HomeMy WebLinkAbout04-15-2004 Regular Meeing and Public Hearing of the La Porte Planning and Zoning Commission
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Minutes of the Meeting
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PLANNING AND ZONING COMMISSION
MINUTES OF APRil 15, 2004
Members Present: Betty Waters, Dottie Kaminski, Ralph Dorsett, Doretta Finch, Nick
Barrera, Paul Berner, and Alternate Member Hal Lawler
Members Absent: Kirby Linscomb, Jr. and Alternate Member Ross Morris
City Staff Present: Interim Planning Director, Nicholas Finan; City Planner, Wayne Sabo;
Planning Coordinator, Masood Malik; City Prosecutor, Clark Askins; and
Planning Secretary, Peggy Lee
I. CAll TO ORDER
Meeting called to order by Chairperson Waters at 6:00 P.M.
II. APPROVE MINUTES OF THE MARCH 29, 2004, REGULAR MEETING & PUBLIC
HEARING.
Motion by Ralph Dorsett to approve the Minutes of March 29, 2004. Chairperson Waters
asked for an amendment to the minutes to reflect she did not vote on Item XV (Special
Conditional Use Permit SCU04-003 for a multi-family development for Robert
Burchfield). Second by Doretta Finch. The motion carried.
Ayes:
Nays:
Abstain:
Dorsett, Finch, Kaminski, Barrera, Berner, Lawler, and Waters
None
None
III. CONSIDER A PRELIMINARY PLAT FOR GREEN CREST SUBDIVISION TO BE
lOCATED ALONG NORTH "l" STREET NEAR UNDERWOOD ROAD.
City Planner, Wayne Sabo, presented staff's report. The proposed Green Crest
subdivision consists of 54 single-family units on 12.95 acres along Underwood Road and
North ilL". The property is zoned R-1 and General Commercial. Staff recommended
approval of the preliminary plat with conditions outlined in the report.
Chairperson Waters recommended this item be tabled until after the public hearing item
to rezone a portion of this property. .
Motion by Paul Berner to table consideration of the preliminary plat for Green Crest
Subdivision until after the public hearing item to rezone. Second by Doretta Finch. The
motion carried.
Ayes:
Nays:
Abstain:
Berner, Finch, Dorsett, Kaminski, Barrera, Lawler, and Waters
None
None
Planning and Zoning comm.n
Minutes of April 15, 2004
Page 2
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Immediately following action on the rezone request (Agenda Item VI), discussion
resumed on the Preliminary Plat. Discussion items included sidewalks, traffic
movement, and detention.
Motion by Nick Barrera to approve the preliminary plat for Green Crest Subdivision with
the following conditions:
· Construction drawings shall indicate off-site drainage improvements to ensure
proper drainage of the adjacent properties.
· 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
North ilL" Street towards the end of the subdivision line. The developer shall also
work with the City and La Porte Independent School District to provide sidewalks
from east of the subdivision to connect with the driveway at Lomax Junior High.
· Detention pond ownership and maintenance by the Homeowner's Association
shall be stated on the final plat. Language in the covenants and on the face of
the plat shall dedicate or transfer ownership of detention reserve to the
Homeowner's Association.
Second by Ralph Dorsett. The motion carried.
Ayes:
Nays:
Abstain:
Barrera, Dorsett, Berner, Kaminski, Lawler, and Waters
None
Finch
IV. OPEN PUBLIC HEARING TO CONSIDER REZONE REQUEST #R04-003 FOR 1.5
ACRES OF LAND LOCATED IN THE 1600 BLOCK OF UNDERWOOD ROAD AT
-NORTH ilL" STREET, FURTHER DESCRIBED AS TRACT OUT OF LOT 411, LA
PORTE OUTLOTS, ABSTRACT NO.5, ENOCH BRINSON SURVEY, LA PORTE,
HARRIS COUNTY, TEXAS. THE APPLICANT, FOUR BEES JOINT VENTURE,
SEEKS TO REZONE THE PROPERTY FROM GENERAL COMMERCIAL (GC) TO
LOW DENSITY RESIDENTIAL (R-1) FOR SINGLE-FAMILY DEVELOPMENT TO BE
KNOWN AS GREEN CREST SUBDIVISION.
Chairperson Waters opened the public hearing at 6:10 P.M.
A. STAFF PRESENTATION
Mr. Sabo presented staffs report. The applicant seeks a rezone from General
Commercial to Low-DensitY Residential for single-family residential development
known as Green Crest Subdivision in the 1600 block of Underwood Road.
The City did not receive any responses from 13 mail-outs.
B. PROPONENTS
The applicant, Richard Can~ler with Civil Concepts, spoke in favor of the rezone,
citing it would serve as the highest and best use for the property.
Planning and Zoning comm.n
Minutes of April 15, 2004
Page 3
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C. OPPONENTS
There were none.
V. CLOSE PUBLIC HEARING.
Chairperson Waters closed the pUblic hearing' at 6:15 P.M.
VI. CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING REZONE
REQUEST #R04-003 FOR t.5 ACRES OF LAND LOCATED IN THE 1600 BLOCK OF
UNDERWOOD ROAD AT NORTH "L" STREET, FURTHER DESCRIBED AS TRACT
OUT OF LOT 411, LA PORTE OUTLOTS, ABSTRACT NO.5, ENOCH BRINSON
SURVEY, LA PORTE, HARRIS COUNTY, TEXAS. THE APPLICANT, FOUR BEES
JOINT VENTURE, SEEKS TO REZONE THE PROPERTY FROM GENERAL
COMMERCIAL (GC) TO LOW DENSITY RESIDENTIAL (R-1) FOR SINGLE-FAMILY
DEVELOPMENT TO BE KNOWN AS GREEN CREST SUBDIVISION.
Brief discussion regarding detention pond remaining in General Commercial, and
estimated selling price for the homes.
Motion by Hal Lawler to recommend to City Council, approval of Rezone Request #R04-
003 for 1.5 acres of land located in the 1600 block of Underwood Road at North ilL"
Street. Second by Nick Barrera. The motion carried.
Ayes:
Nays:
Abstain:
Lawler, Barrera, Kaminski, Finch, Dorsett, Berner and Waters
None
None
The Commission continued discussion on the Preliminary Plat for Green Crest
Subdivision. See Agenda Item III for action.
VII. OPEN PUBLIC HEARING TO CONSIDER SPECIAL CONDITIONAL USE PERMIT
REQUEST #SCU04-004 FOR 4.00 ACRES OF LAND LOCATED AT 2619
UNDERWOOD ROAD, FURTHER DESCRIBED AS TRACT OUT OF LOT 10, BLOCK
2 OF THE W.J. PAYNE SUBDIVISION, LA PORTE, HARRIS COUNTY, TEXAS. THE
APPLICANTS, LLOYD & LINDA DUNCAN, SEEK A SPECIAL CONDITIONAL USE
PERMIT FOR DEVELOPING A "MINI-STORAGE AND WAREHOUSING FACILITY IN A
GENERAL COMMERCIAL (GC) ZONE.
Chaiperson Waters opened the public hearing at 6:29 P.M.
A. STAFF PRESENTATION
Planning Coordinator Masood Malik presented staff's report. The applicant has
requested a special conditional use permit for mini~storage and warehousing on
a four-acre tract at 2619 Underwood Road.
Planning and Zoning comm.n
Minutes of April 15, 2004
Page 4
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B. PROPONENTS
The applicant, Lloyd Duncan, 1822 Gaucho, La Porte, addressed Commission
concerns and indicated a willingness to provide ample landscaping, adequate
detention, and downward lighting for the facility.
C. OPPONENTS
There were none.
Earl Shanks, 202 S." 3rd, La Porte, questioned whether or not Underwood Road could
hold additional drainage from new developments. Mr. Finan explained that on-site
detention is required.
VIII. CLOSE PUBLIC HEARING.
Chairperson Waters closed the public hearing at 6:50 P.M.
IX. CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING SPECIAL
CONDITIONAL USE PERMIT REQUEST #SCU04-004 FOR 4.00 ACRES OF LAND
LOCATED AT 2619 UNDERWOOD ROAD, FURTHER DESCRIBED AS TRACT OUT
OF LOT 10, BLOCK 2 OF THE W.J. PAYNE SUBDIVISION, LA PORTE, HARRIS
COUNTY, TEXAS. THE APPLICANTS, LLOYD & LINDA DUNCAN, SEEK A
SPECIAL CONDITIONAL USE PERMIT FOR DEVELOPING A MINI-STORAGE AND
WAREHOUSING FACILITY IN A GENERAL COMMERCIAL (GC) ZONE.
Chairperson Waters asked the Commission to consider, if approving, the conditions
outlined in staffs report, which she read.
Motion by Hal Lawler to recommend to City Council, denial of Special Conditional Use
Permit Request #SCUQ4-004 for 4.00 acres of land located at 2619 Underwood Road for
developing a mini-storage and warehousing facility. Second by Nick Barrera. The
motion carried.
Ayes:
Nays:
Abstain:
Lawler, Barrera, Finch, Berner, and Waters
Kaminski
Dorsett
X. OPEN PUBLIC HEARING TO CONSIDER ADDITIONAL REGULATIONS FOR THE
MAIN STREET DISTRICT, WHICH INCLUDES THE AREA ALONG MAIN STREET
FROM STATE HIGHWAY 146 TO APPROXIMATELY ONE BLOCK EAST OF
BROADWAY.
Chairperson Waters opened the public hearing at 6:56 P.M.
A. STAFF PRESENTATION
Mr. Finan gave a brief presentation about activities to date, which are very
preliminary. The purpose of the public hearing is to gain input from the
Planning and Zoning comm.n
Minutes of April 15, 2004
Page 5
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community that will be used by the Main Street Committee, the Planning and
Zoning Commission, and City Council, for final consideration.
B & C. PROPONENTS & OPPONENTS
Earl Shanks, 202 S. 3rd: No setbacks. Limit storage. No containers on streets.
Upstairs studio.
Jerry Carpenter, resident of block 55: 600 Block (EI Toro) for preservation, 400
to Broadway; 600 to 146 less control. Use of grant funds to restore historical
buildings. City shouldn't tell property owners what can/can't be done.
Don Hulen, 302 S. Oak, Morgan's Point: Allow tin buildings.
Parking is an issue. How will plans impact rental properties at 3rd and 8th
Streets? Relax setbacks.
Neil Hovey: Parking problems.
Bob Schlenk, Vice-Chairman of Main Street Committee, 620 S. 4th: Opposes
District. Favors cleaning up properties. Remove setbacks. Find parking in area.
Fix sidewalks, street sweeping, and drainage on 2nd St. Lighten up on zoning.
Cliff Kirmss, lives on boat in Seabrook: Enough rules and regulations. Drainage
problems; dig out trench. Doesn't want to be told how to do buildings.
Brenda Brown, 631 Fairfield: Parking is problem (need alley), but none available.
Too strict.
Lisa Cook, 1517 Hwy. 146 S.: Parking is problem. Sidewalks. Awnings give
character. No more rules and regulations.
John Lair, 10844 Spruce Dr. S.: Wants less regulation. Committee to move
forward to take down ''fences''. Would like to see a positive approach of working
together.
Charlie Boyle, 119 S. 2nd: Relax regulations. Not many new businesses. Shell
alleys - City doesn't maintain or cover. Lights in alley. Mow grass. Need
ordinance to protect District from City and staff.
Steve Williams, representing property owner of 207 W. Main: Need more
communication with owners on Main St. Place Main Street Committee minutes
on website.
JJ Meza, resides in Fairmont Park and owns property on Main St.: Opposed to
regulations. Should not make all buildings look similar.
Sue Gale Mock-Kooken: Historian for Main Street Association willing to offer
pictures.
.Planning and Zoning commisl
Minutes of April 15, 2004
Page 6
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Frank Hoot, 112 S. 7": Prematu.re to ask for "in favor" or "against." Committee .
will be good. Construct parking where building burned:' Need City, County; &
State to get together. Control activity and building types. . ..
. Gloria Lair, 10844 Spruce Dr. S: Expa.nded business, despite regulations. Sign
regulations.. Need to spread word that La Porte is a great place to live, shop, and
. work. Positive approach. ..
Tom Parker, 717 Yale, Deer Park, .owns Two. Sisters Tea Room on Main @
.Broadway: Not sure if "for". or "against." Parking is a problem. Will purchase
and donate lots next to Texaco if City will construct parking lot.
XI. CLOSE PUBLIC HEARING.
Chairperson W~ters closed the public hearing at 8:17 P.M.
XII. .CONSIDER RECOMMENDATION TO .CITY COUNCIL REGARDING ADDITiONAL
REGULATIONS FOR THE MAIN STREET DISTRICT, WHICH INCLUDES THE AREA
. ALONG MAIN STR,EET FROM STATE HIGl:iWAY146 TO APPROXIMATELY ONE.
BLOCK EASr OF BROADWAY. . .
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. Several Commission .Members made comments. Chairperson Waters, Hal. Lawler arid
... . Nick Barrera spoke on balancing historic with business and Lise of GIS to get informati~n
- out
No action was taken.
. . . XIII. . . STAFF REPORTS,
None:
XIV. ADJOURN
Chairperson Watersadjoumed the meeting at 8:17 P.M. .
S~.blTlitted by,. . .
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. Planning Secretary
. .. Approved on this . :l1J day of
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.~t"~A~.
'BettY WSilrS'. .. . . .
Planning and Zoning Commission Chairperson.
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Fairmont Park East Section Eleven
Final Plat
Exhibits
A. Commission's Action Request
B. Aerial Map
C. : Zoning Map
D. Staff Report
E.. . Application
F. Final Plat
Fairmont Park East, Section Eleven (Final Plat)
Planning and Zoning co"ion
May 20, 2004
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Summary:
Recommendation:
Action Required by
the Commission:
(R-l)
(R-l)
On April 14, 2003, City Council approved 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 (Ge), Neighborhood Commercial (NC), and High Density Residential
(R-3) to Low Density Residential (R-l) for proposed development of Fainnont Park
East Section Eleven.
At the Commission's October 16, 2003 meeting, the preliminary plat for
Fairmont Pm East, Section Eleven was approved with conditions. As a part of
the Commission's conditional approval of the pre1iminmy plat, the applicant
submitted a rezone request for unrestricted reserve along Spencer Highway. The
P1anning and Zoning Commission held a public hearing at their November 20, 2003
meeting and recommended it to City Council. City Council approved the zone
change request at their January 12, 2004 meeting.
Staff reviewed the final plat with all required documentation and construction
dIawings and found it be in substantial compliance with all applicable regulation
of the ordinance. Staff recommends approval of the final plat subject to the
following provisions:
. All construction improvements are complete at site.
. Furnish approval letter from the Harris County Flood Control District
(HCFCD) for the drop structure on Big Island Slough.
