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06-17-2004 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission
r PLANNING AND ZONING COMMISSION MINUTES OF JUNE 17, 2004. Members Present: Betty Waters, Dottie Kaminski, Doretta Finch, Nick Barrera, Paul Berner,. Kirby Unscomb, Jr. Members Absent:. Ralph Dorsett, Alternate Members Hal Lawler and Ross Morris City Staff Present: City Planner, Wayne Sabo; Planning Coordinator, Masood Malik; City Prosecutor, Clark Askins; and Inspection_. Services Coordinator Sherry Jennings -1: CALL TO ORDER . Meeting called to order by Chairperson Waters at 6:03 P.M. 2.. APPROVE MINUTES OF THE .MAY. 20,. 2004, REGULAR MEETING .& PUBLIC HEARING. Motion by Dottie Kaminski to approve the Minutes 'of May 20, 2004.... Second by Paul Berner. The motion carried. . Ayes: Kaminski, Berner, Finch, Barrera, Linscomb, and Waters Nays: None Abstain: None 3. CONDUCT PUBLIC HEARING AND CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING REZONE REQUEST #R04-006 FOR 4.9 ACRES OF LAND LOCATED'AT 9601 FAIRMONT PARKWAY, FURTHER DESCRIBED AS TR 717 & WEST % OF TR 718, LA PORTE OUTLOTS, W.B. LAWRENCE SUBDIVISION, W.M. -JONES SURVEY, A-482, LA PORTE, HARRIS.COUNTY, TEXAS. THE SLI GROUP, INC. C/O FIRST UNITED METHODIST'CHURCH, SEEKS TO REZONE THE PROPERTY FROM LOW -DENSITY RESIDENTIAL (R-1) TO MEDIUM -DENSITY RESIDENTIAL (R-2) FOR PROPOSED EXPANSION OF. THE CHURCH PARKING - LOT. City Planner, Wayne Sabo, presented staffs report:.' The applicant, - First United Methodist Church, has requested a. zone change from R-1 to R-2 for proposed . expansion of the church's parking lot at 9601 Fairmont Parkway. Church activities are not allowed in R-1 zoning districts. Public notices were mailed to 19 adjacent property owners. The City did not receive any responses from the mail out. Alan Balius, .3026 Askew, Houston, TX 77087, spoke in favor of the zone change.. Mr. Balius is an architect for the SLI Group, the design -build firm building the parking lot and new family .life center. The following was discussed:.. Drainage: detention will be increased to meet City requirements.. Planning and Zoning Commission • Minutes of June 17, 2004 Page 2 Parking: will be constructed to prevent vehicles from cutting through parking lot. Sue Gale Mock Kooken; 410 S. 1st St, La Porte, feels additional parking is warranted. Staff 'recommended approval: Motion by Paul. Bemer to recommend to City Council, approval of Rezone Request. #R04-006 to rezone 4.09 acres of land located at 9601 Fairmont Parkway from Low - Density Residential (R-1) to Mid -Density. Residential (R-2).. Second. by. Nick Barrera. The motion carried. _ Ayes: Berner, Barrera, Kaminski,, Finch, Linscomb, and Waters Nays: None Abstain: None 4. CONTINUE PUBLIC HEARING AND CONSIDER RECOMMENDATION .TO CITY. COUNCIL REGARDING SPECIAL.. CONDITIONAL USE PERMIT•#SCU04-008 FOR 2.14 ACRES OF LAND LOCATED AT 2916 NORTH 23RD STREET ADJACENT TO PUBLIC WORKS' FACILITY OF THE CITY OF LA PORTE. THE APPLICANT SEEKS APPROVAL OF A SPECIAL CONDITIONAL USE PERMIT FOR AN EXPANSION TO THE EXISTING LA PORTE SELF -STORAGE FACILITY FOR OPEN STORAGE. (Item was tabled at the May 20, 2004 meeting.) Planning Coordinator, Masood Malik;, presented staffs report. The applicant, William Thomas, would like to expand the existing mini -storage facility, located at 2915 North 23rd St., by paving. 2.14 acres of an ad acent portion along Spencer Hwy.' The Commission tabled this item at the May 20 meeting to allow. the ,applicant time to pull together plans for .the expansion --and incorporate changes suggested during the meeting. Staff recommended approval. with the. conditions outlined in staffs.report. . Motion by Nick Barrera to recommend to. City Council, approval of Special Conditional Use Permit #SCU04-008 for an expansion to the existing La Porte -Self Storage -facility located at 2915 North 23nd St. with the following conditions: 1. The site is constructed with a 10. landscaping along that portion that abuts Spencer Highway. This landscaping barrier should be a mixture of trees and sight .bearing bushes (e.g. red tips or oleanders) and be able to fulfill .the intent of the barrier from one (1) year after planting. The an additional 5' landscaping barrier be constructed along the western portions of the perimeter including the entire length of the strip running east . and west adjacent to the existing facility and facing the proposed site of the new Police . Station: 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 Staff: :: Planning and Zoning Commission • Minutes of June 17, 2004 Page 3 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 Staff. 5.. No construction shall take place. until a minor development site plan and replat are submitted and approved by the City Staff. Second by Kirby Lipscomb: The motion carried. Ayes: Barrera, Lipscomb,- Berner, Kaminski, Finch, and Waters Nays: None -Abstain:' None S. CONDUCT PUBLIC HEARING. Al D CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING SPECIAL. CONDITIONAL USE PERMIT #SCU04-010 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 read from a letter from Lloyd and Linda Duncan* requesting. an extension until July for action -on this item.. Mr. Sabo provided an update. from when last. presented. There is an existing pipeline easement that presents difficulty; the inability to place anything. over or on it other than 'a driveway, together with the easement's effect. upon the remaining tracts, pose challenges to ordinary retail; development. Motion by Dottie ' Kaminski to table Special Conditional- Use Permit #SCU04-010 for development of a mini -storage and warehouse facility at 2619 Underwood Rd. Second