 6.2 Rural Urban 40-80 mph Arterials 30-60 mph 20-60 mph Collector 20-60 mph 15-60 mph Local 20-60 mph C. The maximum grade allowed refers to the uphill or downhill slope of the street and shall conform to the following design standards: Table 6.3 Rural and Urban Freeways Design Speeds (mph) 50 55 60 65 1 70 75 80 Type of Terrain Grades (%) Level 4 4 3 3 3 3 3 (1) Grades 1% steeper may oe usea in uroan areas wun crucial r►gni-vj-way cvntruls. Table 6.4 Rural Arterials Design Seeds (mph) 40 45 50 55 60 1 65 70 75 80 Type of Terrain Grades (%) Level 5 5 4 4 3 1 3 3 3 3 Table 6.5 Urban Arterials Design Speeds (mph) 30 35 45 1 50 1 55 60 Type of Terrain Grades (%) Level 8 7 6 1 6 1 5 5 Table 6.6 Rural Collectors Design Speeds (mph) 20 25 1 30 35 40 45 50 55 60 Type of Terrain Grades (% Level 7 7 7 7 7 1 7 6 6 5 (1) Short lengths ofgrade in rural areas, such as grades less than 500 ft in length, one-way downgrades, and grades on low -volume rural collectors may be up to 2% steeper than the grades shown above. Table 6.7 Urban Collectors Design Speeds (mph) 20 25 30 35. 40 45 50 55 60 Type of Terrain Grades (%) Level 9 9 9 9 9 1 8 7 7 6 (1) Short lengths ofgrade in urban areas, such as grades less than 500 ft in length, one-way downgrades, and grades on low -volume urban collectors may be up to 2% steeper than the grades shown above. Table 6.8 Rural Local Road Design Speeds (m h) 15 20 25 30 40 45 50 55 60 Type of Terrain Grades (% Level 9 8 7 7 7 7 6 6 5 D. Vertical curves shall be designed when algebraic difference in grade exceeds 1%. Elevations shall be shown on the construction plans at a minimum of 10 foot horizontal intervals through vertical curves. The gradient for tangents to vertical curves at railroad crossings shall be a maximum of 3.5%. All crest vertical curves shall be determined by sight distance requirements for the design speed. The minimum design speed on any vertical shall be based on street classification. E. Intersections and curves shall be evaluated for adequate sight stopping distances based on the design speed. 1. Minimum stopping sight distances shall conform to the following design standards: a. The driver's eye height shall be assumed to be 3.5 feet above the finished pavement b. The height of the object seen by the driver shall be assumed to be 2.0 feet c. A deceleration rate of 11.2 feet/s2 shall be used. d. A brake reaction time of 2.5 seconds shall be used. e. Minimum sight stopping distances shall be adjusted by the Professional Engineer of Record, when there is a presence of vertical curves within the distance needed for stopping as recommended by A Policy on Geometric Design of Highways and Streets, 2001 where applicable. 2. Right-of-way clips shall be established at all intersections. Unless larger clips are indicated at a particular intersection, a 15 foot x 15 foot triangular public open space corner clip, measured at the property line, is required on comer lots at the intersection of two collector and/or arterial streets. 3. Major thoroughfares with a centerline radius of the right-of-way less than 2000 feet shall be designed in accordance with the guidelines for superelevation as specified in the American Association of State Highway Transportation Officials (AASHTO), A Policy on Geometric Design of Highways and Streets, 2001. Signage and design speed shall be accounted for in all curved thoroughfares. The .maximum rate of superelevation shall be 0.04 for urban conditions. 4. Collector and local streets horizontal curves may be designed without superelevation. 5. The minimum curvature for major thoroughfares shall be 2000 feet The minimum curvature for local and collector streets shall be 50 feet and 400 feet respectively. Lengths shall be measured along the centerline of the road right- of-way. 6. Right angle intersections should be used on local streets. G. Each street shall be evaluated for adequate clearances from obstructions. Such obstructions may include but are not limited to retaining walls, abutment or bridge columns, sign posts, large trees, power lines or headwalls. Vertical clearances down to 2 feet from the face of curb and 2 feet beyond the edge of the paved shoulder may be considered for landscaping assuming adequate sight stopping distances are accounted for. Minimum vertical clearances shall be as follows: 1. Parking garages serving passenger vehicles only — 8 feet 2. Bus terminals and parkways —12.5 feet. 3. Where road is expected to have 10% truck traffic on among average daily traffic —14 feet 4. All cases not covered by above situations, highway systems, and roads expected to convey particularly high loads —15 to 17 feet H. For the purposes of these design standards, tangent length is defined as the distance between the point of tangency and the point of curvature of two adjacent curves along the centerline of the street right-of-way. The minimum tangent length between reverse • 0 curves shall be 100 feet. Reverse curves may be used in residential settings and shall not be used in non-residential settings. I. Intersections 1. Curb radii, measured from the face of curb, shall be 25 feet minimum on major thoroughfares. The minimum curb radius shall be 20 feet on local and collector streets. A minimum of a 30 foot radius will be allowed at skewed intersections. 