. Sidewalks shall be installed along both sides of all public streets and
along detention area to connect block 2 and block 3.
. Sidewalks are constructed along north side of Spencer Highway on both
directions leading to the Big Island Slough on the east and towards west
end of the subdivision.
. Add a note on the face of the plat that maintenance of 20' utility
easement, drop structure to Big Island Slough, and the detention basin
will be the sole responsibility of the Homeowner Association.
. Payment of $319.41 shall be made to the City for street sign installation.
. Payments shall be ~ to the City in the amount of $2760.00 and
$2355.84 for twelve (12) streetIights installation and I-year service cost.
. Payment of $10,850.00 shall be made to the City in lieu of parldand
dedication
Approval of the Final Plat withholding signature and recordation until above are
complied. This will authorize the developer to begin construction of
subdivision improvements.
Disapproval of the Final Plat and supporting documents as filed. This will
require the developer to file a new Final Plat with the required 4ocuments.
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Staff Report
Fainnont Park East, Section Eleven
Final Plat
May 20, 2004
Reauested Action: Consideration of Final Plat for Fairmont Park East, Section Eleven
Reauested Bv: Mr. Eddie V. Gray, Trustee
Reauested For: A 19.3756 acres ofland out ofW. 1. Payne Subdivision in the William M.
Jones Survey, Abstract No. 482, Harris County, Texas.
Present Zonin!!: Low-Density Residential (R-l)
Reauested Use: Residential Subdivision - (Single Family Dwellings)
Backe:round: At the October 16, 2003 meeting, the Commission approved the preliminary
plat for Fairmont Park East, Section 11 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 Southwe~ern
Bell's utility facility.
. Unrestricted Reserve No. 1 along Spencer Highway must be rezoned
prior to the filing of the Final Plat.
Earlier, the Commission recommended to City Council Rezone Request
#R03-001. On April 14, 2003, City Council affirmed the Commission's
recommendation and established Ordinance #150l-YY rezoning of 19.3756
acres of land along the east and west sides of Myrtle Creek Drive just north
of Spen~ Highway from General Commercial (GC), Neighborhood
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Commercial (NC), and High Density Residential (R-3) to Low Density
Residential (R-l) for proposed development of Fairmont Park East Section
Eleven.
~H~rmllJf' D
Fainnont Park East, Section Eleven a Plat
5120/04 - P & Z Meeting
Page 2 of4
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As a part of the Commission's conditional approval of the preliminary plat,
the applicant submitted a rezone request. The Planning and Zoning
Commission held a public hearing at their November 20, 2003 meeting and
recommended it to City Council. City Council approved the zone change
request at their January 12, 2004 meeting. So, the applicant fulfilled last of
the above conditions.
The applicant submitted a Final Plat for Fairmont Park East Section Eleven,
a residential subdivision off Myrtle Creek Drive and Spencer Highway. As
shown on the plat, there are 4 blocks and 62 lots with two points of access
into the subdivision at Myrtle Creek Drive and Spencer Highway.
Analvsis:
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-l zoning district. Properties adjacent
to the proposed subdivision are overwhelmingly residential with some
commercial developments along Spencer Highway. An Unrestricted
Reserve (0.55 acre), at the southwest corner of the subdivision along Spencer
Highway, is zoned General Commercial.
As per Commission's action on the preliminary plat, the developer has
provided a 30' landscaping easement along Spencer Highway just south of
lot 1 of Blocks 1 and 3. As a result, the property lines for lots 1-5 of block 3
and lots 1-7 of block 1 were reconfigured. The purpose here is to ensure that
the proposed housing units are located at adequate distance from the
intersection with Spencer Highway.
Transportation/Interior Circulation - The proposed subdivision is to be
located just north of Spencer Highway (100' ROW) and along east and west
of Myrtle Creek Drive (80' ROW), a primary access to the Creekmont
Subdiyision. Section Eleven east & west have accesses on Myrtle Creek
Drive as well. The proposed subdivision shows internal streets with 50' of
public right-of-way. Spencer Highway, a primary arterial, should easily
accommodate the traffic generated by this development. The proposed
development is 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
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.
Fainnont Park East, Section Eleven~ Plat
5120/04 - P & Z Meeting
Page 3 of4
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Parks and Recreation - Section 12.0 of the City's Development Ordinance
requires the developer to provide on site open space and recreational park 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 equals 16,880 sq.ft or 0.3875 acre.
Therefore, money in lieu of parkland dedication ($175/1ot) shall be
applicable in this regard.
Utilities - There are sufficient water and sewer facilities in the vicinity to
provide services 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
all water and sewer systems shall be in conformance with the City's
Development Ordinance and Public Improvement Criteria Manual (pICM).
Drainage - Storm water design and management were the issues resolved
carefully with the developer of the proposed subdivision. The proposed
section is adjacent to Harbor Bay Apartments. A 20' drainage easement is
secured which runs through the proposed subdivision and outfalling into the
Big Island Slough. The developer agrees to allow the storm water runoff
from the apartments to "pass through" the subdivision's detention pond.
The detention area's size and capacity were reviewed to ensure that it will
adequately serve the proposed development and accommodate the "pass
through" storm water from the apartments. The developer provided all the
necessary easements required for proper drainage.
In addition easements were secured to provide access to the City's existing
lift station in the northeast comer of the proposed subdivision. Staff also
ensured that current changes in elevation will not impact the drainage of the
adjacent Creekmont subdivision.
Conclusion &
Recommendations:
Staff reviewed the Final Plat and found it to be in accordance with the
Development Ordinance of the City. Staff recommends approval subject to
the listed items that need to be addressed prior to the recordation of the Plat:
. All con~ction improvements are complete at site.
. Furnish approval letter from the Harris County Flood Control District
(HCFCD) for the drop structure on Big Island Slough.
. Sidewalks shall be installed along both sides of all public streets and
along detention area to connect block 2 and block 3.
. Sidewalks are constructed along north side of Spencer Highway on both
directions leading to the Big Island Slough on the east and towards west
end of the subdivision.
Fairmont Park East, Section Eleven ~ Plat
5120/04 - P & Z Meeting
Page 4 of4
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. Add a note on the face of the plat that surface maintenance of20' utility
easement to Big Island Slough and detention basin will be the sole
responsibility of the Homeowner Association.
. . Reference of the above should also be noted in the subdivision's
covenants and restrictions provided to be approved by the City Attorney.
. Payment of $319.41 shall be made to the City for street sign installation.
. Payments shall be made to the City in the amount of $2760.00 and
$2355.84 for twelve (12) streetlights installation and I-year service cost
respectively.
. Payment of $10,850.00 shall be made to the City in lieu of parkland
dedication.
Options available to the Commission are as follows:
. Approval of the Final Plat withholding signature and recordation until
the above are complied. This will authorize the developer to begin
construction of subdivision improvements.
. Disapproval of the Final Plat and supporting documents as filed. This
will require the developer to file a new Final Plat with the required
documents.
r. UC:
. CITY Of. PORTE
PLAT JP,,'AJOR DEVelOPMENt SUBMITTAL..
APPl!CA lIo.N
oma U!RONLY
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(AU ptat .s~bmitta'5 to b~:reviewed and considered
- for presell1tation to the. Planning and Zoning
Conun.ssian must be Iccumpanied by this
application. and necessary. documentation listed .
herein. Submitta'~ wid not be reviewed by staff
wtthout this application.) . .
1)1\T! "&E..roavED: 1- 'i- (J It
SUDmT.Al.1: . 04 _. (') /
.manJ: ~ d/9~.
PLAHNING & ZO~G MEEtiNG
DATE: -r 81>..
. Type .of Submittal: General Plan L)
Preliminary Plat U
Final Plat (!J
Major Dev.elopment Site Pllm LJ. .
Date: . . 1/6/04. .
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Contact P~rson(s).: J.. w. . Gartre 11. 11~ ' Phone: 409-.935-2462 .
Na~e of'P'QP~sed DeveiQ~me~t: . Fairmont Park East, .Sectio.n 11
., . . . , . .
Name of Dev8Iop~Ir:. . Eddie V. ...Gray.; Trustee
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. Phone~.. ..281-..;422-3~7T.
Address of Develope,:. P .. . 0 ~
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Number o~ S8CCi.Ofl.s:. . I..
Legal D~scripdon.:Qf Pr~perty:
Box. .63.8'-. Bciytown, 'Texas .77522 ...
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.. Number..af Lots:
Shown on Plat
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Fl~ng Fee:
.. . j
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Receipt ,: ..
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. Amount: .
. Checks 'should be '.made payable t.o the...City of La POl1e. .
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US! All Other .Contact Persons:
NillQt
Address . .. ..
. Pl10ne
F'ax
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Zo.ne Change Request
#R04-004
Exhibits
A. Commission's Action Request
B. Aerial Map
c. Zoning Map
D. Staff Report
E. Application
F. Public Notice Responses
G. Sketch Plan
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Zone Change Request #R04-004
Planning and Zoning Commission
May 20, 2004
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A Iicant
Present Zonin
Requested Zoning
Acreage to be Rezoned
Surrounding Zoning
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Summary:
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Recommendation:
Actions required by
the Commission:
700 Block of South Broadwa
Lots 2 thru 31 of Block 1254, W. P. Harris
Survey, Abstract No.. 30, La Porte, Harris
County, Texas.
F. Carrin on Weems
Low Densi Residential -1
Neighborhood Commercial (NC)
Approx. 2.00 acres
North Low density Residential (R-l)
East S. Broadway
South Low Density residential (R-l)
West PUD a Forest Golf Course
Residential
Office Buildin
The applicant seeks a rezone from Low-Density Residential (R-I) to
Neighborhood Commercial (NC).
The purpose of the zone change is to allow an office building for public
acCOWltant, insurance agent, etc.
The City's Land Use Plan shows the subject tracts developing as Low
Density Residential.
Nearby properties are a mixture of mid-density and single-family
residential and the Golf Course.
The adjacent properties are zoned low-density residential except PUD
for the Bay Forest Golf Course.
The effect of the change from R-I to NC should not have an adverse
impact upon the infrastructure.
Traffic may be affected by this proposed development.
Staff recommends denial of the zone change request #R04-004 with the
following considerations:
· La Porte Comprehensive Plan & TIRZ Board envisioned this area
developing as low density residential.
. The requested change is not compatible with the zoning and uses of
nearby properties.
. Change from R-I to NC could be considered spot zoning.
. Integrity and beautification of the Golf Course will be injeopardy.
. Once zoned, conditions cannot be placed on development (e.g. types of
offices, buffers, landscape, design of road and drive access).
. Recommend to Council approval of this rezone request #R04-004.
. Recommend to Council denial of this rezone request #R04-004.
. Table this item for further consideration by the Commission.
.:~IHIUt!\1lf 1\
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statY Report
ReQuested by:
ReQuested for:
Locations:
Present Zonine::
700 Block of S. Broadway
R-l toNC
Zone Change Request #R 04-004
May 20, 2004
F. Carrington Weems, Trustee
Lots 2 thru 31, Block 1254, Town of La Porte.
700 Block ofS. Broadway
Low-Density Residential (R-l)
ReQuested Zoninl!: Neighborhood Commercial (NC)
Backe:round:
Analvsis:
The subject property comprises ::1:2 acre of land out of W. P. Harris Survey,
Abstract 30, La Porte, Harris County, Texas. The tract is adjacent to the Bay
Forest Golf Course along S. Broadway. West 'R' Street, the main entrance to
the golf course, is to the north of this property. Public right-of-way for the
West'S' Street (unimproved) is to the south. The Vista Baywood Apartment
Homes are, across the street to the east. There are three new single-family
houses just north of 'R' Street along S. Broadway. A neighborhood
convenience store is located in the vicinity.
Earlier, the applicant had a swap of land with the City. In lieu of two lots 24
& 25, the comer lots (1 & 32) adjacent to the golf course were transferred to
the City. In addition, 16' public alley was swapped with a strip of land to the
west along the Golf Course property.
The applicant seeks a rezone from Low-Density Residential (R-l) to
Neighborhood Commercial (NC). The purpose of the zone change is to
allow an office building for public accountant, insurance agent, etc.
In considering this request, Staff reviewed the following Comprehensive
Plan elements: Land Use, Thoroughfare System, Parks and Recreation,
Utility Infrastructure, arid Redevelopment. The specific issues considered are
as follows:
Land Use -- Review of the. City's Land Use Plan shows the subject tracts
developing as Low Density Residential. Currently, the adjacent properties
are a mixture of mid -density and single-family residential and a commercial
use. The proposed rezone may not be appropriate with these uses nor, after
rezone, would activity within the site be limited.
Conformance of a zoning request with the Land Use Plan is one
consideration among several criteria to be considered in approving or
denying a rezoning application. Other criteria may include:
iXHI~ff D ..
. ~'S
.
.
Rezone Request #R 04-004
P & Z (5/20/04)
Page 2 of3
. Character of the surrounding and adjacent areas;
. Existing use of nearby properties, and 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 use classifications;
. Extent to which the proposed use designation would adversely affect the
capacity or safety of that portion of the road network influenced by the
use;
. Extent to which the proposed use designation would permit excessive air
pollution, water pollution, 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.
Transportation - The tracts in question gain access on S. Broadway (Old
Highway 146), a primary arterial with 100' ROW may accommodate the
additional traffic generated by this proposed development. Commercial
activity, however, may have an impact with the design of driveway access
and client flow.
Utilities - Water and sewer services are available along S. Broadway. An 8"
water line runs northsouth along east side of S. Broadway. A 10" sanitary
sewer line is along west side of S. Broadway. In addition, the developer
must provide any structures or improvements necessary to serve this
development. Storm water drainage and detention will be reviewed for the
proposed development at the time of plan submittals.
LandscapinglScreening - The property abuts the Bay Forest Golf Course to
the west, "R" Street, which is the main entrance to the golf course on the
north. The most public face of the property is along S. Broadway. Staff
suggests that a substantial portion of the facility's landscaping should be
placed along Broadway and West "R" Street to screen it from patrons and
visitors of the golf course. The building style coupled wjth the proposed
lan~scaping and setbacks are critical to maintaining attractive facilities and
bring compatibility with surrounding properties. Screening would be
required along north and west sides of the property. After rezone, however,
there is no guarantee that this could occur.
'~.~
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.
.
Rezone Request #R 04-004
P & Z (5120/04)
Page 3 of3
Conclusion &
Recommendation: The City's Comprehensive Plan and TIRZ Board envisioned this area
developing as residential. Based upon the above findings and prevailing
development in the area, staff finds the adjacent properties are a mixture of
mid-density and single-family residential and some commercial uses. The
property in question is not suitable for the requested change to NC. It may be
subject to a spot zoning. The development within the subject tract will
negatively impact the surrounding properties and may hann the value of
nearby properties. Furthermore, it will have a significant impact upon the
major thoroughfare leading to the Golf Course. It is envisioned that the area
around the Golf Course be developed as upscale residential.