by Paul Berner. The- motion carried. Ayes: Kaminski, Berner, Barrera; Finch, Lirscomb, and Waters Nays: None Abstain: None 6. -CONDUCT PUBLIC HEARING... AND A WORKSHOP' TO 'CONSIDER ISSUES . REGARDING APPLICATION FOR SPECIAL -CONDITIONAL USE PERMIT #SCU04- 011 FOR THE PROPERTY LOCATED - IN THE 2000 BLOCK OF POWELL ROAD (SOUTH le STREET) FOR .292t ACRE TRACT IN THE GEORGE B. MCKINSTRY, A-47; . WILLIAM P. HARRIS SURVEY, A-30; JOHNSON HUNTER SURVEY, A-35, CITY OF LA PORTE, HARRIS COUNTY, TEXAS.. MR: STUART HAYNSWORTH, . GENERAL- PARTNER, - IS - SEEKING APPROVAL OF A PERMIT. FOR THE DEVELOPMENT. OF PHASE I. OF. THE PROJECT. THE . RAIL -ORIENTED WAREHOUSE FACILITY REQUIRES A SPECIAL CONDITIONAL USE PERMIT .IN A PLANNED UNIT DEVELOPMENT (PUD) ZONE. Mr. Sabo presented staffs. report. The applicant, Stuart Haynsworth, has requested a Special Conditional Use Permit (#SCU04-011) for approximately 292'acres in the 2000 Planning and Zoning Commission Minutes of June 17; 2004 Page 4 block of Powell Rd., for development of an industrial park containing rail operations,' warehousing, industrial and commercial uses. :The original request was approved as #SCU98-001 with one time extension granted, but expired due to a lack of.activity. The applicant resubmitted and received approval of #SCU02-002 and one. time extension. was granted, which is due to expire June 20, 2004. ' Mr. Sabo stated that the applicant attended. a coordination meeting with City staff. -The. applicant is concerned that present conditions require changes to,' the current Development Agreement that is associated with the permit.. The outstanding issues are too complex for staff to make a recommendation at this time. 'Mr. Sabo outlined the outstanding issues, which are detailed in staffs report. Public notices were mailed to six property. owners. The City' received one .response in favor of the request. Stuart Haynsworth; general partner, addressed the Commission. Mr. Haynsworth feels that changes to the current Development Agreement are necessary. Mr. Haynsworth spoke about previous plans for the project that fell through. He would like to return to. the Commission with a. new plan in July. Doyle Toups, 819 Heathcliff, Houston, TX, addressed the Commission. Mr. Toups answered questions from the Commission.; During discussion. he stated that in order to develop Phase 1, Gordon Westegren would need to enter into a partnership agreement - . with other parties to complete financing/leasing of the property. :. The following issues were discussed: • Site plan submittal • Dedication/improvement to Powell Rd. • Phase I -A development (strip of land contiguous to UPRR containing two rail lines) • Phase I development (first warehouse, with rail access) . • Access from Powell .Rd: • Traffic flow concept. for.entite project The applicant will be ready .to submit the new plan at the July meeting. The following comments were received under Agenda Item 7: '. Staff Reports, Dean Snider, 202 Bay Colony and member of the Old Hwy. ' 146 Committee, addressed the Commission, Mr. Snider has .major concerns about pollution, traffic, and noise. He is worried about the City's image with rail lines on one side of SH 146 and proposed low-. income housing on the other side of SH -146. Fran Strong,' 2711 Crescent View, addressed the Commission: Ms. Strong . will be, directly across from the noise and pollution from this project. This project will create a negative. impact on the golf. course and surrounding residences. She feels the Commission should not consider approval. Planning and Zoning Commis• • Minutes of June 17, 2004 Page 5 7. STAFF REPORTS • Planning Commissioners and Elected Officials Workshop June 23`d at HGAQ Dottie Kaminski, Nick Barrera, Kirby Linscomb, Hal Lawler,. Wayne Sabo, and Masood Malik plan to attend. • Annual APA Conference to be held October in Austin: Kirby Linscomb, Dottie Kaminski, Nick Barrera, and Hal Lawler are interested in attending. • Town Hall meeting at old Lomax City Hall tentatively scheduled for August 3 from 7-9 PM, to receive citizen input on a proposed .Large Lot Zoning District. • . Dean Snider, of 202. Bay Colony, had signed -in to speak to the Commission. Mr. Snider asked for an opportunity to speak: Refer to Item 6 for Mr. Snider's comments; as well as comments.from Fran Strong. - 8..: ADJOURN Chairperson Waters.adjoumed the meeting at 7:15 P.M: Submitted by, Sherry Jennings. Inspection Services Coordinator Prepared by, Zone Change Request #R04-0016 r Planning and Zoning Commission July 15, 2004 Location of Proposed Change 1100 Block of Bayshore Drive Legal Description of Proposed Zoning ,A 7.08 acres of land described as lots 1 thru 8 of Bellaire Block, lots 1 thru 22 of Bayview Block, lots 1 thru 6 & Res. B Bay Front Block & Res. A Bayshore Block, and lots 1 thru 4 less N 5 it. Bayshore Block,. Bay Shore Park Subdivision, La Porte,.Volume 10, Page 22 of the Map Records of Harris County, Texas' Applicant The Methodist Retirement Communities . (The Alders to Trust) c% Richard Ogrin Present Zoning Low -Density Residential (R-1) & Medium - Density Residential -2 Proposed Zoning High -Density Residential (R-3) Surrounding Zoning North Low -Density Residential (R 1) East Medium -Density Residential (R-2) South.. Low -Density Residential (R-1) West Low Density Residential -1 Land Use Residential Activity Proposed Senior Apartment Complex Summary: • The applicant is requesting a zone change from Low -Density Residential (R 1) & Medium -Density Residential (R 2) to High -Density Residential- (R 3) for proposed senior apartment complex of the Happy Harbor Methodist. Home, Inc. • The Happy Harbor Methodist Home is located at 1106 