2. Streets and traffic lanes should be aligned across an intersection. The maximum allowable skew across an intersection will be 15 degrees. 3. Except where existing conditions will not permit, all streets, major and minor, should intersect at a 90 degree angle. Variations of up to 15 degrees may be allowed. 4. When turnouts are provided at an existing street, the ultimate cross section is required to the end of the curb return Pavement transition is required to reduce the pavement width to the existing cross section. 5. Streets intersecting major thoroughfares shall maintain a minimum of 300 feet of separation. Streets intersecting collector streets shall maintain a minimum of 250 feet of clearance. Local streets shall maintain a minimum separation of 240 feet. Variations to these minimum separations may be granted on a case by case basis by the City of LaPorte. 6. Proposed streets shall be aligned with existing streets. Offset intersections shall be avoided at all costs and shall not be permitted if the offset distance is less than 300 feet. 7. Lane drop tapers shall extend a minimum of 50 feet beyond the intersection. J. Minimum transition lengths shall meet or exceed requirements of the Texas Manual of Uniform Traffic Control Devices ('PMUTCD) 2003. Pavement width transitions shall conform to the following design standards: 1. Minimum deceleration lengths for auxiliary lanes on grades of less than or equal to 3%, with an accompanying stop condition, for design speeds of 30, 40, 45, 50, 55 mph are 230, 330, 430, 550 and 680 feet respectively. These lengths exclude the taper lengths. 2. Taper lengths should be calculated for roads with design speeds greater than or equal to 45 mph by using taper lengths (L) equal to 0.6 times the design speed (S) multiplied by the offset (W), L=0.6SW. For design speeds less than 45 mph, the taper length (L) equals the offset multiplied by the design speed (s) squared, then divided by 155, L=WS2/155. The distance for tapers may be lengthened if the road is curved based on recommendations from the Professional Engineer of Record K. Left Turn Lanes 1. Minimum storage bay lengths need to be supplied for at least 2 passenger vehicles; or for the number of left turning vehicles likely to arrive at the intersection in an average 2 minute span in the peak hour of traffic. If there is a presence of more than 101/6 trucks in the average daily traffic, then the storage bay length should be for 1 passenger car and 1 truck 2. Mid -block left turn lanes should not be used and shall be avoided at all costs. Left turn lanes should be provided at the intersection of street rights -of -way only and not for private drives. 3. Deceleration and taper lengths for left turn lanes shall comply with the parameters set forth in this section. L. On major roadways, when areas adjoining the right-of-way are not planned for immediate development, esplanade openings may be periodically spaced 1000 feet apart when approved by the City of La Porte. Entrance medians on local roads may be used for may be used for landscaping only. Median openings shall conform to the following design standards: 1. For median openings including left turn lanes, the storage and taper lengths mentioned in this section shall apply. 2.. The median opening at the intersection of the two rights -of --way shall be the width of the minor right-of-way plus 10 feet.. 3. No median openings shall be allowed for private drives or private streets. 4. Variations to these guidelines may be granted on a case by case basis by the City of La Porte. M. Cul-de-sac Pavement 1. Single family residential minimum pavement radii for the cul-de-sac bulb as measured to the face of curb shall be 50 feet. 2. Multi -family residential, commercial and industrial minimum pavement radii for the cul-de-sac bulb as measured to the face of curb shall be 60 feet. 3. Right-of-way radius shall be clear of permanent obstructions. Landscaped medians on modified cul-de-sacs may be considered for special approval when the request is accompanied by verification that the modification can accommodate an SU-30 turning radius, when the landscaping is grass only and when the median has 4 inch tall, 12 inch wide, mountable curbs. In no case shall the diameter of the landscaped median exceed 15 feet. 4. The distance from the face of curb of a cul-de-sac to the right-of-way line shall be a minimum of 10 feet. 5. Curb radii at the transition to the cul-de-sac shall have a typical radius of 25 feet in single