Actions available to the Commission are listed below:
. Recommend to Council approval of the zone change from Low-
Density Residential (R-l) to Neighborhood Commercial (NC);
. Recommend to Council denial of the zone change from Low-
density Residential (R-l) to Neighborhood Commercial (NC).
. Table the item for further discussion by the Commission.
.'
.A.
.,
. City of LaPorte.
. Established 1892
APPLICATION FOR
ZONE CHANGE REQUEST
. Application No.:. C) It.- tJCJ 'I
Date Received: -q:... lo... D ~~
Receipt No.: .. 7 h 3 7.3
- FEE: $ 300.00
OFFICE USE. ONLY:
(~ Sit~ Plan ( ) Minor Development Site Plan
( ) Major Development Site Plan ( ) General Plan
( ) Site Plans Submitted on
. Appliant's Name:
F. Carrington Weems
Address: 1603 West Clay
. Houston, Texas
//Ul~
Ph: 713 - 658~~
Signature: . "7.. ~ It~ .
/. . ..'-
Date: 4/2/2004
Owner's Name: F. Carrington Weems
Address: 1603 Wes t C"lay . Ph:
.ijqyston;.Texas 77019
Prop~rty Legal Description: UJts.:>-2 through 31, B1ock7~5~,:,() See Attached
I AM THE OWNER OF THE HEREIN DESCRIBED PROPERTY AND 5ruce
Zone: R-1
. .
. IS AUTHORlZEDITO Fll..1 E lJIIS APPLICATION ON MY BEHALF.
., phone no. -zlf~ -li7r::S7q7. ~. .
. .. ..... Signature: . - ~ p);/ka-(
. _ Neighborho d .
Requested ~one Change: Commercial SIC No:
Hammack
. Date: 4/2/2004
Proposed Usage:
OFFICE .USE ONLY
I) Planning .& Zoning:.. (a) Preliminary Meeting..-
(b) .Public Hearing/Mtg. -
Recommendation:
Applicant Notified. of Date(s): ( >" 1st Mtg~
Adjoining Property Owners N<?tified:
( ) 2nd Mtg.
2) City Council: . (a) .Regular Meeting -
(b) Puhlic Hearing/Mtg. -
Ad?pted by Amendment Ord. #1501 -
Approved ( )
. Denied . ( )
.~~~t[.E
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WtlJs & Co., Inc.
(71 658-8709
p.2
Scheduled for
r/~~@~DW~m1
IJIJ MAY 11 2004 ~
.. By
A Meeting of the La Porte
p~nnine: and Zou.iD2" COllUlUssioD
(rype of Meeting)
MIlY 20; 2004
(Date of Meeting)
to Consider
Zone CbaD2:e Request #1lO4-O04
(I'ype ofR.equest)
I have received notice of the above referenced public hearing.
1 em in FA VOll of gmnting this RqUCst for ~ following reasons:
.
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L.AIoJP {.,. ftA,Ii1$ T&.. '-I VA c.AI..f r ARa.uI\lO. ~ I ~ F~b pti::l'tc)'
I am OPPOSED to granting this request for the following reasons:
. F: r-ARD I L..l4.T..1U \)JE'IiN$
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City. State, Zip . .
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.
.
Zone Change Request
#R04-005
Exhibits
A. Commission's Action Request
B. Aerial Map
c. Zoning Map
D. Staff Report
E. Application
F. Public Notice Responses
G. Sketch Plan
.
Zone Change Request #R04-005
Planning and Zoning Commission
May 20, 2004
.
700 Block of State . hwa 146
TR 1, Block 4, Nebraska Syndicate, Johnson
Hunter Survey, Abstract No. 35, La Porte,
Harris County, Texas.
A Iicant
Present Zonin
Requested Zoning
Acreage to be Rezoned
Surrounding Zoning
Niranoan S. Patel
General Commercial GC
Business Industrial (HI)
2.5200 acres
North Planned Unit Development (PUD)
East S. H. 146 & BI
South General Commercial (GC)
West Low Densi Residential -1
Commercial
Truck Sto
Summary:
Recommendation:
. The applicant seeks a rezone from General Commercial (Ge) to Business
Industrial (BU.
. The purpose of the zone change is to allow a truck stop at this location.
. The tracts boWlded by Fairlane to the north, S.H. 146 to the east, Bay Shore
motel to the south. and 11th Street (a halfpaved street) to the west.
. Commercial Uses allow service stations (SIC 544) but specifically excludes
Truck Stops.
. The adjacent residences (La Porte Terrace Subdivision) to this site possibly
make this proposed rezone incompatible.
. The traffic flow along the feeder of S.H. 146 may be impacted with the
truck stop so near the major intersection with Barbour's Cut (e.g.
driveway access is limited).
. The effect of the change from GC to BI possibly result in a spot zoning
. The proposed change should have an adverse impact upon the
infrastructure (secondary roads not suitable for heavy truck traffic).
. The impact upon the public health. safety, and welfare of the City could
be significant (e.g. noise and additional pollution near residential).
. Currently, S.H. 146 serves a a good buffer between the BI zone to the
east and the GCIR-I zones to the west of the site.
Staff recommends denial of the zone change request #R04-005. with the
following cOnsiderations:
Actions required by
the Commission:
. The requested change is incompatible with the zoning and uses of nearby
properties.
. The property in question is not suitable for the requested change to BI in
order to allow the development of a truck stop.
. The development within the subject tract may negatively impact the
SurroWlding properties and may harm the value of the nearby properties.
. It will have significant impact on the traffic conditions in the area along
Fairlane and may cause further delays along the feeder road of S.H. 146
to Barbour's Cut Blvd.. .
. Recommend to COWlcil approval of this rezone request #R04-005.
. Recommend to COWlcil denial of this rezone request #R04-005.
. Table this item for further consideration by the Commission.
~U18rtr A
.
.
Staff Report
Fairlane & S. B.146
Truck Stop
Zone Change Request #R04-005
May 20, 2004
Reouested by: Niranjan S. Patel & Ajay Jain c/o Bobby Grisham.
Reouested for: TR 1, Block 4, Nebraska Syndicate, Johnson Hunter Survey, Abstract No. 35
La Porte, Harris County, Texas
Locations: 700 Block of State Highway 146
Present Zonine:: General Commercial, GC
Reouested Zonine:: Business Industrial, BI
Backe:round: The subject 1.nlct is approximately 2.52 acres of land out of Johnson Hunter
Survey, La Porte, Harris County, Texas. The said property is bounded by
Fairlane to the north, S.H. 146 to the east, Bay Shore motel to the south, and
11th Street (a half paved street) to the west. The sketch plan shows that the
applicant seeks to develop a truck stop using primary access onto feeder road
of S.H. 146 and secondary access onto Fairlane. The land use surrounding
the site shows an empty tract to the north zoned for a PUD, an existing truck
stop to the east zoned BI, the motel to the south in a GC zone, and a
residential subdivision to the west zoned R-l, low density, single family.
The applicant seeks a rezone from General Commercial (GC) to Business
Industrial (BI).
Analvsis: In considering this request, Staff reviewed the following Comprehensive
Plan elements: Land Use, Thoroughfare System, Pedestrian Connectivity,
Utility Infrastructure, and Residential Development. The specific issues
considered are as follows:
Land Use -- Review of the City's Land Use Plan shows the subject tract
developing as general commercial uses along the western side ofS.H. 146.
With adjacent - tracts as single-family residential and PUD, general
commercial use is compatible. Section 106-441 Table A, Commercial
Uses, allows service stations (SIC 544) but specifICally excludes Truck
Stops. While the BI zone across S.H. 146 (a good buffer) is compatible to
the development of a truck stop, the adjacent residences to this site possibly
make this proposed rezone incompatible.
Conformance of a zoning request with the land use plan is one consideration
among several criteria to be considered in approving or denying a rezoning
.application. Other criteria may include:
~'HIBrr D
Zone Change #R04-o05
P & 1. (5/20/04)
Page 2 of3
Conclusion:
.
.
. Character of the surrounding and adjacent areas;
. Existing use of nearby properties, and 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 conside{8tions;
. Extent to which the designated use of the property would harm the value
of adjacent land use classifications;
. Extent to which the proposed use designation would adversely affect the
capacity or safety of that portion of the road network influenced by the
use;
. Extent to which the proposed use designation would permit excessive air
pollution, water pollution, 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.
Transportation - The tracts in question gain primary access along the
feeder of S. H. 146 with two driveways and a secondary access on Fairlane
with one drive. While S.H. 146 sustains heavy truck traffic, Fairlane is a
primary drainage channel and is not paved to support heavy use. Repeated
truck use would cause maintenance issues. To the west, Uth street has only
one lane paved and has approximately 8' of passage. This street primarily
serves the residential subdivision. It would be imperative to prevent any
heavy truck access. The traffic flow along the feeder of S.H. 146 may be
impacted with the truck stop so near the major intersection with Barbour's
Cut Boulevard.
Pedestrian Connectivity - A rezone to allow heavy truck traffic on
Fairlane would not be conducive to pedestrian access, stemming from the
residential subdivision or any activity the may develop in the PUD zone to
the north and west. Should general commercial activity begin to develop
along the western- ,Side of S. H. 146, a truck stop at this location would
impact pedestrian ~c.
Utilities - Water and sewer utilities are available to the site along 11 tit
Street.
Based on the above analysis, staff finds the requested change incompatible
with the zoning and uses of nearby properties. This stems primarily from the
residential subdivision to the west and the potential of development within
the PUD zone to the north and west of the proposed truck stop. The property
in question is not suitable for the requested change to BI in order to allow the
Zone Change #R04-005
P & Z (5/20/04)
Page 3 of3
.
.
development of a truck stop. The development within the subject tract may
negatively impact the surrounding properties and may harm the value of
nearby properties. Furthermore, it will have a significant impact on the
traffic conditions in the area along Fairlane and may cause further delays
along the feeder road off S.H. 146 to Barbour's Cut by the ingress and egress
of heavy truck traffic from the site.
In reviewing this request the Commission should consider the following:
. There was no apparent error in assigning the present zoning
designation to the tracts in question.
. There have been no changes in the area that warrant a change to the
zoning designation.
. The applicant's requested zoning may not conform to the present
zoning and nature of the surrounding properties.
. Furthermore, the requested change may not be compatible with the
goals and objectives of the City's Comprehensive Plan.
Actions avallable to the Commission are listed below:
. Recommend to Council approval of this rezoning request from GC to
BI.
. Recommend to Council denial of this rezoning request from GC to
BI.
. Table this item for further consideration by the Commission.
l'
.' r ... 1;
APIl-29-2004 TIIU 09:29 ~..
FAX Nq,.
p, 14
.
.,
'i
Dty.. .o"f:~LaP'orte
Esrablished 1892
. .
.APPLICATION FOR
ZONE ~GE.~QUEST.
).
o it -ooS-
,~-.:- 3 -- c? ~
~ ~ 7-3
--
. OffiCE USH QMLY:
fEE: (" 3 0 a.no
Application No.:.
Date Recaved:
. Receipt No..: .
. ...
I .
( ) Site Plan ( ) Minor Development Site Plan
( ) Major Developf.Ilcnt Site Plan . (). General Plan
. () Site Plans Submitted "'On
: Appliant's Name; _~..J ~'3 PrrV 5. f Ai t.: L
. .
. .
Address: "703'1 c;../fJ~J7~WtX)3> !Y1!~Jeh:. O{.en A '30- ?J fi'7 r
. SUc,..M'.~"r;g'i1?'-I2~. .~o.k!
Date: s- 3 - 0 '1 . . Slgna~re:
Owner's Name:
~ (7)71 F
Address:
Ph: ..
.... .
Property Legal bescrivtion:.
I {C) See Attached
. ,J : . .
. I AM THE OWNER OF niB HE,\U:IN DESCRIBED PROPERTY AND NlfllWV\1A-t\1
~A-rE-L or ISAUTHORIZED.TOFILETIllS APPUCATIONONMYBEHALF.
Bobby Grisham . .. u.. _ . /? .
Date: 5/3J04. ... Signature: .~~
Zone: .. GC . . . . Requested Zone Change: B 1
(' -.~
SIC No:
Proposed Usage:
Truck. Stop.
OFFICE USE ONLY
.. . J ~
1) Planning & Zoning: (a) Preliminary Meeting M
(b) Public Hearing/Mtg. -
. RCcomm~datiol): .
Applicant Nolified of Date(s): ( ) .1st Mtg..
Adjoining Property Owners Notified: "..
. .. r,..
( } 2nd Mtg.
I
2) City Council: (a) Regular Meepng -
.. (b) .Public Hc:ar.ing/Mtg. -
Approved () . Adopted by Amendment Ord. #1501 -
. Denied () . rl'\ n".. 11 ;.~ . I., r',..... T"'C;J~ :;-7:;i~.lll; . 171\\ .171.::1""
.....
6rl ~ I 3
: ~L!lnlm.T , .
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.
.
RECEIVED
A Meeting of the La Porte
MAY 1 2 2004
PLANNING DEPT. .
pl!11nninJ[ and Zonin&' Commission
(Type of Meeting).
Scheduled for
May 20-, 2004
(Date of Meeting)
to Consider .
Zone Chane'e Request #R04~5
(Type of Request)
I have received notice of the above referenced public he~g.
. .
I am in FAVOR of gmnting this request fur the following reasons:
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Fairlane Truck Stop
Special Conditional Use Permit
#SCU04-005
Exhibits
A. Commission's Action Request
B. Aerial Map
c. Zoning Map
. D. Staff Report
E. Application
F. Draft SCUP
G. Public Notice Responses
H. Sketch Plan
Special Conditional Use .it #SCU04-005
Planning and Zoning Commission
May 20, 2004
.
A Iicant
Present Zonin
Proposed Zoning
Acreage to be Rezoned
Surrounding Zoning
Summary:
Recommendation:
Actions required by
the Commission:
700 Block of State Hi hwa 146
TR 1, Block 4, Nebraska Syndicate, Johnson
Hunter Survey, Abstract No. 35, La Porte,
Harris County, Texas.
A.a JainIBobb Grisham
General Commercial G
Business Industrial (HI)
2.5200 acres
North Planned Unit Development (POO)
East S. H. 146 & BI
South General Commercial (GC)
West Low Densi Residential -1
Commercial.
Truck Sto
This action is subsequent to the approval of a zone change request from General
Commercial (GC) to Business Industrial (BI) submitted by the applicants and acted
upon by the Commission earlier.
. . The applicant is requesting a Special Conditional Use Permit to allow a trock stop.
. The tract is bounded by Fairlane to the north, S.H. 146 to the east, Bay Shore motel
to the south, and 11th Street (a halfpaved street) to the west
. Commercial Uses allow service stations (SIC 544) but specifically excludes Truck
Stops.