Bayshore Drive adjacent to the Galveston Bay. The facilityserves the senior citizens. The property is zoned Medium -Density Residential (R 2). • The tract (2.5 acre) across from the street is the site for the proposed 63-units senior apartment complex. It is zoned, however, Low -Density Residential (R-1). • The tract in question has a pre-existing, non -conforming apartment building for seniors. That building is located at 900 Park Avenue. • The subject property is in the vicinity of single-family residential, Sylvan Beach, and Seabreeze Park. • The area is earmarked for residential uses in the Land Use Plan. ' • The: overall. impact on public services should be -minimal. - Analysis indicates. sufficient Water and _ Sewer Capacity.. is Streets/roads should have adequate capacity to .handle the traffic generated by this proposed development. • -.It is anticipated that the applicant will request Bellaire to be closed. An anticipated expansion of the senior apartment complex will require variances for density, parking etc. Recommendation: • The requested change is compatible with the zoning and uses of nearby properties. • The change will unify an entire tract under a single zoning classification & make current land use (not development) conforming. • The property in question seems reasonable for the requested change in,mder to allow the proposed project • The development within the subject tract will not negatively impact the surrounding properties and will not harm the value of the nearby properties. • In addition, it will'not have significant impact on'the traffic conditions in the area. Staff recommends approval of the zone change request. Actions required by the Commission:. • Recommend to Council approval of this rezone request #1104-007. • Recommend to Council denial of this rezone request #R04-007. • Table this item for further consideration by the Commission. . GALVESTON BAY mHlo - C Staff Report _ Happy Harbor July 15, 2004 Zone Change Request W 04-007 Requested by: The Methodist Retirement Communities (The Aldersgate Trust) c/o Richard A Ogrin Requested for: A 7.08 acres of land described as lots 1 thru 8 of Bellaire Block, lots 1 thru . ' :. 22 of Bayview Block, lots=l thru 6 & Res. B Bay From Block & Res. A Bayshore Block, and lots 1 thru 4 less N 5 ft. Bayshore Block, Bay Shore Park Subdivision, LaPorte, Volume 10, Page 22 of the: Map Records of Harris County, Texas!'.' Locations: 1106 Bayshore Drive Present Zoning: Low Density Residential, R 1 & Medium -Density Residential, R-2 . Requested Zoning: High -Density Residential, R 3 Background: The subject tracts comprise approximately 7.08 acres of land, described as lots out ...'of Bayshore Block. in the. Bayshore Park, Bayview Block and ; Bellaire Block of Bayshore Park Addition, La Porte, Volume .10, Page 22 of the Map Records of Harris County, Texas. The said property indicates two zoning ' classifications. The Happy Harbor Methodist Home facility at -1106 Bayshore Drive adjacent to the Galveston Bay is zoned- Medium -Density . Residential'. The property across the street is Low -Density Residential (R 1) with an existing multi -family development (Happy Harbor, Apartments) located at 900 Park Ave.. The undeveloped portion of the subject tract is being used as a park facility for the seniors. The tract (approx. 1.52. acre) "for requested change is located between Parkway Ave. and Bellaire Ave. The property is fenced all around with an - opening exactly across from the Methodist Home. The site is accessible for' seniors across from the nursing home. The property is adjoined by the Happy Harbor Apartments located at 900. Park Ave. The subject property is also in the vicinity of single-family residential, Sylvan Beach, and Seabreeze Park. The applicant seeks a rezone from Low -Density Residential (R 1) & Medium -Density Residential (R 2) to High -Density Residential (R 3) for proposed senior apartment complex. Analysis: In considering this request, Staff reviewed the following Comprehensive Plan elements: Land Use, Thoroughfare System, Parks and Recreation, Utility Infrastructure; and Residential. Development. The specific issues considered are as follows: . .. Zone Change #R 04-007 P & Z (7/15/04) . Page 2 of 4 - Land Use -- Review of the City's Land Use Plan shows the subject tract is envisioned. as . developing for low -density: residential uses. Current development, however, include an apartment complex as pre-existing, non- conforming." In addition, the properties' across the street adjacent to the Galveston Bay. are earmarked, as- public uses, i.e. Sylvan Beach 'and Seabreeze Park. The property at 900 Park Ave: (Happy Harbor Apartments) - is currently zoned Low -Density Residential. The surrounding existing uses are primarily'single-family residential with some vacant properties and parks in the vicinity. The proposed rezone seems to be compatible in making current development "more conforming'. The intent of this rezone is for a 63:units expansion project of the Happy Harbor Methodist Home for senior citizens. As the process continues, the following issues will need resolution/yariances to.include the City's Zoning Board of Adjustment action. • Distance —1,000 ft. from other multi -family residential development ! Density—14-dwelling units per acre; • Parking. • Landscaping' . • Street closing. 