family residential areas and 35 feet in all other areas as measured at the face of curb. 6. The length of a cul-de-sac is defined as the distance from the centerline of the intersecting pavement to the center of the cul-de-sac bulb measured along the centerline of the street right-of-way. Maximum length of cul-de-sac local streets for residential subdivisions shall be 1400 feet and 1600 feet for local and collector street respectively. The Engineer of record shall endeavor where, possible to keep the length of a cul-de-sac street for commercial and industrial development to a maximum of 600 feet. 7. The City of La Porte reserves the right to require shorter maximum lengths of commercial and industrial cul-de-sacs where high traffic volumes are present. N. The design of on street parking shall conform to the following design criteria: 1. On -street parking spaces shall be striped with white paint. I The width of on -street parking spaces shall be 8 feet in width as measured from the inside of the painted stripe to the face of curb. 3. There shall be no on -street parking for 20 feet from the edge of the painted white stripe closest to the intersection to the beginning of the painted crosswalk. This number shall be 30 feet when the intersection is signalized. 4. The first and last parking stalls in a line of on -street, curb -side shall be 20 feet in width All other interior stalls shall be 22-26 feet in width. 5. All on street parking markings and pavement striping shall. conform to the TMUTCD 2003. 6.04 PAVEMENT STRUCTURE REQUIREMENTS A. The pavement structure for each roadway shall be designed based on soil data from the site, anticipated traffic volume, . loading and desired service life of the proposed pavement. The Professional Engineer of Record is responsible for ensuring that the pavement structure is designed to withstand the anticipated loads that are expected on the . roadway. B. Local residential streets that are concrete shall have a minimum thickness of 6 inches with No. 4 rebar spaced at 24 inches on -center or No. 3 rebar spaced at 18 inches on - center, and shall have a minimum of 6 inches of stabilized subgrade. C. Residential, collector streets and all roadways in multi -family residential, commercial, or industrial areas that are concrete shall have a minimum thickness of 7 inches with No. 4 rebar spaced at 24 inches on -center, and shall have a minimum of 8 inches of stabilized subgrade. D. Major thoroughfares that are concrete shall have a minimum thickness of 8 inches with No. 4 rebar spaced at 18 inches on -center, and shall have a minimum of 8 inches of stabilized subgrade. E. The design of Hot -Mix Asphalt Concrete shall be customized for each site and each project, and shall be based on a geotechnical analysis prepared by a professional engineer as well as anticipated future loading. Minimum requirements shall include 2 inches of Type D surface course, a flexible base thickness corequisite to the type of street, vehicle loading and native soil conditions, and 6 inches of stabilized subgrade. F. The subgrade shall be stabilized per the recommendations of the geotechnical engineer and shall be compacted to 95% Standard Proctor density. G. For concrete pavement within industrial areas and on major roadways, the concrete pavement design and the calculation of its thickness shall be based on AASHTO design procedures for rigid pavements. H. The use of rebar dowels or the use of saw -cutting procedures to expose existing steel in concrete pavement is required to create a minimum of 12 inches of overlap of reinforcing steel when making a connection of a proposed street to an existing concrete street or road. When the existing street has no exposed steel the following shall apply unless the existing street being tied into is an asphalt roadway: 1. Dowels should be No. 4 rebar, 24 inches long, embedded 12 inches and epoxied. Applicable spacings mention in this section shall apply. 2. If epoxied rebar dowels are impossible, saw -cut to a depth of 2 inches and remove existing concrete to expose a minimum of 12 inches of longitudinal steel, in good condition, with an equivalent cross -sectional area of steel equal to the proposed pavement steel. I. Dead-end streets and concrete paved streets designed to be extended in the future shall have paving headers and 15 inches of reinforcing steel exposed beyond the pavement (coated with asphalt and wrapped with burlap), or dowel type expansion joint for future pavement tie-in. J. Pavement extensions shall connect to the existing pavement with a pavement undercut and a minimum steel overlap of 12 inches. K. All concrete paving to be removed shall be removed to either an existing joint or a saw - cut joint. Sawed joints shall meet the requirements set out in this section. L. Materials 1. Concrete: All roadway concrete shall have a 3000-5000 psi unconfined compressive strength at 28 days. Concrete pavement mix designs shall meet flexural requirements of at least 500 psi at 7 days and 600 psi at 28 days. 2. Reinforcing steel: Grade 40, ASTM A615. 