. The specific use is unlisted in the Code of Ordinances. Hence, it is considered to be
a Conditional Use.
. The adjacent properties to the west of this site are residences (La Porte Temce
Subdivision) zoned Low Density residential.
. The traffic flow along the feeder of S.H. 146 may be impacted with the truck
stop so near the major intersection with Barbour's Cut.
. The proposed development should have an adverse impact upon the
infrastructure.
. The impact upon the public health, safety, and welfare of the City could be
significant (e.g. increase in noise and air pollution near residential development).
Staff recommends denial of the Special Conditional Use Permit request #SCU04-005.
If the Commission favorably consider the request, staff recommend with the
following conditions:
I. The site is constructed with sound barriers to the west and south portions of the
perimeter adjacent to the residential neighborhood and existing moteL
2. The site be heavily landscaped along areas adjacent to residences and existing
businesses to further isolate truck activity.
3. Truck traffic is prohibited from using 11th Street.
4. The developer is responsible for upgrading that portion of Fair lane Street adjacent to
his site to the standards necessary to support heavy Truck traffic; and subject to the
approval of the City's Supervising Engineer.
5. Drainage to be planned to have a net zero effect for stonnwater runoff for
swrounding areas and mitigate any sheet flow or drainage corridor issues to the
satisfaction of the City's Supervising Engineer.
6. That no driveway be closer than 40' to the intersection of S.H. 146 and Barbour's
Cut. The City is to be furnished with a copy of approved driveway permits issued
by TxDOT to ensure they meet TxOOT standards.
7. The developer is responsible for connectivity (sidewalks) with the motel and along
N. lIth and Fairlane Streets.
8. A minor development site plan prepared in accordance with the requirement of City
Ordinance 1444 and approved by the City.
Recommend to Council approval of this SCUP
Recommend to Council approval of this SCUP with additional conditions.
Recommend to Council denial of this SCUP.
~HUfJrr. A
.
.
StatTReport
Reauested by:
Reauested for:
Locations:
Present Zonine::
Reouested Use:
Sacke:round:
Analvsis:
Fairlane & S.H. 146
Truck Stop
Special Conditional Use Permit #SCU04-005
May 20, 2004
Niranjan S. Patel & Ajay Jain c/o Bobby Grisham.
TR 1, Block 4, Nebraska Syndicate, Johnson Hunter Survey, Abstract No. 35
La Porte, Harris County, Texas
700 Block of State Highway 146
General Commercia~ GC
Truck Stop
Taking this action is subsequent to the approval of a zone change
request from General Commercial (Ge) to Business Industrial (BI)
submitted by the applicants. The requested use for this SCUP is
excluded in a Ge zone by Section 106-441. Table A. Commercial Uses.
The subject tract is approximately 2.52 acres of land out of Johnson Hunter
Survey, La Porte, Harris County, Texas. The said property is bounded by
Fairlane to the north, S.H. 146 to the east, Bay Shore motel to the south, and
11th Street (a half paved street) to the west. The sketch plan shows that the
applicant seeks to develop a truck stop using primary access onto feeder road
of S.H. 146 and secondary access onto Fairlane. The land use surrounding
the site shows an empty tract to the north zoned for a PUD, an existing truck
stop to the east zoned BL the motel to the south in a GC zone, and a
residential subdivision to the west zoned R-l, low density, single family.
In considering this request, Staff reviewed the following Comprehensive
Plan elements: Land Use, Thoroughfare System, Pedestrian Connectivity,
Utility Infrastructure, and Residential Development. The specific issues
considered are as follows:
Land Use -- Review of the City's Land Use Plan shows the subject tract
developing as general commercial uses along the western side of S.H. 146.
With adjacent tracts as single-family residential and PUD, general
commercial use is compatible. Section 106-441 Table A, Commercial Uses,
allows service stations (SIC 544) but specificoJIy excludes Truck Stops.
While the BI zone across S.H. 146 is compatible to the development of a
truck stop, the adjacent residences cause several specific conditions to be
examined for this site:
. The activity from a typical tuck stop will have an adverse impact on
the adjacent residential neighborhood(e.g. noise and.light).
~XHI8fI' D
.
.
Special Conditional Use #SCU04-005
P & Z (5120/04)
Page 2 of3
. Where S. H. 146 forms a natural barrier between the existing truck
stop on the east side of the highway and the residential subdivision
to the west, there is no such barrier with the proposed site.
Consideration must be giyen to a heavy landscaping screen and
possibly a sound deadening barrier for the proposed site to shield the
truck activity from the adjacent homes and the existing motel.
Streets - The proposed development is located off the intersection of the
feeder road exiting S.H. 146 and Barbour's Cut. The property is also
bounded by Fairlane and 11th Streets. Neither of the latter streets can sustain
heavy truck traffic.
Traffic Analysis: The proposed truck stop currently has two driveways
planned for the feeder road off S.H. 146 and one driveway situated on
Fairlane. Fairlane, in order to be used by trucks would require a
significant upgrade in paving. Also adjacent to the site is 11th Street.
This street has only one lane paved (the western-most lane adjacent to
the residential neighbor) and in the interest of safety, must be prohibitive
to truck traffic. The site is situated on the major feeder road off S.H. 146
where trucks are exiting a relatively short distance to access Barbour's
Cut. Generally, trucks will be turning left at the intersection. Given the
two proposed driveways mentioned, the ingress and egress of trucks
from the service stop would have a profound impact on the flow of
traffic exiting S.H. 146 en route to Barbour's Cut. The truck stop,
bounded in the south by a motel, has no access directly to Barbour's Cut
and must direct all of its traffic to the feeder road ofS.H. 146. The result
could be severe congestion.
Topography - This area is relatively flat and stable and should not be an
obstacle to this type of development.
Density - The proposed truck stop, with the significant increase in activitx
and traffic densities, would have a negative impact to the homes along 11
street.
Utilities - There are sufficient water distribution facilities along 11 th Street to
supply potable water and fire protection to this proposed project. Sanitary
sewer service is readily available to this site.
Drainage - This project would add a significant amount of storm runoff due
to an increase in impervious cover (pavement). Particular attention must be
paid to the impacts of stormwater runoff effects on the residential
neighborhood and the drainage corridor represented by Fairlane. Also,
.
.
Special Conditional Use #SCU04-005
P & Z (5120/04)
Page 3 of3
unchecked runoff would have a negative impact on the feeder road and
intersection of Barbour' s Cut.
Recommendation: Based on the above analysis, staff recommends disapproval of the Special
Conditional Use Permit #SCU04-005. Should the Commission favorably
consider the request, we recommend the following conditions:
1. The site is constructed with sound baniers to the west and south
portions of the perimeter adjacent to the residential neighborhood
and existing motel.
2. The site be heavily landscaped along areas adjacent to residences and
existing businesses to further isolate truck activity.
3. Truck traffic is prohibited from using 11th Street.
4. The developer is responsible for upgrading that portion of Fairlane
Street adjacent to his site to the standards necessary to support heavy
Truck traffic; and subject to the approval of the City's Supervising
Engineer.
5. Drainage to be planned to have a net zero effect for stormwater
runoff for surrounding areas and mitigate any sheet flow or drainage
corridor issues to the satisfaction of the City's Supervising Engineer.
6. That no driveway be closer than 40' to the intersection of S.H. 146
and Barbour's Cut. The City is to be furnished with a copy of
approved driveway permits issued by TxDOT.
7. The developer is responsible for connectivity (sidewalks) with the
motel and along 11th and Fairlane Streets.
8. A minor development site plan prepared in accordance with the
requirements of City Ordinance 1444 and approved by the City.
Options available to the Commission are:
. Recommend to Council approval of this SCUP.
. Recommend to Council approval of this SCUP with additional
conditions.
. Recommend to Council denial of this SCUP.
. Continue the public hearing at the Commission's next regular meeting to
allow further study of this item. This results in tabling any action on this
item.
· CITY.OF LA PORT.
APPLICATION FOR
omCE USE ONLY: . Fee: $300.00.
Application No.: tJ it.- r!J 0 S-
Date Received: .3 - 3 ; -() I.;
Receipt No.: 733 't I-~
Certified PlanS Submitted:
() General Plan .
( ). Mino.r Developement Site Plan
() Maior Develop. ment Site Plan'
(,;;'. ~
I') . PreliriJinary Plat:
PerSon Making R~quest:
nj~y ~~in/Rnhhy nrisham
. .
Mailing Address:
4650 Center Street
City IState:.
Deer Park, TX 77536
..Phone: 281-479-1400 .
BUSINESS NAl\1E:
.irisham-Tolar Properties, Inc.
. .
. PROPERTY ADDlttSS:
("nrnc:>r nr F~ir T.;::Inp ;::Inn 146
!-EGAL DESCRIPTION:
. ~J-l~ ~
See . ~urvev J
.
.Od-7":()~t:)- ODC;-OtJDI (~.~~.~)
SIC USE CATEGORY:
. . .
ZONE: Commercial
TYPE OF BUSINESS: Truck S-too
March .31, 2004
DATE
o~
OFFICE USE ONLY
Date of P & Z Public Hearing:
Date of City Council Meeting:
Recommendation: Y or N
Approved: Y or N .
.Zone: .
T~ application is :
Approved. ( )
Permit No.
. .J,)eni~d (.)
CLP JOB #
. (H Assigned Yet) .
Conditions:
. DATE.
.~-'.E
ZONING ADlVIINISTRA TOR
.
.
"Draft"
City of La Porte
Special Conditional Use Permit # SCU 04-005
This permit is issued to:
Aiay Jain (Bobbv Grisham)
Owner or Agent
4650 Center Street. Deer Park. TX 77536
Address
For Development of:
Fairlane Truck StoD
Development Name
700 Block of s.H. 146
Address
Legal Description:
TR 1. Block 4. Nebraska Svndicate. Johnson Hunter Survev
Abstract 35. La Porte. Harris County. Texas
Zoning:
General Commercial (GC)
Use:
Truck StoD
Permit Conditions:
1. The site is constructed with sound barriers to the west and south portions of the perimeter
adjacent to the residential neighborllood and existing motel.
2. The site be heavily landscaped along areas adjacent to residences and existing businesses
to further isolate truck activity.
3. Truck traffic is prohibited wm using 11 th Street.
4. The developer is responsible for upgrading that portion of FairIane Street adjacent to his
site to the standards necessary to support heavy Truck traffic; and subject to the approval of
the City's Supervising Engineer.
5. Drainage to be planned to have a net zero effect for stonnwater runoff for surrounding
areas and mitigate any sheet flow or drainage corridor issues to the satisfaction of the
City's Supervising Engineer. .
6. That no driveway be closer than 40' to the intersection of S.H. 146 and Barbour's Cut
The City is to be furnished with a copy of approved driveway permits issued by TxDOT.
7. The developer is responsible for connectivity (sidewalks) with the motel and along 11 th and
Fairlane S1reets.
8. A minor development site pIan prepared in accordance with the requirements of City
Ordinance 1444 and approved by the City.
9. The Developer shall comply with all applicable laws and ordinances of the City and the
State of Texas and design and construction comply with TxDOT standards.
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
aHIB.~l. F
.
.
A Meeting of the La Porte .
ptllnninJ[ and Zoni.nJ[ Commission
(fype of Meeting)
Scheduled for
May 2()., 2004
(Date of Meeting)
. to Consider
RECEIVED .
MA y 1.2 2004'
PLANNING DEPT.
Special Conditional Use Permit #SCU04-OOS
... . (fype of Request)
I have received notice of the above referenced public hearing.
I am in FAVOR of ~ting this reques~ for the following reasons:
. . I;';' OPPOSED ID pOng tmsa:quest &',.eli>llowiog "'"""'" $rU. ~ dd
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.
Home Porte Storage
Special Conditional Use Permit
#SCU04-006
Exhibits
A. Commission's Action Request
B. Aerial Map
C. Zoning Map
D. Staff Report
E. Application
F. Draft SCUP
G. Public Notice Response
H. Building Elevations
I. Sketch Plan
J. S. 16th Street Planning Area
.
.
Special Conditional Use Permit #SCU04-006
Plan~ing and Zoning Commission
May 20, 2004
Location of Proposed Change 1200 Block of SOuth 13m Street, between West K
& L Streets
Legal Description of Proposed Zoning Lots 1 thru 32, alleys and portions of street
rights-of-way, Block 1135, 1136, & 1137, Town of
La Porte
Aoolieant Randall Jones
Present Zonine General Commercial (Gel
Acreaee to be Rezoned 9.16 acres
Surrounding Zoning North General Commercial (GC)
East General Commercial (GC)
South General Commercial (GC)
West General Commercial (Gel
Land Use Commercial
Activity Proposed Mini-storaee. office warehousine
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 existing facilities are primarily commercial (offices, restaurants, drug store,
office supplies, medical center, grocery store, insurance company, and banks).
. To the south, the Planning and Zoning Commission and City Council have
approved the Texas Import/Export Park, which is restricted by both a
Development Agreement and covenants in an attempt to develop a well
planned, quality mixed-use developments.
. The subject tract abuts on South 13th Street (SO'ROW) which connects with
Fairmont Parkway with 100' ROW.
. The project as presented depends on the closure ofS. 14th and 15th Streets right-
of-way ~ West "K: and "L" Street.
. The overa1f area plans (TlEP, Taylor Bayou Watershed, and South 16th Street
Planning Area) have prompted regional detention for the undeveloped land
mass south of the Fairmont Parkway system.
. The overall impact on public services will be minimal.
Recommendation:
Staff recommends approval of the SCUP with the following consideration:
Action Required by the
Commission:
. SCUP#04-006 is specifically limited to the mini-storage/office warehouse, and
open storage will not be allowed.
· Issues related to undeveloped property to the east and the realignment of South
12th Street for drainage corridor or channel improvement and Park's trail system
will be liddressed by the developer as the project proceeds.
. The project as presented contains some architectural standards to provide
compatIbility with the surrounding commercial activities.
. . The specific use will not adversely impact the other properties nor significantly
diminish or impair property values within the immediate vicinity.
. Additional conditions on landscaping, heights of buildings and architectural
standards would be required.
. Recommend to Council approval of this SCUP with additional conditions.
. Recommend to Council denial of this SCUP.
. Table this item for further consideration by the Commission.
~~;vHttrf A.
...~ . . "'"
.
.
StatJ Report
May 20, 2004
Requested by:
Requested for:
Location:
Zonine::
Prooosed Use:
Backe:round:
Analvsis:
Home Porte Storage
Special Conditional Use Permit #SCU04-006
/.. .', .
Mr. Randall Jones
All lots in Blocks 1135, 1136, and 1137, alleys in these blocks, and jortion
of south 13111 Street R.O.W. between blocks 1135 & 1.136, south 14 Street
R.O.W. between blocks 1136 & 1137, south 12111 Street R.O.W. between
blocks 1134 & 1135, Town of La Porte, Harris County, Texas.