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: • Character.ofthe surrounding and.adjacent areas; • . Zoning and uses -of nearby properties; • Suitability. of the property for the uses permissible within the zoning designation; • Extent to which approval of the application would detrimentally affect of substantially harm the value of nearby properties; • Extent to. which the proposed use designation would adversely affect the carrying capacity o€ existing infrastructure; and, • The'gain, if any, to the public health, safety, and welfare.of the City. Streets — The proposed development will be located between Bayshore Drive and Bellaire Ave. (40'. R.O.W.). This. street will be petitioned to be . closed to facilitate the proposed development. Staff will ensure the closing and abandoning of service lines within the right-of-way. Park Drive, an 80'. 1 f- ' . 11-. _ f- - - -. - '„__ � - - .___ _..-._,L_. Zone Change #R 04-007 P & Z (7/15/04) Page 3 of 4 Off-street parking is an issue, which needs to be addressed by the Methodist. Home. To . improve parking and circulation, � an additional entrancelexit . should -.be: proposed for this development. These measures will also be beneficial as..traffic congestion could be compounded with the addition of high -density. residential development at this intersection. Furthermore, it will benefit the area a by moving cars off the street into proper and adequate Parking area . ` Density & Height — Staff utilized the Land Use Plan as a guide. With the designated land use as Low Density Residential and applying a development ratio of 4.8 units per acre (Section 106-333) to 1.52 acres, the property could yield approximately 7 - single-family units. The proposed plan reveals 63 . units to be developed as high density *residential. Applying a density of 14 units per acre, this yields 21 units. The units proposed exceed the maximum density permitted. In addition, development shall be limited to 2-stories in " height when directly adjacent to single-family residential: But, buildings. within an interior of the development may be 3-stories in height. - Utilities —Utilities are in place to support the project: There are sufficient water distribution facilities, an 8" on Park Drive and a 6 on Bayshore Drive . to supply* potable water and fire protection to this proposed project. Sanitary sewer service is sufficient_to-this site. No additional utilities will be . needed for this project. However, storm water drainage will be. reviewed carefully with the development plans submittal for the proposed project. Parks. and Recreation-= The parks - and recreation facilities present in the area are sufficient to handle the need . of the residents. An accessible park and recreation facilities are nearby City's Seabreeze Park and Sylvan Beach.. . They provide a -diverse blend of parks, recreation and open space areas. including community and neighborhood - park, natural open space areas, and waterfront to Galveston Bay. However,- the development plans- should' address pedestrian connectivity to these parks. Multi -Family . Regulations — Currently, of 7.08 ' acres -owned' by the Methodist.Home, Inc., only 3.69 are zoned R-2; the balance is R-L Multi- family development is allowed only in R 3 zoning district. In addition, the Happy. Harbor. -apartments and Happy Harbor. Methodist Homes are considered to be pre-existing and non -conforming: As a part of this request,, the City is including these sites Sot comprehensive rezoning of the area. Multi -family regulations established. exact requirements for . open space(recreation and. * .:amenities, maintenance,' spacing. of -'multi-family developments from each other, 180- units maximum.limit, 14 units per acre density, and ingressJegress. . In addition, a multifamily. .residential Zone Change #R 04-007 P & Z (7/15/04) Page 4 of 4 development'with 50 or more units, must: be located at least .1;000 ft. from. other multi -family residential development of 20 or more units. The strict adherence to the aforementioned requirements will be followed as the project proceeds. The status is yet to. be determined. The Zoning Board of Adjustment -case may allow some flexibility and creativity to this project given that it is a senior citizen complex. Recommendation: Based on the above analysis, staff finds the requested change is compatible with the zoning and uses of nearby properties and recommends approval. The property in question is suitable for the requested change to R 3; which will unify the entire tract under a single zoning classification and make the tracts more conforming. The requested rezone allows like. development of proposed ' senior . apartment building at site with some variances. The development within the -subject tracts- will not negatively impact the. surrounding properties • and will not harm the value - of nearby properties. - Furthermore; it will not have a significant impact on the traffic conditions in the area and better accommodates the traffic flow of the Methodist Home.. In reviewing this request the Commission should. consider the following: o 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 conforms to the present zoning and- . nature of the surrounding properties. • Furthermore, the requested change is compatible with the goals. and' objectives of the City's' Comprehensive Plan. . Actions available to. the Commission are listed below: • Recommend to Council approval of this rezoning request from-R-1 &R2toR3. • Recommend to Council denial of this rezoning request from R 1 & R2toR3. • Table this item for further consideration by the Commission N-04-2004 FR1 04:23 PM FAX NO. P. 04 City of P'orte_. Estnblished' 1892 APPLICATION FOR ZONE MANGE REQUEST -Application No.: 0 OFFICE USE ONLY:, PEE: S 3-0 0.L0 Date Received: Receipt No.. () Site Plan. () Minor Development Site Plan () Major Development Site Plan., (.). General. Plan (.) Site Plans Submitted on Appliant's.Name: RI CR A RO A • 061P.I N 15'15.0 Ft EGTWOOD CIA K4 Address: Ft 0 v6,ro0.