3. All materials shall conform to the TMUTCD 2003 where applicable. 4. Any and all special, non-standard materials such as bomanite or concrete pavers, special signage, etc, that are installed by the developer shall be maintained by the developer or the homeowners association If said maintenance is tamed over to the City of La Porte, then maintenance shall undertaken using standard materials and methods.- 6.05 GRADING AND LAYOUT REQUIREMENTS A. Minimum gradient on any gutter shall be 0.25%. B. See Chapter 5 of the Public Improvements Criteria Manual (PICM) for inlet spacing- C. The maximum allowable slope for driveways shall be 8%. D. The algebraic sum of grades to an inlet at an intersection should not exceed 1%. E. All new streets poured with a curb and gutter arrangement shall have a 4 inch rollover, lay down curb or approved equal. F. The minimum slope for the gutter of a cul-de-sac shall be 0.60%. G. The amount of cross slope over the pavement section shall be 2% sloping away from the crown of road or centerline. H. When connecting to an existing curbed street, the gutter Imes for the proposed and existing streets shall be matched. I. Proposed top of curb elevations should be designed to match the top of the curb at an existing inlet in cases where a proposed road is being connected to an existing road. J. Top of curb elevations shall be shown on the construction plans along with a detail of the type of curb used. K. Gutter line elevation for vertical curves shall be shown on the construction drawings in cases where a railroad track is being crossed. L. Where railroad crossings are not at right angles to the pavement, vertical curves should be calculated for each curb line and should be posted at 10 foot .intervals on the construction drawings in both plan and profile view. M. Expansion/contraction joints shall be placed a minimum of every 60 feet in concrete paving. 6.06 TRAFFIC CONTROL DEVICES A.. Standard Type III barricades shall be permanently installed by the developer at the end of all dead-end street not terminating in a cul-de-sac, and at all turnouts. These barricades shall meet at least the minimum requirements of the TMUTCD 2003. The erection of these Type III barricades shall not preclude the installation of other decorative fencing or landscaping behind the barricade for the purposes of maintaining private property, safety, aesthetics etc. B. Traffic signage and street signage locations shall be shown on the paving site plan in the construction drawings. C. Pavement markings shall be shown on the final construction plans for a project. Reflectorized paint with supplemental reflectors, or approved equal, shall be used on all major thoroughfares and on major collector streets. Turn lanes shall have proper pavement markings. All pavement markings shall conform to the TMUTCD 2003 where applicable. D. A blue reflectorized raised pavement marker or button is required at all fire hydrants and shall be located 6 inches off the pavement centerline toward the fire hydrant. E. The developer shall install requisite traffic control devises when warranted by a traffic study when such installation would provide significant safety benefits or delay reduction to a proposed development 6.07 SIDEWALKS A. Sidewalks of 4 feet in width are required on each side of all public, residential streets. The developer shall be responsible for the installation of all sidewalks in a new development, beit residential or commercial, along said streets. This shall include but not be limited to along parks, drainage channels, CenterPoint Energy easements and detention ponds. Sidewalks should be set back 2 feet from the back of curb to allow for utility maintenance activities. This area may be landscaped When the sidewalk is set adjacent to the back of curb, at 6 foot wide sidewalk shall be used. 0 .9 B. Sidewalk wheelchair ramps shall be required at all intersections and 90 degree bends in the street and shall adhere to Americans with Disabilities Act (ADA) design criteria. C. Sidewalk construction in an esplanade: Transverse concrete sidewalk, 6 inches thick, shall be constructed in all esplanades as a pedestrian refuge area. All concrete sidewalks in esplanades shall be 6-10 feet wide as measured from the esplanade nose. Patterned concrete or brick stamp may be used. Any ramps associated with sidewalks in an esplanade shall conform to ADA design criteria D. Sidewalks shall be located a minimum of 2 feet within the right-of-way. E. Expansion/contraction joints shall be placed a minimum of every 30 feet in concrete paving. F. Sidewalks that are concrete shall have a minimum thickness of 4 inches with No. 3 rebar spaced at 18 inches on -center. No wire mesh shall be allowed.