, 1200 Block of South 13th Street (South of Fainnont Parkway)
General Commercial (GC)
Mini-storage & office warehousing
The applicani is proposing a mini-storage & office warehousing on a 9.16
acre tract bounded by West 'K' Street (unimproved) on the north, and West
L Street (uniinproved) on the south, Block 1134 on the east and South 15th
Street R.O.W. (unimproved) on the west.
The property is zoned General Commercial (GC). Mini-Storage warehousing
(SIC #4225) is classified as a Conditional Use in GC zone. The reason some
uses are conditional in GC zones is that in certain instances the Commission
may feel that a use may be appropriate if further conditions are considered
on a case-by-case basis.
Staff reviewed this request using the Code of Ordinances Sections 106-216,
106-217 (pertains to SCUP), all applicable elements of the La Porte
Comprehensive Plan, and other previously approved plans for Texas
ImportlExport Park, 16111 Street Plan, and City's Bicycle & Pedestrian Trails
Plan as a guide. Considerations were given to the following issues:
. C~ of the surrounding and adjacent properties;
. Existing use of nearby properties, and the extent to which a land use
classification would be in hannony 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;
.~.D
Home Porte Storage
SCU04-OO6
Page 2 of4
.
.
. 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 Land Use Plan shows this area developing with
commercial uses. The existing land uses are primarily commercial (offices,
restaurants, drug store, office supplies, medical center, grocery store,
insurance company, and banks etc.)
To the south, the Planning and Zoning Commission and City Council have
approved the Texas Import/Export Park, which is restricted by both a
development agreement and covenants in an attempt to develop well
planned, quality mixed use developments. The property between TIEP and
this location is not restricted but was included in infrastructure planning of
this area.
Transportation - Staff notes that the subject tract abuts on South 13th
Street (80'ROW) which connects with Fairmont Parkway with 100' ROW.
The transportation system may accommodate the traffic and existing
properties may not be impacted by the proposed development. The
existing roads are adequate to support the said project and the proposed
development does not conflict with the Thoroughfare Plan. City Council
has asked staff to look at circulation in this area and for future
consideration of paving "L" S1reet with connection back to Fairmont
Parkway. It has been determined that 13th Street would be the connector.
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 along West K Street (unimproved ROW) with
existing manhole at the northwest comer of South 12th Street. On-site
detention is proposed for this site. The overall area plans (TIEP, Taylor
Bayou Watershed, and South 16th Street Planning Area) have prompted
regional detention for the' undeveloped land mass south of the Fairmont
Parkway system.
The projected pathway for this channel is between the 12th and 13th Streets
ROW. The City will eventually choose one of these ROWs for the storm
sewer/channel (drainage corridor) - and pedestrian path. The City has also
discussed with Harris County for this path as being available for increased
runoff from future paving projects on Fairmont Parkway. Staff believes it is
premature to close these paths at this time. There is a nuYor trunk sewer 24"
stubbed out at "K" and south 13th Street. This stub out is to provide for future
line south to serve the undeveloped areas. In addition, the realignment of S.
12th Street shall be required as the project proceeds to accommodate
drainage.
Home Porte Storage
SCU04-006
Page 3 of4
Conclusion:
.
.
At present, the area sheet flows from northwest to southeast. The
development requires on-site detention with the planned outfall currently
in the South 16th Street right-of-way to the south.
Open SpacelPedestrian Plan - The City's open space/pedestrian plan
promotes a north-south pedestrian way thru the proposed Texas
Import/Export Park and to this area via South 13th Street ROW to "K" Street
The property abuts commercial uses along Fainnont Parkway to the north
across West K Street, South 15th Street on the west, and South 12th Street on
the east. This is the most public face of the tract. Staff suggests that a
substantial portion of the facility's landscaping should be placed adjacent to
these streets. If approved, architectural standards coupled with the proposed
landscaping and setbacks should result in a facility that is attractive and
compatible with surrounding properties.
The project as presented depends on the closure of South 14th and 15th
Streets between West "K" and "L" Streets. For a variety of reasons presented
here, staff would not recommend the closure of South 13th Street and
propose that the developer improve South 13th Street to and through of his
property. In addition, the applicant has presented some rendering containing
architectural standards to provide compatibility with the surrounding
commercial activities. The specific use will not adversely impact the other
properties nor significantly diminish or impair property values within the
immediate vicinity.
Based on the facts and considerations presented above, staff recommends
approval of Special Conditional Use Permit #SCU04-006 with the following
conditions:
. The developer will work with the City to address the drainage corridor
and realignment of S. 12th Street right-of-way.
. Check the feasibility of locating detention basin close to the future
drainage channel.
. Additional landscaping shall be required along K Street right-of-way.
. South 13th Street should be extended to and through of the proposed
development.
. Utility extension or paved area over drainage corridor/easement will
be the responsibility of the owner/developer.
. Enhance the building f~e so that it blends with the existing
commercial to be architecturally and aesthetically pleasing.
. Rendering of the building f~ade shall be submitted to the Planning
and Zoning Commission for final approval of the site plan.
. The applicant shall file an application with the City to close alleys and
streets in Block 1135, 1136, and 1137. If successful, the property be
formally replatted.
Home Porte Storage
SCU04-006
Page 4 of 4
.
.'
. Detention basin shall be screened and landscaped in compliance with
required screening and landscaping provisions per Section 106-444(a)
of the Ordinance. Additional landscaping may be required to insure a
positive appearance if necessary.
. Provide an irrigation system to ensure that all landscaping and
screening is properly maintained by the owner/developer.
. Facility lighting shall be arranged as to reflect the light away from the
adjacent properties.
. Ensure that maximum lot coverage does not exceed 40%.
. This permit does not become valid until a 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.
. Table this item for further consideration by the Commission.
. CITY.OF LA PORT~
APPLICATION FOR
OFFICE USE ONLY:
Fee: $300.00.
. Application No.: 0 L; - 0.06
Date Received: 3- :JJ.-{)~
Receipt No.: l?-1-6~ .
Certified Plans Submitted:
() General Plan . .
( ) .. Minor J;>evelopement Site Plan
() Major l>evelopment Site Plan
. () Preliminary Plat
....
Person MakIng Request: . KA.,:)r.A1...J..... ~~E3"'3
. Mailing Address: . tc;c:tn <:> E..p~~ ~ oq;,o. ~.
City/Stilte: Y~o"..~- -,.,o-~"'"') .. . Phone:.28\-~"202.'5.
BUSINESS NAME:.. \-bf'r'"\e ~--r~ ..s;-~~ AtQ-oJ;>~l~5S. Ct.:)'Ve..
PROPERTY ADDRltSS:
loIS
. .
!EGAL DESCRIPTION: B~ \\~S.'..lcsir"5:. ,-~<.. J n~~ LoTs '-~"2..) U"37 '-~<.........
ZONE:
SIC USE CATEGORY:.
4-2.2-~
DATE
AGENT
TYPE OF BUSINESS:
. OFFICE USE ONLY
Date of P &" Z Public Hearing:
Recommendation:- Y or N
Date of Citj C~unciI Meeting: . .
Appr~ved: Y or N
Zone:
ThiS application is :
Approved' . ( ). . Denied ( )
. Permit -No~
CLP JOB #
(H. Assigned Yet) ...
Conditions:
..:::.vunall E
~~..:.
. DATE.
ZONING ADl\HNTSTRA TOR
"Draft"
.
,
City of La Porte
Special Conditional Use Permit # SCU 04-006
This permit is issued to:
Randall Jones
Owner or Agent
15910 Edaewood Dr. Houston. TX 77059
Address
For Development of:
Mini-storaae/office warehousina
. Development Name
1200 Block of South 13th Street. Town of La Porte
Address
Legal Description:
Lots 1 thru 32. allevs. and DOrtions of street riahts-of-wav.in
Zoning:
Blocks 1135. 1136. & 1137. Town of La Porte. Harris County
General Commercial (GCl
Use:
Permit Conditions:.
Mini-storaae/office warehousino
1. The developer will work with the City to address the drainage corridor and realignment of S. 12th Street
right-of-way.
2. Check the feasibility oflocating detention basin close to the future drainage channel.
.3. Additional landscaping shall be required along K Street right-of-way.
4. South 13th Street should be extended to and through of the proposed development.
5. Utility extension or paved area over drainage corridor/easement will be the responsibility of the
owner/developer.
6. Enhance the building ~ade so that it blends with the existing commercial to be architecturally and
aesthetically pleasing.
7. Rendering of the building ~ade shall be submitted to the Planning and Zoning Commission for final
approval of the site plan.
8. The applicant shall file an application with the City to close alleys and streets in Block InS, 1136, and
1137. If successful, the property be formally replatted.
9. Detention basin shall be screened and landscaped in compliance with required screening and landscaping
provisions per Section 106-444(a) of the Ordinance allowing additional landscaping to insure a positive
appearance if required. .
10. Provide an irrigation system to ensure that all landscaping and screening is properly maintained by the
owner/developer.
II. Facility lighting shall be arranged as to reflect the light away from the adjacent properties.
12. Ensure that maximum lot coverage does not exceed 40%.
13. This permit does not become valid until a Development Site Plan is submitted to the City; reviewed and
approved in accordance with the requirements of the Development Ordinance.
14. The Developer shall comply with all other applicable laws and ordinances of the City of La Porte and the
State of Texas.
Failur~ 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
.'a.~~I}-UBnr F
I...
.
.
A Meeting of the La Porte
May zo., 2004
(Date of Mee~g)
. RECEIVED.
MAY 1 2 2004 .
PLANNING DEPT.
planning and Zoning Commission
(type of Meeting)
Scheduled for
to Consider
Special Conditional Use Permit #SCU04-006
(type of Request)
- ~ ha~e received notice of the. above referenced publi~ hearmg. _
~ in FAVOR .of ~ting this .requ~st for th.e followm"g reasons: - _
~~~:~:~~~dL6Y d1~;jlY/7
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. I am OPPOSED to graining this .reque~t for the following reasons:
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City, State, Zip~J
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A Meeting of the La Porte
pl11nnin2 and Z~ Commission
(fype of Meeting)
Scheduled for
RECEIVED
MAY 1 2 200f
. PLANNING DEPT.
May 2()., 2004
(Date of Meeting)
to Consider .
Special Conditional Use Permit #SCU04-006
(fype of Request)
0" have received notice of the above referenced public hearing. .
t~.~ in FA vpa of gmn~g thi~ request fo~ the. following reasons:
Il SZLe. e--LLd-' . Ii ~1~L~.L~~ ) /C0 ./ ~
. .
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I am OPPOSBD to ~ting this. request for the following reasons:
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. City. State, Zip
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to Consider
SpecUi1 Conditional Use Permit #SCU04-006
. crype of Request)
. v'i'have received noti~e of the. a~~e. referenced public hearing.. ."
/ . . . .. .
vI ~ in:FAVOR.<?f ~ting this request for the following reasons: .
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I am OPPO~BD to granting this reqUest for the following reasons:
. .
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.
Bayforest Ranch
Special Conditional Use Permit
#SCU04-007
(Amendment to #SCU03-002)
Exhibits
A. Commission's Action Request
B. Aerial Map
C. Zoning Map
D. Staff Report
E. TIRZ Board Letter to Council
F. Application
G. Draft SCUP
H. Public Notice Response
I. Conceptual Plan
J. Site Plan #1 with pictures
K. Site Plan #2 with pictures
Special Conditional Use .it #SCU04-00;
Amending SCU #C)j.OO2
Planning and Zoning Commission
May 20, 2004
.
Present Zonin
Designated Area
Acreage
Surrounding Zoning
(POO)
(POO)
(POO)
(POO)
Summary:
· The subject property is located at the northeast comer of McCabe
Road at SH 146 adjacent to Bay Forest Golf Course.
· The said parcel of land is a part of previously approved General
Plan and SCUP for the La Porte Golf Course Community.
· The applicant is proposing 100 single-family homes for rental, aka.
"Bayforest Ranch" a project funded by the housing tax credit
(proposed).
. The current project is not consistent with the Special Conditional
Use Permit #SCU03-002 recommended earlier by the Planning and
Zoning Commission and approved by City Council.
· To consider this project, the applicant is seeking an amendment to
the SCU#03-002 and General Plan approved earlier. As such, the
entire Golf Course Community may be reconsidered.
· The previous SCUP and General Plan was approved with
underlying land use as multi-family development (apartments). The
intended development is a deviation of the approved General Plan.
· This development has added alleys and, therefore, a deviation to
allow 50' ROWs was made. All proposed streets are private.
· Only the land use and general layout should be considered as it
pertains to the entire project.
Recommendations:
. While, the project is not consistent with the Special Conditional Use
Permit #SCU03-002 and General Plan, staff recommends its
approval as a reasonable project with stated conditions.
· Should the Commission favorably consider the request, staff
recommends approval of the Special Conditional Use Permit
#SCU04-007 (an amendment to SCU03-002) with the conditions
listed in the draft SCUP (please see attached).
Actions required by
the Commission:
· Recommend to Council approval of SCUP #04-007 with and an
amendment to the General Plan with additional conditions. This action
will be amendment to previous SCUP#03-OO2.
· Recommend to Council denial of SCUP#04-OO7 and amendment to
the General Plan.
. Table SCUP#04-007 and the amendment to the General Plan.
· The Commission may also continue the public hearing to a future
meeting.
SHm~nr A.
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Staff Report
May 20, 2004
Bayforest Ranch
Special Conditional Use Permit #SCU 04-007
Reouest:
Reouested By:
Reouested For:
Present Zonine::
Reouested Use:
Backe:round:
Approval ofa Special Conditional Use Permit (SCUP) for a loo-units multi-
family development. (freestanding individual rental units) This request is an
amendment to the existing SCUP #03-002 and General Plan approved for
this site.
Hettig Management Corp. and Arete Real Estate & Development Corp.
15::1: 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 Highwayl46 and the Bay Forest Golf Course. While this 15+ acres is
being requested as an amendment, the entire project is open for
reconsideration. This property is located at the northeast comer of McCabe
Road at SH 146. It is bounded on the east by the Bay Forest Golf Course.
On the north, it is adjacent to the La Porte Golf Course Community, a
proposed single-family residential development on approximately ISO acres
surrounding Bay Forest Golf Course.
Planned Unit Development (PUD) with a previously approved (10/13/03).
. General Plan
. SCUP #03-002 for multi-family with density and driveway access to be
determined by a future development agreement.
Multi-Family Residential Development (100 freestanding individual units).
During the presentation the Commission may hear comments/positions taken
that the City's definitions of multi-family do, and/or do not prevent the
proposed 100-unit (freestanding) multi-family units from being defined as
multi-family and thus allowable under the existing SCUP. Since this is a
new concept for this City, the Staff focused on the merits of the concept
presented and not on the definitions of multi-family development. This
project is not, per se, defined within the current ordinance.