-r x 770Z y . Ph: 28 f - 413 -o b b4 Date: ro- i 7 - C) '4 Signature % Owner's. Name: METAootST RETtREMGtAT 60MMU01TtES(AL 0ERSG•AT6 TRUST) 2202T1M1bEIZL0GH PLACE, 6TE2oo H�46 1L-Of LAND Address: Tt4,EW000t.Aaos� Tx 773ao Ph: 281- 210- Ott t .. Property Legal Description: Be LLA i E' eto C-4 4 See Attached tbAynlew 11-OGIC I .AM THE OWNER OF THE HEREIN DESCRIBED PROPERTY AND Itl c HARD A 061zi N IS AUTHORIZED TO FILE THIS APPLICATION ON8 MY BEHALF. Date. (a -17 - 0 4.. Signature: Zone:' Requested Zone Change: ✓<. }... 5IC No: Proposed Usage: SENto%Z 4p4liTMEAT aUILetriICI ' . OFFICE USE ONLY. . 1) Planning & Zoning: (a) Preliminary- Meeting - (b) Public Hearin; Recorhmendation: Applicant Notified of Date(s):' () 1st bttg.. ( )'2nd Mtg. Adjoining Property Owners Notified: 2). City Council: (a) Regular Meeting - .0) Public Hearing/bttg. - - .Approved () Adopted by Amendment Ord. #1501 - Denied () r,� n ,• I l l i • I i.l'.•r•r Tr t.t� ?-I 1 11 1-. 1 �1 3'!.�i�lt : tsl/� . t131T. p e V1 G o0 b 90 ¢ . • N MI, 08' w 250.00' b to PARKWAY. AVE .501 R%W , m o _ •' $ 5r Qw .8 850.00' fc 1 f CQ 4 10 IL Ip go BELLAIRE .AVE ob to ` OV .. O • Q�i fC O 6� � s 'J�Qj�• )m t� �m ,�.'. M r •In 1, �II[ p. :p ;____S.'•s 520.00 N 51. 08'- w 425.00' TO HIGH BANK RO jmy5 41 Too =ova P, Nr lift It it I Mi AT Vol ISO" ':z:7 Special Conditional Use PermolkCU04-010 Planning and Zoning Commission July 15, 2004 is Location of Proposed Change 2619 Underwood Road Legal Description of Proposed Zoning Lot 10 Block 2 W. J. Payne Subdivision Applicant Lloyd & Linda Duncan Present Zoning General Commercial G Acreage 4.00 acres Surrounding Zoning. North General Commercial (GC) East Low -Density. Residential (R 1) South General Commercial ' (GC).. . West Underwood Road Land Use Commercial Activity Proposed Mini -Storage SCUP Summary: . • The applicant is requesting a Special: Conditional. Use Permit (SCUP) for developing a mini- storage/warehousing at this location. • Earlier, SCU#04-004 was recommended for denial on the April 15, 2004, meeting and subsequently denied by Council. • Applicant changed plans for presentation before Council and was instructed to resubmit revised plans to P&Z. • P&Z conducted a Public Hearing and heard ' the issue on. June 15, 2004; action was tabled pending receipt of plans.. • The mini-storage/warehousing is classified as a conditional use in GC zone: • The subject property is in the vicinity of major commercial developments (e.g. shopping center and. restaurants). This application is not in withcurrent and projected commercial/retail uses. • The area is earmarked for commercial uses in the Land Use Plan.. • . The overall impact on public services: should be minimal: .4� Streetstroads should have adequate capacity to handle' the traffic generated by this. proposed development. • Difficulties presented by a pipeline easement and inability to place anything over or on it other than a . driveway together with the easement's effect upon remaining tracts, pose challenges to ordinary retail = development.. . Recommendation: Due to the nature of the narrowness and depth of the tract, and the parameters of the pipeline easement, one viewpoint is that, in this case, the applicant's land use is appropriate. Another view is that while the use may be appropriate, the land could serve better use and benefit to the.'. City .as commercial/mtail in line with current development' in. the area. A PUD may allow flexibility to deal with the unique nature of the pipeline crossing. As seen in the attachments, the applicant attempted to incorporate previous guidance. If approved, the following conditions, as a minimum, should be in place: • SCUPW04-010 is specifically limited to the mini-storage/warehouse as defined in SIC #4225. • Development abutting "R P district shall be screened and landscaped in compliance withrequired screening and landscaping provisions per Section 106-444(a) of the Ordinance; plus the additional requirements listed. • Provide at least -20' wide planting strip .of heavy landscaping abutting residential development in the rear. All landscaping and screening shall be maintained by .the owner/developer. Current trees adjacenfto the residential development are.to be maintained. :('n 1 . Special Conditional Use PermitlSCU04-010 Planning and Zoning Commission July 15, 2004 • Additional Landscaping should be'placed along the entire front and both sides for a depth of at least . 100' and at a width of at least 5'.. This landscaping should be sight bearing. Landscaping plan to be approved by the City. • A masonry wall shall surround the complex. No bay doors shall be facing Underwood:. The facility shall have a masonry front facade as indicated in the applicant's renderings. • Facility lighting shall be arranged as to reflect the light away from the adjacent residential properties. • All outside storage shall be screened from public view by positioning in the center of the complex. • Enhance building facade so that it blends with the existing commercial to be architecturally and aesthetically similar. - • Utility extension and maintenancetrepair of paved driveway over pipeline easement will be. the responsibility of the owner/developer. • All non -service transmission pipeline crossings must have the approval of the' pipeline company. • . Ensure that maximum lot coverage does not exceed 40%. • Provide on -site detention for the development and -design in such a way to:not inhibit -normal sheet - flow of adjacent properties. • This permit does not become valid until: a formal 'Minor Development Site .Plan and .Plat are 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. Actions required by the Commission: • Recommend to Council approval of this SCUP withconditions: • : Recommend to Council denial of this SCUP. l AEEi ir ui LV NO tR t B ART t� u ri G E R L NDsGRrtNGt4—s � s A� V1/EES I F� �4 S P;E i�CC E`R HI' 1�tii � � µ F?C'i'^r L�'E. �f1. ✓�, Nay NG O4 O�r1 LlNfaE R wQ{1 C�-S LFSTIP 'GE_. CJ • la N.T.S. LEGEND UNDERWOOD'SELF STORAGE SCU# 04-010 R-1. LOW DENSITY RESIDENTIAL 0 GC. GENERAL COMMERCIAL 01 QH1�11T Staff Report Requested bw Requested for: Location: Zoning: Underwood Self -Storage-- July 159 2004 cial Conditional Use Permit #SCU04-010 Lloyd & Linda Duncan A 4.00 tract out of lot 10, block 2," of the W. J. Payne "Subdivision, La Porte, Harris County, Texas. 