In staff's opinion, this project requires this new/amended SCUP because it
does not resemble the materials and proposed project presented to the
Planning and Zoning Commission and City Council when the existing
General Plan and previous SCUP were approved.
The developer (Arete) submitted a General Plan and Special Conditional Use
Permit SCU#03-002 for ::1:150 acres located at SH 146 just south of the
Baypoint Townhomes and west of the Bay Forest Golf Course. The General
Plan proposed single-family residential, multi-family residential, and
neighborhood commercial uses within the Planned Unit Development zoning
district (PUD). At the Planning and Zoning Commission's August 27,2003,
~H~~n[ D
Bayforest Ranch
SCU04-o07
May 20, 2004
Page 2 of6
Analvsis:
.
.
meeting, a public hearing was held During the public hearing, the Baypoint
Townhomes residents questioned the extension of Sth Street through their
neighborhood into the proposed development. In addition, the residents
submitted a petition against the extension of S. Sth Street.
During their September IS, 2003, meeting, the Commission recommended
approval of the General Plan and SCUP with a number of conditions:
City Council, at their October 13,2003, meeting, approved the General Plan
and Special Conditional Use Pennit #SCU03-002 with one amendment
removing the connection to Sth Street. The pennit conditions for land use
allowed multi-family development on this site. The approved SCUP stated
the development agreement shall determine densitY and driveway access.
Recently, the Bayforest Ranch Ltd. applied for Housing Tax Credit with the
Texas Department of Housing and Community Affairs. This proposed
development will consist of 100 single-family homes for rental which was
not a part of the original submittal or approved General Plan and SCUP.
These homes would be built on approximately 15 acres, which is the subject
of this application.
Section 106-659 of the Code of Ordinances establishes the following criteria
for review of development projects within a PUD zoning district:
. Land Uses - Review of the City's Land Use Plan indicates this area was
envisioned as developing as low density residential with a mixed
commercial use. As per the approved General Plan, the multi-family
development section consists of 15 acres and a 1.5 acre tract as reserved
for commercial development. The proposed project is now single-family
(freestanding) homes for rental and the commercial reserve is restricted
to approximately 1.2 acres along McCabe Road. The intended
development is a deviation of the approved General Plan for La Porte
Golf Community and it is not in compliance with the earlier pennit
conditions.
. Streets, Access, & Layout - The layout shows private streets with
50'rights-of-way with 2S' paved streets and 20' paved alleys to allow
rear access to the home sites. One point of access is shown along
frontage road of SH 146 and another along McCabe Road. In addition,
the Development Ordinance requires that the design and construction of
private streets be identical to the public streets. The homes sites are laid
out on a zero lot line concept.
. Utilities - There are sufficient water distribution facilities along frontage
road of SH. 146 and McCabe Road to supply potable water and fire
protection to this proposed project. Currently, sanitary sewer service is
Bayforest Ranch
SCU04-007
May 20, 2004
Page 3 of6
.
.
not available to this site. However, the City's master sewer plan for the
area has been provided to the developer's consultant. Per the SCUP and
Development Agreement, future approvals of the plats and construction
drawings will need to be in accordance with this plan or agreed
modifications. This may affect the general layout shown.
. Drainage - The proposed development lies within the Taylor Bayou
Watershed and TIRZ #1. The channel improvements cannot directly
receive stormwater runoff from this development. The City of La Porte
has a master drainage plan for the Taylor Bayou watershed that was
performed by Civil Tech last year and has been accepted by the City.
This master plan calls for regional detention for this area north of
McCabe Road. The proposed layout should show detention within the
site. If approved, this project and the entire General Plan will need to
conform to the principles and findings of the Taylor Bayou Watershed
Plan.
. Parks and Open Space - The plan shows several pocket parks and
open spaces in and around the proposed development. If approved, the
City's Parkland dedications will apply. Since the parks are small and
spread out, consideration of partial credit may apply. In addition to the
passive park/detention areas, the development proposal. should include
in its deed restrictions that these areas are private and maintenance
would be the responsibility of the Homeowner Association.
. Safety & Maintenance Issues - Staff analyzed the nature of this new
development, evaluated pros and cons associated with this kind of
development, and impact to the community. Overall density may not be
an issue, but the main concern. is safety and welfare of the public. This
kind of development with single-family leased dwellings in a vacant
status invites vandalism and other crimes due to the relative far
proximity of the dwellings when compared to apartments. When
apartments are vacant; control, security and observation are still
centralized. An increase in traffic and number of parked cars in the
development may contribute to the difficulty of monitoring the safety
of the development. In addition, public services will be difficult to
maintain in the area. A security plan must be submitted for review.
. Miscellaneous Issues - In this location and surrounding area, the
Commission and the TIRZ have promoted development of a character
and type that exceeds the typical development seen in the community.
.:. There was some consideration when the Commission and
Council approved the previous SCUP allowing multi-family
units where the Land Use Plan and Comprehensive Plan
.
.
Bayforest Ranch
SCU04-007
May 20, 2004
Page 4 of6
Update promoted single-family development. This was based
on presentation of a higher-end multi-family complex with
market driven rates. Additionally, the present SCUP provides
for an acceptable density arranged on a zero lot line concept.
.:. The developer previously stated that the perimeter landscaping
along SH146 and the drainage channel would equal that
proposed for the SH146 boundary of the Golf Course
Community. The general layout is not complete.
.:. If the Commission considers this project (or other freestanding
units), staff suggests that they meet the standards of our zoning
and development ordinances to match the character of the
adjacent development.
.:. Harris County Housing Authority has stated they may
participate in this proposed project financially and possibly
become an owner. This may further complicate long-term
management issues beyond the life of the tax credit program.
.:. No covenants or restrictions were proposed to take care of
short or long-term management and maintenance issues. (If
received, the Tax Credit Program does require certain
protections that eventually expire)
Recommendation: While the project is not consistent with the Special Conditional Use Pennit
and General Plan' recently approved by both the Planning and Zoning
Commission and City Council, through weeks of coordination meetings and
staffing we believe that it is now a reasonable project. If the Planning and
Zoning Commission wishes to consider this Special Conditional Use Permit
request, staff suggests the following conditions as a minimum be considered:
. Allow only this development design near McCabe & SH 146. The
development is restricted to 100 units based on Single family
special lot line (e.g. 0 lot line) parameters in City Code of
Ordinances 106-333. The Developer's Agreement could
determine driveway access on S.H. 146 and McCabe Road.
. Enlargement or use of a commercial tract will be determined when
the Development Agreement is created.
. Any developer redesign of the current layout of street rights-of-
way and building setbacks for the entire Golf Course Development
and Bayforest require prior approval..
. Future approval of the plats and construction drawings will need to
be in accordance with the master sewer plan for south La Porte or
agreed modifications.
. This project and the entire General Plan will need to conform to
the priniciples and findings of the Taylor Bayou Watershed Plan.
Bayforest Ranch
SCU04-Q07
May 20, 2004
Page 5 of6
.
.
. The City's Parkland dedications will apply. The consolidation or
only partial credit maybe considered for the dispersed parks. In
addition to the passive park/detention areas should include the
deed restrictions that these areas, buildings, lawns, clubhouse, open
spaces and appropriate adjacent lands are private and maintenance
would be the responsibility of the Homeowner Association.
. Agreements for the provision of public services within this complex
will need to be made between the City and the owner/developer.
. The perimeter landscaping, pedestrian paths, or sidewalks along
SH 146 and the drainage channel for Bayforest would equal that
proposed for the SH 146 boundary of the Golf Course Community.
. Construct a sound barrier wall between the entire Golf Course
Community and Bayforest developments & S.H. 146.
. Ensure pedstrian access to trails system from within the development
without entering McCabe Road ROW or S.H. 146.
. Return with the Development Agreement, plat, deed restrictions
etc. refirming and resolving the stated conditions.
. The applicant must secure a maintenance bond, according to the
City's multi-family provisions, or seek an approved alternate.
. If current or future owners are a qualified 501c(3) or a
governmental body, agree to payments in-lieu of taxes for all
taxing jurisdictions.
. Covenant that any change in ownership in the future to a qualified
501 c (3) or another governmental unit be required to continue
payments in-lieu of taxes.
. City must be agreeable to the terms and conditions regarding payments
in-lieu of taxes including term and provisions for renewal.
. Covenant the creation of an Interest and Sinking Fund that
continues beyond the life of any financing or tax credit.
. Create a property owners association that is subject to and part of
the Homeowners Association created for the adjacent singe-family
development.
. Consider a mixture of 3 and 4 bedroom units v. 100 4-bedroom
units in consideration of the impact on LPISD.
. Comply with all applicable laws and ordinances of the City of La
Porte and the State of Texas.
. Construct an 8' minimum sight bearing fence around the
development.
. Architecture of units must be approved by the City of La Porte.
. Development requires alleys and rear access to garages and 50'
ROWs.
. Development requires landscaping of individual lots and tress in
rear yards of lot along McCabe Road and S.H. 146.
. Landscaping is required along the entire length of the development
bordering McCabe Road.
.
.
Bayforest Ranch
SCU04-007
May 20, 2004
Page 6of6
. Provide for school bus turnarounds and bus stops.
. Ensure that planned amenities (e.g. pool, parks, playgrounds and
equipment, clubhouse etc.) are constructed.
. Ensure that a system is in place to provide priority for La Porte
residents.
Options available to the Commission are as follows:
. Recommend to Council approval of SCUP #04-007 and of an
amendment to the General Plan with additional conditions. This action
being an amendment to SCUP #03-002 as it relates to this site only. If
approval is recommended, a draft SCUP is attached for the Commissions
consideration.
. Recommend to Council denial of SCUP #04-007 and the amendment to
the General Plan.
. Table SCUP #04-007 and the amendment to the General Plan.
. The Commission could also continue the Public Hearing to a future date.
.
.
City of La Porte
Established 1892
May 10, 2004
City of La Porte
Mayor Pro-Tern and City Council
The Tax Increment Reinvestment Zone Number One (TIRZ) Board authorized this communication
regarding the proposed Housing Tax Credit project within the TIRZ, known as Bayforest Ranch. The
intent is not to dissuade Council from the decision they believe is in the best interest for the entire
community. The Board only wishes to offer its perspective regarding the potential for development of
the TIRZ as a whole.
First, the Board is not in favor of the Bayforest Ranch Project. The Board shared the vision with City
Council, Planning and Zoning Commission (P&Z) and others that this area adjacent to the Bay Forest
Golf Course and along 8H146 be developed primarily as single-family housing of a type and character
not currently available. in La Porte. Also, the Board is not pleased with the way the City learned about
this project, its proposed financing and the potential for loss of tax revenue, compounded by its location
within the TIRZ. The Board also discussed the goals of the project plan, the potential funding for other
public improvements and the lack of activity within the TIRZ. .
Current~y the resideJ.1tial development within this area of the TIRZ is dependent on the exchange of
properties between two owners/developers. This issue has already delayed development within the
TIRZ. Because of this situation the smaller 15 Ac. project, Bayforest Ranch, is delaying the larger 155
Ac. Development, Lakes at Fairmont Greens, which meets the goals of the TIRZ and the previous
approvals of P&Z and Council. The Zone is a1~ady 4 tax years into. its 30-year life without any
development taking place. Ev~n if approvals are received this summer, improvements would not be on
the ground prior to January 1, 2005 and another tax. increment year is lost.
While the Board made it clear it is not in favor of this project, they eventually ~ook a stance of
neutrality and ask Council to consider the same if the developer meets further conditions. This stance
is partly due to the developer's forward movement on. improving the proposed product since it was
first introduced.
The additional conditions discussed. by the Board are:
· Payments in-lieu of taxes
o If current owner or future owners are a qualified 501c(3) or a governmental body,
agree to payments in-lieu of taxes for all taxing jurisdictions
o Harris County Housing Authority, by Board action, agrees to the same if they become
owner.
o Covenant that any change in ownership in the future to a qualified 501c(3) or another
governmental unit be required to continue payments in-lieu of taxes
o Other agreeable terms and conditions regarding payments in-lieu of taxes including
term and provisions for renewal
604 W. Fairmont Pkwy. · La Porte, Texas 77571 · (281) 471-5020
.~H~E
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.'
e:
· Additional Covenants
. 0 Covenant the creation .of an Interest and Sinking Fund that continues beyond the life of
any financing or tax credits .
o Create a property oWners association that is subject to and part of the Homeowners
Association created for the .adjacent single-family development
o Covenants regarding maintenance and upkeep of buildings, lawns, clubhouse, open
spaces, and appropriate adjacent lands
· Provide a different mix of units offered
o Consider a mixture of 2, 3 and 4 bedroom units vs. 100-4 bedroom units to reduce new
student impact on LPISD
· Provide a system that gives priority to existing La Porte residents
· Any other provisions established by the P&Z and City Council during the approval process
Again, we understand that the Council has to consider a number of issues regarding the Housing Tax
Credit projects proposed in our City. Our intent is to provide input only for this. project within the
TIRZ and we certainly respect any position the Council establishes.
Sincerely,
.~p~
Alton Porter
Chairman of the Board
AP/ml
c: TIRZ/Redevelopment Board of Dfrectors
Debra B. Feazelle, City Manage~
John Joerns, Assistant City Manager .
Cynthia Alexander, Assistant City .Mana~er
..:-- .
. .
C1TY: (jF:LA.POR~. .
. ... . ~P~I~A~O~r ~OR. ...
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. '.. Rec~pt No.~ . f/Lt 0 67
. . . . . OFFICE ~SE . ONLY: . Fee~ . 5300.00 . . .
.. Certified Plans..SnQmitted:
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"Draft"
City of La Porte
Special Conditional Use Pennit # SCU 04-007 AMENDING SCU 03-002
This permit is issued to: The Hettia Manaaement COrD. and Arete Real Estate COrD
Owners
340 N Sam Houston Parkwav East. Suite#140 Houston. TX 77060
Address
5325 Katy Freeway Suite #1 Houston. TX 77007-2257
Address
For Development of:
ProDosed Bavforest Ranch and Amendment to SCU #03-002
Development Name
Located at SH 146 north of McCabe Road
Address
Use:
20 acres of land beina located in the W.P. Harris Survey. A-30
City of La Porte. Harris County. Texas
Planned Unit DeveloDment (PUD)
Multi-family residential (Stand Alone Units)
Legal Description:
Zoning:
Permit Conditions:
1. Allow only this development design near McCabe & SH 146. The development is restricted to
100 units based on Single family special lot line (e.g. 0 lot line) parameters in City Code of
Ordinances 106-333. The Developer's Agreement could determine driveway access on S.H.
146 and McCabe Road.
2. Enlargement or use of a commercial tract will be determined when the Development
Agreement is created.
3. Any developer redesign of the current layout of street rights-of-way and building setbacks for
the entire Golf Course Development and Bayforest require prior approval..
4. Futw'e approval of the plats and construction drawings will need to be in accordance with the
master sewer plan for south La Porte or agreed modifications.
5. lbis project and the entire General Plan will need to conform to the priniciples and findings of
the Taylor Bayou Watershed Plan. Proposed drainage plan must be approved by the City.
6. The City's Parkland dedications will apply. The consolidation or only partial credit may be
considered for the dispersed parks. In addition to the passive park/detention areas should
include the deed restrictions that these areas, buildings, lawns, clubhouse, open spaces and
appropriate adjacent lands are private and maintenance would be the responsibility of the
Homeowner Association.
7. Agreements for the provision of public services within this complex will need to be made
between the City and the owner/developer.
8. The perimeter landscaping, pedestrian paths, or sidewalks along SH 146 and the drainage
channel for Bayforest would equal that proposed for the SH 146 boundary of the Golf Course
Community.
9. Construct a sound barrier wall between the entire Golf Course Community and Bayforest
developments & S.H. 146.
..le.iI' G
.
.
10. Ensme pedstrian access to trails system from within the development without entering McCabe
Road ROW or S.H. 146.
11. Return with the Development Agreement, plat, deed restrictions etc. refirming and resolving
the above conditions.
12. The applicant must secme a maintenance bond, according to the City's multi-family
provisions, or seek an approved alternate.
13. If current or future owners are a qualified 501c(3) or a govemmental body, agree to payments
in-lieu of taxes for all taxing jurisdictions.
14. Covenant that any change in ownership in the future to a qualified 501 c (3) or another
govemmental unit be required to continue payments in-lieu of taxes.
15. City must be agreeable to the terms and conditions regarding payments in-lieu of taxes including
term and provisions for renewal.
16. Covenant the creation of an Interest and Sinking Fund that continues beyond the life of any
financing or tax credit. .
17. Create a property owners association that is subject to and part of the Homeowners Association
created for the adjacent singe-family development.
18. Consider a mixture of 3 and 4 bedroom units v. 100 4-bedroom units in consideration of the
impact on LPISD.
19. Comply with all applicable laws and ordinances of the City of La Porte and the State of Texas.
20. Construct an 8' minimum sight bearing fence around the development.
21. Architecture of units must be approved by the City of La Porte.
22. Development requires alleys and rear access to garages and 50' ROWs.
23. Development requires landscaping of individual lots and tress in rear yards of lot along
McCabe Road and S.H. 146.
24. Landscaping is required along the entire length of the development bordering McCabe Road.
25. Provide for school bus turnarounds and bus stops. .
26. Ensme that planned amenities (e.g. pool, parks, playgrounds and equipment, clubhouse etc.)
are constructed.
27. Ensme that a system is in place to provide priority for La Porte residents.
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
.. .
A Meeting. of the La Porte
RECEIVED
. MAY. 11 2004
.. .
.. PLANNING DEPT.
pll1nninr and Zonina' Commission
(Type of Meeting)
Scheduled for .
May 2()., 2004
.(Date of Meeting)
to Consider
Specisl Conditional Use Permit #SCU04-007
. . ~y'pe of Request) ..
I have received notice of the above reference~ public hc;lUing. ... .
I ~ inF~ VOR ~f ~t:i.O.~ ~s ~equest fur the following reasons:
: I am OP~OSE~ to gran~g this request for the fullo~ reaso~:.
:..._~~_H (!,O ,,1 ~lj- De Rtf-rtf..vJ fJr.y
. . Address .
~ E: fI: /?, I'l (Xl K 1z:. r {, 17 c; ltc.
City, State, P . . .
. .
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. Iffl"! ~.gfh vf~ - d~Pa4Z. ...
&:XIliRIOI. .
. . .....QD 1 if
..
.
RECEIVED
A Meeting of the La Ji>>orte
MAY 11 2004
planninjt and Zoning Commission
(fype of Meeting)
. PLANNING DEPT.
Scheduled for
May 2()., 2004
(Date of Meeting)
. to Consider
Special Conditional Use Permit #SCU04-007
. . (fype of Request)
.' ,
. I have received no~ce of the above [efe~ced public .hea~. . .
.: .. .~ injiA VQi'of ~~g this [~q~~st ~~ the fO~owing .[e~sons:. .. ... ... .
. .~~;8!~~~~~~~t
. ~~C~1l~J.; .. _~c.' )~;J 7-
. -I-A .j. ~.. .... . ;? ....
~.~. .. . .. -
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. ..
. I am OPPOS~D to granting this request fOr the fOllo~g reasons: ...
E/fvE.sr ~ Boun
Name (please print)
~bAi: (j? tEcnL.
Signature
10-/:3 '11w:~. /~~. ~C{_
. Address. . .
LA .PtJ~:TAJ.IX. 7'A..,71
.. . City, State, Zip
.
.
A Meeting of the La Porte
ptann;n2 and Zoni.n2 Commission
crype of Meeting)
Scheduled for
RECEIVED
MAY 1 2 2004
PLANNING DEPT.
May 20, 2004
(Date of Meeting) .
. to Consider
Special Conditional Use Permit #SCU04-007 .
crype of Request)
I have received. notice of the above ~efe~ced public hearing.
I ~ in FAVOR of gmnting this .request
. . ~
tJ
. .
.. .
. .".
. I am OP);'OsED to granting this. ~~quest ~r the following reasons:,
..;r7fr../:lljf~ .
J~IL!':;"P/77&' .7
. .. . City.. Stafe, Zip . .
.
.
La Porte self storage
Special Conditional Use Permit
#SCU04-008
Exhibits
A. Commission's Action Request
B. Aerial Map
.c. Zoning Map
D.~taff Report
E.. Application
F._ Draft SCUP
G. Public Notice Responses
H. . - Sketch Plan
.
.
Special Conditional Use Permit #SCU04-008
Planning and Zoning Commission.
May 20, 2004
Summary: .
.
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.
.
.
.
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Recommendation:
Action Required by the
Commission:
2915 N. 23 Street
Pt. of Richard Pearsall 113 Lea ue Abstract 625
William Thomas
General Commercial G , BI, & LI
2.14 acres
North General Commercial (GC), LI
East Business Industrial (BI)
South General Commercial (GC), BI
West General Commercial G
Commercial
Mini-stora e ex nsion
The applicant is requesting to expand the existing mini-storage facility by
paving 2.14 acres of an adjacent portion of site along Spencer Highway.
The mini-storage/warehousing is classified as a conditional use in GC zone.
The original pennit was conditional in a GC zone and limited to Phase I.
The subject property is just south of City's Public Works facility and
adjacent to UPRR.
The area is earmarked for commercial uses in the Land Use Plan.
The overall impact on public services should be minimal.
Streets/roads may have adequate capacity to handle the traffic generated by
this proposed development.
Expansion is in the vicinity of the site identified for the new Police Station.
Due to major commercial and light industrial nature of surrounding properties,
and adjacent to pipeline corridor, staff feels this type of development is
appropriate and may not harm the nearby facilities. Given the project's proximity
to Spencer Highway with overpass on UPRR., however, certain conditions should
be considered. If approved, the following conditions should be in place:
. The site is constnlcted with a 10' landscaping barriers to the eastern, western
perimeter and along that portion that abuts Spencer Highway. This landscaping
banier should be a mixture of trees and sight barring bushes and be able to
fulfill the intent of the banier from one (1) year after planting. The landscaping
plan must be approved by the City Staff.
. That the special conditional use pennit be approved only for phase n.
. The paved area provide a dust-free environment, the construction of which be
approved by the City's Supervising Engineer.
. Drainage to be planned to have a net zero effect for stormwater runoff for
surrounding areas and mitigate any sheet flow or drainage corridor issues to the
satisfaction of the City's Supervising Engineer.
. 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 applicable laws and ordinances of the
City and the State of Texas.
. Recommend to Council approval of this SCUP with conditions.
. Recommend to Council denial of this SCUP.
. . Table the item for further consideration by the Commission.
~HB8rr A
.
.
Staff Report
La Porte Self Storage
Expansion
Special Conditional Use Permit #SCU04-008
May 20, 2004
Reouested by:
Reouested for:
Locations:
Present Zonine::
Reouested Use:
Backe:round:
Analvsis:
WPT Properties, Ltd. (William Thomas)
2.14 acres, part of the Richard Pearsall 1/3 League, Abstract 625, La Porte,
Harris County, Texas
2915 N. 23M Street
General Commercial, GC, Light Industrial (LI), Business Industrial (BI)
Expansion of Self Storage Facility for Open Storage.
On 9-27-99, Pennit #SCU99-003 was issued to La Porte Self Storage in a
General Commercial Zone. The pennit was specifically limited to Phase I
(Mini-Storage Warehouse). The existing facility is primarily in a GC zone
with a portion (detention pond) within that part of the tract of land in a Light
Industrial (LI) zone.
The applicant seeks to expand the facility by paving 2.14 acres of an
adjacent portion of the site within that part of the tract that is in a Business
Industrial (BI) zone and abutting Spencer Highway to the south. The
purpose of the expansion is open storage for boats, RVs. etc.
The original permit was conditional in a GC zone and limited to Phase I.
Sec. 106-521 (a) Table A, Industrial Uses, states "All uses conditional in the
GC zone, except residential" are conditional use in all types of industrial
districts. This expansion represents Phase n and, therefore, requires a
special conditional use permit It should be noted that this facility is adjacent
to the City of La Porte Public Works Deparbnent and in the vicinity of the
site identified for the new Police Station at 23d Street and Spencer Highway.
In considering this request, Staff reviewed the following Comprehensive
Plan elements: Land Use, Thoroughfare System, Utility Infrastructure, and
Residential Development. The specific issues considered are as follows:
Land Use -- Review of the City's Land Use Plan shows the subject tract
developments spanning general commercial and industrial uses. While no
structure is planned, the use of the land requires conditional permit.
Surrounding uses include GC to the west and south, BI to the south, and LI
to the east and north. No residential uses are present. The intended use of
the proposed ~te is compatible with surrounding zones. We recommend
that given the nature of the intended use, a 10' landscaping screen be
constructed along the eastern and western portions of the tract intended for
open storage, and a 10' landscaping buffer along the boundary abutting
Spencer Highway
:XH_D
.
.
Special Conditional Use #SCU04-o08
P & Z (5120/04)
Page 2 of2
Streets - Access to the proposed development is off of23rd Street. We see
little to no impact by the proposed development.
Topography - This area is relatively flat and stable and should not be an
obstacle to this type of development.
Density - No density issues
Utilities - The proposed expansion will require no additional utilities.
Drainage -The adding of impervious cover (paving) will require additional
drainage detention beyond the existing facility's capacity. The initial
drawings contained an error in calculations that, when corrected, will require
a commensurate expansion of the current detention basis.
Recommendation: Based on the above analysis, staff recommends approval of the Special
Conditional Use Permit #SCU04-008. Given the project's proximity to
Spencer Highway, however, certain conditions. should be considered.
Should the Commission favorably consider the request, we recommend the
following conditions:
1. The site is constructed with a 10' landscaping barriers to the eastern,
western perimeter and along that portion that abuts Spencer
Highway. This landscaping barrier should be a mixture of trees and
sight barring bushes and be able to fulfill the intent of the barrier
from one (1) year after planting. The landscaping plan must be
approved by the City Staff.
2. That the special conditional use permit be approved only for phase II.
3. The paved area provide a dust-free environment, the construction of
which be approved by the City's Supervising Engineer.
4. Drainage to be planned to have a net zero effect for stormwater
runoff for surrounding areas and mitigate any sheet flow or drainage
corridor issues to the satisfaction of the City's Supervising Engineer.
5. No construction shall take place until a minor development site plan
is submitted and approved by the City Staff.
Options available to
the Commission:
. Recommend to Council approval of this SCUP.
. Recommend to Council approval of this SCUP with additional
conditions.
. Recommend to Council denial of this SCUP.
. Continue the public hearing at the Commission's next regular
meeting to allow further study of this item. This results in tabling any
action on this item.
. . CITY. OF LA .POR~
MAY 0.3 7nnfo ... APPLICATION FOR. .
SPECIAL CONDITIONAL USE PERMIT
RECEIV~;':i
MAY 0 :1" 2004
omCE USE ONLY:
Fee: $300.00
Application No.: "
Date Received:
Receipt No.:
r.
" Certified Plans Submitted:
() .. General.Plan
"( ). Minor Developement Site Plan,
. ( ) . Major Development Site Plan
( ) . . Preliminary Plat-
Person Making Request:. .
. wIT .jJIYjJtt7,'p.5 ::r.~ J..-fd / wllft/lll 7l1,.,y
. ' .
/'1')..2.. Po",*s"- ~l'd~#f/ ) ~
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..
')..9 J~. /V,. "1,0 .5 r ." k ~r-k, r~ . 715'1/
~railing Address:
City/State: .
BUSlNESS NAME:
PROPERTY ADDRESS:
LEGAL DESCRIPTION:
ZONE:
TYPE OF BUSINESS: " Self
~/~~1f
bATE: "
SIC USE CATEGORY:
s10 Nlfe- "
udI~ ~44.
OWNER OR AUTHOBTZEn AGENT
. OFFICE USE ONLY
Date of p" & "Z Public Hearing:
. .
Recomm~nd3tion:' Y or N
. .
Date of City Council Meeting:.
. Approved: Y or N'
Zone:
T~ application is. :
Approved ( )
Permit No. .
Denied ( )
CLP JOB #
(If Assigned ~ et)
. Conditions:
'.
DATE
$)(HIIIT E
ZONlNG ADIVUNISTRATOR
.
.
"DRAFT"
City of La Porte
Special Conditional Use Permit # SCU 04-008
This permit is issued to:
WPT ProDerties. Ltd. (William Thomas)
Owner or Agent
1922 Forest Garden Dr. Kinawood. TX 77345
Address
For Development of:
La Porte Self storace (Miniwarehousina) eXDansion
Development Name
2915 N. 23~ street. La Porte
Address
Legal Description:
Pt. of the Richard Pearsall 1/3 Leaaue. Abstract 625.
La Porte. Harris County. Texas.
Zoning:
General Commercial (Gel. BI. & LI
Use:
Mini-storaaelWarehousina
Permit Conditions:
1. SCUP#04-OO4 is specifically limited to the mini-storage/warehouse as defined in SIC. #4225.
2. The site is constructed with a 10' landscaping barriers to the eastern, western perimeter and along that portion
that abuts Spencer Highway. This landscaping barrier should be a mixture of trees and sight barring bushes
and be able to fulfill the intent of the barrier from one (1) year after planting. The landsc3ping plan must be
approved by the City Staff.