2619 Underwood Road General Commercial. (GC) Proposed Use: Mini -storage & warehousing Background:- The. applicant is proposing a mini-storage/warehousing just north of Underwood Plaza, south of an undeveloped tract with a restaurant, east of Underwood Road, -and west of the Creekmont Subdivision and Church property. The. Exxon/Mobil Pipeline runs diagonally through the whole undeveloped property along Underwood Road. The property is zoned General Commercial (GC). Mini -Storage warehousing (SIC #4225) is - classified as a Conditional Use in GC zone. This request was initially heard by the P&Z on April 15, 2004, with a recommendation for ' Council - to disapprove . the _ request.. " Council. subsequently heard the issue and after reviewing new plans for . the development, disapproved -the request. and. instructed. the applicant to present his new plans to P&Z. The Commission conducted a public . hearing and considered the. issue "on June-15,'.2004. Action on: the application was tabled pending receipt of the applicant. s general plans and renderings. Staff reviewed this request using the Code of Ordinances Sections 106-216, 106-217, and all applicable elements of the La Porte Comprehensive Plan as - . a guide. Considerations were given to the following issues: • Character of the surrounding and adjacent properties; • Existing use .of. nearby properties, and the extent to. which a land use classification would be in harmony. with such existing, uses or the. . anticipated use of the properties; • Suitability of the property for the uses to which would be permissible,. considering density,. access and circulation, adequacy- of public facilities and services, and other considerations; - • Extent to, which the designated use of the property would harm the value of adjacent land uses; • Extent to which the proposed use designation would adversely affect the capacity or safety of that portion of road network influenced by the use; • Extent id 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. IBff D SCU04-010 July 15, 2004 Page 2 of 4 Land Use — The City's Comprehensive Plan shows this area developing with commercial uses. The existing. land uses are primarily commercial (grocery store, restaurants, drug store, beauty shop, insurance company, and - other miscellaneous shops). There are single-family. residences just east of the proposed project. Certain uses of land, buildings or structures may not be appropriate under all circumstances- in any given zoning district, but may. be appropriate and suitable where adequate precautions can -be taken to assure compatibility with surrounding uses, public. need, and. the city as a whole. It is also the ..intent of the Comprehensive Plan that commercial ' land uses should- be clustered throughout the City and convenient to residential areas. Development of the tract of land in'questioned is hampered by the existence of 'a pipeline. easement. cutting off the front of this. tract and bisecting adjacent tracts. The parameters of this easement allow only access to owned land via a paved driveway. These tracts of land have remained vacant for several years and offer- several challenges to traditional commercial/retail development. If approved, staff recommends a buffer between commercial and residential area to the rear. Transportation Staff notes that the subject: tract_ abuts on Underwood Road (I00'ROW), which intersects with Spencer Highway- with 100' ROW. The' transportation - system should adequately accommodate. the. traffic. - and existing - properties should- not be . impacted by the proposed development. The existing roads are adequate to support the said project. The proposed development is:. in' conformance - with the City's Development Ordinance and the Thoroughfare Plan. Topography — This area is relatively. flat and stable and should _not be. an obstacle to this type of development. Utilities and Drainage - Staff .reviewed -the existing facilities and services for each . of the components of: the utility system for the. proposed development: Existing. water is adequate for . potable and ' fire protection needs. A 12" waterline is located on. the east side of Underwood Road running north to south. Sanitary sewer is near the south property line at -the north edge of the parking lot of adjacent property. An 8" sewer line is. located on the east side of adjacent property at 2627 Underwood Road in the' utility easement running north to south. An easement needs to be retained for the existing utilities to and thru of this property. The owner/developer will be responsible for any paved" area over utilities. Ordinance requires on -site. detention for this facility. and the drainage plan- must account for normal sheet flow off adjacent.properties. • scuo"10 July 15, 2004 Page 3 of 4 ]Landscaping / . Screening - The property abuts • commercial uses along Underwood Road...This is the most public face of the tract. Staff suggests. that a substantial portion of the facility's landscaping should be placed on Underwood Road: In addition, heavy landscaping and screening shall be required adjoining residential properties to the - rear. The . building style coupled with the proposed .landscaping and' setbacks should result. ina facility that is attractive and compatible with surrounding properties. Staff found the request satisfies all applicable Ordinance requirements.: The request is not incompatible with the goals and objectives of. the Comprehensive Plan.