3. That the special conditional use pennit be approved only for phase n.
4. The paved area provide a dust-free environment, the construction of which be approved by the City's
Supe1Vising Engineer.
5. Drainage to be planned to have a net zero effect for stormwater nmofffor surrounding areas and mitigate any
sheet flow or drainage corridor issues to the satisfaction of the City's SupeIVising Engineer.
6. 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.
7. The Developer shall comply with all applicable laws and ordinances of the City 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
~HAall. F
.
.
AMeetiiig:o..tb~ LaPorte..:
'. May 2()., 2004
(Date of Meeting)
- . .
RECEIVED'
MAY 1 .(2004 ..
.PLANNING PEPT. -.
pll1nn;n2' and ZoJiina' Co.mmssion
(Type of Meeting)
Scheduled for'
to Consider .
" special CemditioDalUse Perini': #SCU04-008 .: . ..
(Type of Request) .
.' ,
'. . .
I have receivednotice of the abov.c referenc~d public hearing. .:. ,
. . '. ..' ",.."
I~ in F A VO~ of gr8n~g t:his req~~t~~ ~e fo.llowing reaSons: . '.. .. .' . ,
- .. . ..Z.~.. .6.L~~r (~._: 'L...,t-r'.:.l_.,,1.~~~.qy-} ~..
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" i ~ t>PPOSED to gpntirig ~s. requ~(fu[ ~e folloU1ing ~8;SOits::'. .
. -
'-'I\~. ' :. j~. ~. - r-~~vJ~L~~..~. :
. Name (please print) .. '. .
~~~.
. . Signature. .
. - .
, .
r~~_. ~) .-e,. r- '
Address .
.. .~~~:~.~ :~'';l~~
'City, State~ Zi~. '.. . ' '
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.
.
Texas Grill
Special Conditional Use Permit
#SCU04-009
Exhibits
A. CommissiQn's Action Request
B. Aerial Map
c. Zoning Map
D. Staff Report
E. Application
F. Draft SCUP
G. Public Notice Responses
H. . Sketch Plan
.
.
Special Conditional Use Permit #SCU04-009
Planning and Zoning Commission
May 20, 2004
Location of Proposed Development 2219 Underwood Road
Legal Description TR 490A, La Porte Outlots
Applicant Melvin Walker (Texas Grill)
Present Zoninl!: General Commercial (GC)
Requested Zoning General Commercial (GC)
Acreage 0.22 acres
Surrounding Zoning North General Commercial (GC)
East General Commercial (GC)
South General Commercial (GC)
West Underwood Road
Land Use Commercial
Activity Prooosed Off-site Parkinl!: for restaurant
Summary:
. Applicant is seeking a Special Conditional Use Pennit (SCUP) for the
purpose of allowing an off-site parking for a restaurant.
. The Section 106-441 of the Zoning Ordinance classifies this type of
development as Conditional Use.
. Mr. Melvin Walker is working towards reopening a restaurant and needs
additional parking to meet City's parking requirements.
. The applicant has obtained pennission from neighboring property owner to
utilize their parking on a six months lease basis.
. In addition, the applicant is in the process of buying land for pennanent
parking just north of the restaurant at the southeast comer of H Street and
Underwood Road.
. The adjacent properties are zoned general commercial.
. The properly is within the vicinity of mixed commercial uses.
. The overall impact on public services should be minimal.
. Underwood Road has adequate capacity to handle the traffic generated
by this site.
Recommendation:
Staff recommends the approval ofSCUP#04-009 with the following conditions:
Actions required by
the Commission:
. Pennanent off-site parking, when constrocted, shall comply with all
parking standards.
. Special Conditional Use Pennit will be limited for a period of six (6)
months.
. Screening and lor landscaping of the pennanent parking lot shall be
required.
. Lease agreement, duly approved by the City Attorney, shall be filed with
the City Secretary.
. A certificate of occupancy, renewable annual1y, shall be required.
At this time, the Commission should consider the following:
. Recommend to Council approval of this SCUP
. Recommend to Council denial of this SCUP
. Table this item for further consideration by the Commission.
mi16U! A
.
.
Staff Report
May 20, 2004
Reouest:
Reouested Bv:
Reouested For:
Present Zonine::
Reouested Use:
Backe:round:
Analvsis:
Texas Grill
OtJ-Site Parking
Special Conditional Use Permit #04-009
Special Conditional Use Permit Request #04-009
Mr. Melvin Walker
Approximately 0.22 acre (9, 769.68 sq. ft.) being part of 0.9534 acre ofland
out of and part of Outlot 490, La Porte Outlots. as recorded in Volume 1,
Page 33 of the Harris County Map Records, in the Nicholas Clopper Jr.
Survey A-198 and the Enoch Brinson League 1-5, La Porte, Harris County,
Texas. The property is located in the 2200 Block of Underwood Road.
General Commercial (GC)
Applicant is seeking Special Conditional Use Permit (SCUP) for the pwpose
of allowing an off-site parking for a restaurant The Section 106-441 of the
Zoning Ordinance classifies this type of development as Conditional Use.
Mr. Melvin Walker is working towards reopening a restaurant and needs
additional parking to meet City's requirements. To handle the parking
situation, the applicant has obtained pennission from neighboring property
owner to utilize their parking on a six months lease basis. In the meanwhile,
the applicant is pursuing a land deal for permanent parking for his restaurant.
The permit, which is being requeSted by Mr. Melvin Walker for the said land
leased from the Health & Safety Management, Inc. is to serve a restaurant
located at 2219 Underwood Road. Off-site parking within General
Commercial zone is described as a Conditional Use by Section 106-441 of
Zoning Ordinance.
Zoning Ordinance Section 106-217 establishes the following review Criteria
and conditions for approval of Special Conditional Use Permits:
. That the specific use will be compatible with and not injurious to
the use and enjoyment of the other property, nor significantly
diminish or impair property values within the immediate vicinity.
. That the conditions placed on such use, as specified in each
district, have been met by the applicant
. That the applicant has agreed to meet any additional conditions
imposed, based on specific site constraints necessary to protect
the public interest and welfare of the community.
.--D
Off-site Parking
SCU04-OO9
Page 2 of2
.
.
.Staff noted that the property in question is in the vicinity of several
commercial retail developments along Underwood Road. The property,
intended for restaurant business, is located in an area with very little off-
street parking. Additional off-site parking would be required to meet. City's
parking requirements. Moreover, there is no reasonable location. on the
existing business site to provide required parking.
Initially, the. leased parking spaces will serve the business;. later, the
permanent parking lot. will be in place for the same. It will benefit the area by
moving cars off the street into proper and adequate parking area.
As propose~ the future parking lot must comply with all applicable zoning
regulations. Parking spaces and maneuvering aisles are to be of adequate
dimensions. The location of the handicap parking 'spaces must be
appropriate. Access from off-site parking to the building, as proposed, is
reasonable.
In addition, the screening and landscaping of the property shall be required
in accordance with the Section 106-444(a) of the Ordinances. The restaurant,
which depends upon off-site parking, shall require a certificate of occupancy,
renewable annually, as regulated by Section 106-142 of the Ordinance.
Staff recommends the approval of SCUP#04-009 with the following
conditions in place:
. Conclusion:
. Special Conditional Use Permit for the lease of off site parking will be
limited for a period of six (6) months.
. The propo~ permanent site for off site parking will be in compliance
with all applicable City regulations, will require screening and lor
landscaping of the parking lot and shall be approved orily after review of
a certified site plan.
. Lease agreeinent, duly approved by the City Attorney, shall be filed with
the City Secre.tarY. ..
. A certificate of occupancy, renewable annually, shall be required.
Options available to the Commission:
. Recommend to Council approval of this SCUP with additional
conditions.
. Recommend to Council denial of this SCUP. . .
. Table the item for further cOnsideration by the Commission.
r. '"
~ITY OF LA PORTE.
APPLICATION FOR.
.1'
..
, ,
OFFICE USE ONLY:
Fee: $300.00
Applicatio~ No.: O~."- tJ 01 .
Date Receive~: .'5" - 3 - (') 4
. ~eceipt No.: ~4 f7'-t
.,
"
Certified Plans Submitted: ..
:. Cr-). Genera~ Plan . . .
( ) .~or Developement Site Plan
() Major Development Site Plan .
( l. . Preliuiinary Plat
I
...
. ;
I.
,
,
,j.
- Person M~g Requ~: m~ /1/ I Jt/ - LV I'J. I kl' "'-
/JlftoC m #.I.J. I!l'tC~p.r;v'e
.Mailing Address: .
. . tl.Jl/? # # /lA/'Of . /.1/"1<< L",
City IState:
. .
M A~Tc' 7~J-- .?-?,f.7/ '
. Phone: e?tY,l 3.,5:;;, ~~7
BUSINESS NAME: . ~".,;,/9f a~-FLL-
..PROPERTY ADDIttSS: c:l;U9 ~ i/N~/2~o~ R<<. .
. LEGAL DESCIUPTION; .L~/?k' &~/. ~~/ Y'9d.
ZONE: . SIC USE CATEGORY: .
riPE OF B1:rSlNEsS: R t'sr~, /;~;-
.1
. ,
\
I
I
. I
. I
.I. .'
4/"-- . :l.. 00 Y
DATE.
.~ .
OWNER OR AUTHORIZED AGENT
OFFICE USE ONLY. . . . ..
Date of P & Z Public .Hearing:
Date of City Council MeetiDg:.
. Recommendation:. Y or N .
Approved: Y or N
Zone:
. This. application is :
Approved - ( ). Denied ( )
. Permit No.
.- CLP 10B 11
(U Assigned. Yet) ..
Conditions:
~n.Bll k)
1"'\ .l T"C'
. '7 n~TT1'lo.T"'" .l nll.rno.TTC'_'1"'n " 'T'nu
.
.
"Draft"
City of La Porte
Special Conditional Use Permit # SCU 04-009
This permit is issued to:
Melvin Walker
Owner or Agent
12219 Underwood Road. La Porte. TX 77571
Address
For Development of:
Texas Grill Restaurant
Development Name
2219 Underwood Road. La Porte
Address
Legal Description:
TR 490A. La Porte Outlots
Harris County. Texas
General Commercial (GC)
Zoning:
Use:
Off-site Darkina
Permit Conditions:
1. Special Conditional Use Permit for the lease of off site parking will be limited for a period of six
(6) months.
2. The proposed permanent site for off site parking will be in compliance with all applicable City
regulations, will require screening and lor landscaping of the parking lot and shall be approved
only after review of a certified site plan.
3. Lease agreement, duly approved by the City Attorney, shall be filed with the City Secretary.
4. A certificate of occupancy, renewable annually, shall be required.
5. The Developer shall comply with all applicable laws and ordinances of the City and 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
_U~.ll..F .
.
Renaming
Canada Road
Exhibits
1. Staff Report
2. Aerial Map
3. Zoning Map
.
.
.
Staff Report
ReQuested bv:
Reouested for:
Locations:
Present Zonine:
ReQuested Use:
Backeround:
Analvsis:
RENAMING OF CANADA ROAD
TO EAST BOULEVARD
May 20, 2004
City Council
Renaming of Canada Road to East Boulevard.
3200 and 3300 Blocks (+) of Canada Road bounded on the north by Spencer
Highway and to the south by Fairmont Parkway
General Commercial .(GC), Manufactured Housing (MH), Low Density
Residential (R-I), Medium Density Residential (R-2), neighborhood
Commercial (NC) running north to south.
Thoroughfare from the City of Deer Park to and through the City of
Pasadena.
Canada Road is planned to be extend and expanded as a major connector
from the City of Deer Park, through La Porte, and proceeding on through the
City of Pasadena. Plans include possible connections linking a City park in
La Porte with a major park complex in Pasadena. City Council requested
this item be placed on a near future agenda.
This request was made in cOIijunction with the proposed widening and
connecting of Canada Road to the City of Deer Park. In effect, the name
change would unify the entire road, currently named East Boulevard in
Deer Park, which is planned to continue from Deer Park, through La Porte
and on into Pasadena. Should the name change be approved, the affected
properties (ten - [10] tracts) along Canada Road would be re-addressed
accordingly and would correspond to the addressing sequence in Deer
Park and Pasadena.
Utility Companies, property owners, neighboring cities and the Post Office
are being notified of the proposal and coordination is in effect.
Recommendation: In light of the considerations given, Staff recommends approval of the name
change of Canada Road to East Boulevard.
. Recommend to Council approval of this name change.
. Recommend to Council denial of this name change.
. Continue the public hearing at the Commission's next regular meeting to
allow further study of this item. This results in tabling any action on this
item.
.
Staff Reports
.
.........
/
.
.
i
Citv of La Porte
F~'s/( t/J//,'-3!u'c! 1892
Memo
To;
FnNm
CC:
Planning and Zoning Commission .--, /-1
Nicholas Finan, Interim Planning Directo~.
Dat8: May 14, 2004
Re; Residential Large Lot (AKA Lomax District)
In the past, there has been comments and discussion on the City adopting a new district to
accommodate large, single-family residential development similar to the type of rural, large acreage
development located in the Lomax area of La Porte. The idea was to keep much of the unique
characler of the rural setting versus the more conventional :t 6,000 sq. fllots. The rural setting would
allow out or accessory buildings. have greater setbacks, and require more open space, and less area
with structures.
City Staff has reviewed the current residential district and has submitted the additions. The draft will. be
ready for Thursday night The highlights are as follows:
· Lots: minimum one acre in size
· Setbacks: front - 40; side - 15; rear - 20
· Accessory buildings: allowed to be larger in size, allow for various non-commercial uses, and
allow for multiple structures.
The idea of the district is that it could be applied in various locations throughout the City. The draft is
merely a starting point for discussions.
Items for consideration should a district be created:
· Boundaries: What portions of the Lomax area? Outside Lomax. are there any locations that
the new district should be applied?
· Presentation to the public for input It is thought a presentation seeking input from residents in
the Lomax area should occur.
· Road types for full development in new subdivisions: open ditch, asphalt, etc.
· Sidewalks: How to apply?
.
. -
'.
· Driveways: For residential, one per residence - Should we allow a portion beyond first 25 feet
or so to be caliche or other surface?
Staff would like some idea as to how to move forward. The following is suggested:
1. A subcommittee of no more than three Planning and Zoning Commissioners meet
with staff to discuss boundary proposals and refine comments from the Planning and
Zoning Commission.
2. Host a meeting in the Lomax area after publicizing in newspaper, website, etc.
3. Subcommittee meets to discuss findings from input, and possibly add citizens from
Lomax to refine district to Planning and Zoning Commission.
4. Meet obligations of State Law and notify all residents within proposed district and 200'
of proposed district.
5. Hold public hearing before the Planning and Zoning Commission and forward
recommendations to City Council.
6. City Council holds public hearing and takes final action.
. Page 2