- , Under certain .conditions, the specific use is compatible with- and not injurious to- the use • and enjoyment of other property, nor significantly diminish or impair property values within the immediate vicinity. Recommendation: While the Staff initially did not recommend approval of SCU#04-004, based upon additional analysis with -the owner/developer the following facts and... considerations should be considered: The shape of the tract, being narrow. and - deep, coupled with the pipeline easement which allows no construction or paving other than a driveway, presents some difficulty for normal retail/commercial development. • The pipeline easement through -the remaining tracts offers similar challenges to other commercial development. • . Changes . in the . developer's. plans enhance compatibility with surrounding. developments: One. viewpoint is that . while- the _ applicant's use • may ' . be appropriate, 'traditional commercial/retail development is still possible and remains the best possible use of the land and benefit to the City as seen in the surrounding developments.. A future PUD may be considered to deal with the unique nature of the pipeline. Currently, the City of La Porte has seven (7) existing facilities offering the same or similar ' service' A map of these locations has been provided in your packet Another opinion is based upon the prolonged vacancy of the tract in question and given the. facts presented. above, the proposed use is appropriate due: to the shape. of the associated tract of land and the pipeline easement. Normal retail development would be . at a disadvantage. Establishments in the vicinity endorse the application. Based upon occupancy rates of the existing facilities and recent applications for expansions,• there. appear to be reasonable demands for such service.. Staff recognizes the, developer is willing to blend this development. to be architecturally and' aesthetically pleasing. If approved, the Planning and Zoning Commission may. recommend Special Conditional -Use Permit #SCU047010 subject. to, as a minimum, the following conditions: SCU04-010 July 15, 2004 Page 4. of 4 ➢ SCUP#04=010 is specifically" limited to 'themini -storagetwarehouse as defined in SIC #4225. ➢ Development abutting "R 1" district shall be screened and landscaped in compliance with required screening and landscaping provisions per Section 106. 444(a) of the ' Ordinance; plus the additional requirements as listed. ➢' Provide- at -least 20' wide planting strip of heavy landscaping abutting residential development in the rear. All landscaping : and screening shall be maintained by the owner/developer. Current . trees ' adjacent to the residential development- are to be maintained. ➢ .Additional Landscaping should be placed along the entire front and both sides for a depth of at least 100' and at a width of at least 5'. This landscaping should be sight bearing. Landscaping plan to be approved by the City.. ➢ A masonry wall shall surround the complex. No ' bay doors shall be facing Underwood. The facility shall have a masonry front facade as indicated in the applicant's renderings. . ➢ Tacility lighting shall be arranged as to reflect the light away from the adjacent residential properties. ➢ All .outside storage shall. be .screened from -public view. ➢ Enhance building facade: so . that it blends with' the- existing ' commercial' to be architecturally and aesthetically similar: . ➢ Utility extension and maintenance/repair of paved driveway over pipeline easement will be the responsibility of the owner/developer: ➢ All non -service transmission pipeline' crossings must have- the approval of the pipeline' company. ➢ Ensure that maximum lot coverage does not. exceed 40%. ➢ Provide on -site detention for the , development and design in. such a way to not inhibit normal sheet flow of adjacent properties.:, ➢ This permit does not become valid until a.formal Minor Development Site Plan and Plat are 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: 0, CITY OF LA PORTA APPLICATION FOR Application No.: 6/-1 =G' 0 OFFICE USE ONLY: Fee: $300.00 Date Received: Receipt No.: r; Win. a Fi Certified Plans Submitted: () General Plan () Major Development Site Plan () Minor Developeiaent Site: Plan () . Preliminary Plat Person Making Request: D .0 c/ Mailing Address: i4cec ho - City/State:. /� oiQ Phone BUSINESS NAME: iv c%ie wood , o ..PROPERTY. ADDRESS: G I LEGAL DESCRIPTION: C o �TVwwwe ZONE: C SIC USE CATEGORY: TYPE OF BUSINESS:. R 63. IT- �s_ © V . DATE . O R AUTHORIZED AGENT OMCE USE Y Date of P & Z Public Hearing: Recommendation: Y or N. Date of City Council Meeting: Approved: Y or. N, ' . Zone: _ This application is : Approved () Denied (. ) • Permit No. CLP JOB # (If Assigned Yet) Conditions: n A T'L' "DRAFT" City of La Porte Spell Conditional Use Permit # SCU 0A0 This permit is issued to: Lloyd and Linda Duncan Owner or Agent 1822 Gaucho Circle, La Porte, TX 77571 Address For Development of: Underwood Self Storage (Miniwarehousinc) Development Name 2619 Underwood Road. La Porte' Address Legal Description: Lot I O.Block 2. W. J. Payne Subdivision La Porte, Hams County. Texas. Zoning: General Commercial (GC) Use:. Mini-storapeWarehousing Permit Conditions: 1. . SCUP#04-010 is specifically limited to the mini-storage/warehouse as defined in SIC #4225. 2. Development abutting "R-l" district shall be screened and landscaped in compliance with required screening and landscaping provisions per Section 106-444(a) of the Ordinance; plus the additional requirements as listed - 3. Provide at least 20' wide planting strip of heavy landscaping abutting residential development in the rear. All landscaping and screening shall be maintained by the owner/developer.: Current trees adjacent to the residential development are to be maintained. 4. Additional Landscaping should be placed along the entire front and both sides for a depth of at least 100' and at a width of at least 5'.. This landscaping should be sight bearing. Landscaping plan to be approved by the City. 5. A masonry wall shall surround the complex. No bay doors shall be facing Underwood. The facility shall have a masonry front facade as indicated in the applicant's renderings. 6. Facility lighting shall.be arranged as to reflect the light away from the adjacent residential properties. 7.. All outside storage shall be screened from public view: 8. 'Enhance building facade so it blends with the existing commercial to be architecturally and aesthetically similar. 9. Utility extension and maintenance/repair 'of paved driveway over pipeline easement will be the responsibility of the owner/developer. 10. All non -service transmission pipeline crossings must have the appioval of the pipeline company. 11.. Ensure that maximum -lot coverage.does not exceed 40%. 12. Provide on -site detention for the development and design in such a way as to not inhibit normal sheet flow of adjacent properties. 13.. This permit does not become valid until a formal Minor Development Site Plan and Plat are submitted to the City, reviewed and approved in accordance with the requirements of the Development Ordinance. 14. 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 �IBIT�1 . SETHI AA�40'-0'--I O�p 30' DRIVE 30' DRNE XT DWE 24' DRNE Q 130'-0' b S .Q � RR11 b 0 FUTURE ' 0 J' 24' DRIVE 1 FUTURE o r. I1 J 39 DRNE . CLIMATE UNITS UNIT SCHEDULE QTY. DOOR SCHEDULE QTY- 20x10 UNIT 5 8'-8x7'-0 ROLL -UP DOOR 10 15x10 UNIT 3 8'-8x7'-0 ROLL -UP DOOR 3 10x10 UNIT 38 8'-8x7'-O ROLL -UP DOOR 38 10x5 UNIT Is ' '8'-sx7'-0 ROLL -UP DOOR 15 5x5. UMIT 1 3'-8x7'-0 ROLL -UP DOOR 1 �� •.. �_ 30 DRIVE ' I FUTURE r11ALLWAY �R��� 20XI0 R $ $ !: I a I rHALLWAY V t-Vxlo in!$ R $ Pe _ P,• H R u R , r OX OX OX OX 8X lar uWAY aimOX 24' DRIVE 24 DRIVE 130'-0' R >I R R aw M �w R M tw J +, r ti �. r ►. r r, M lq lw M 11 140'-0' I; b fli R $ R R rrppp rp prp � 24' DRIVE 24' DRIVE • 1 130'-0' R R R R p ,C 'e AIX g p p t- o J 140'-0'� 1 x) - R ?p� i Xl 30'DRIVE 20DRIVE • NON r.LIMATE UNITS UNIT SCHEDULE QTY. DOOR SCHEDULE QTY. 10x20 ' UNIT 31 8'-Ox7'-0 ROLL -UP DOOR 31 10x15 UNIT 37 . 8'-Ox7•-O ROLL -UP DOOR 37 10x1A UNIT 31. 8'-Ox7'-0 ROLL -UP .DOOR 31 5X10 UNIT 24 3'-Dx7'-O ROLL -UP DOOR 24 TOTAL UNITS - 62 TOTAL UNITS -123 6,025 S.F. TOTAL RENTABLE CLIMATE 16,050 S.F. TOTAL RENTABLE NON -CLIMATE TOTAL ALL UNITS -185 22,075 S.F. TOTAL ALL RENTABLE 25,050 S.F. TOTAL BUILDINGS 59,490 S.F. TOTAL •BUILDING&VaTKFU-TURF 24,599 S.F. OF DRIVES WITH FUTURE 10,474 S.F.' OF ALL LANDSCAPE Hol RowldoMuw I Ome 1 R�vbkrN��w •10-0 I' 2OX10 Zo 5 20XI0 2b 'OX OX y X) Ajb © / '� ^— r ~ � ►mil [O Xf 1 t7ww Y9 N H O �<lz II W- •, DESCRIPTION I sRE urour ICI ' DWO BY . BETH CHECKED BY RK JOB No. P70854 Dee _ 1d-0! BeAr I Special Conditional Use Permit 04-012 Planning and Zoning Commission . July 15, 2004 Location of Proposed Development 2000 Block of State Highway 146 Legal Description W. P. Harris Survey, A-30. Applicant Arete Real Estate & Development Co Present Zoning Planned Unit Development(PUD) Designated Area .. Lakes at Fairmont Greens Acreage 135.4 acres Surrounding Zoning North Planned Unit Development East Planned Unit Development South Planned Unit Development. West Planned Unit Development As in existing SCU#03-002 . (PUD) (PUD) (PUD) (PUD) ' Land Use Map Residential -1 Activity Proposed Single Family Residential and Commercial Uses Summary: • Property is located at the northeast. comer, of SH146, Wharton Weems Blvd. and McCabe Road. Property is further bounded on the east by the Bay Forest Golf Course. • The Commission considered the original SCU#03-002 in 2003 which was subsequently approved. • SCU#03-002 incorporated a. multi -family component (apartments) in a joint .venture with Hettig Management Corporation. • Incorporated into the General Plan for SCU#03-002 was a land swap deal between Arete and Hettig. • . In 2004, Hettig redesigned the multi -family concept to 100 single family rental units. This redesign led to the submittal of an amending SCU#04=007 heard by the Commission on May 20, 2004. • The Commission forwarded the amending SCUP to Council with a recommendation for approval. • Council remanded SCU#04-007 back 'to the Commission for further consideration at the July 15, 2004' session. • Arete,. wishing to avoid further delay,. is requesting a new SCUP for the single family portion of the development, deleting the multi -family portion and the land. swap. • Current application is for 135.4 acres, 411 lots and 18 Reserves in seven sections. The site that was previously devoted to the multi-family'portion at McCabe Road and S.H. i46.is now re -designated for future single family and commercial'uses. _ Recommendation: Based on items discussed under. the "Analysis" section of the Staff Report, Staff recommends Planning and Zoning Commission's approval of the proposed land uses with the following conditions. on a Special Conditional Use Permit; and to direct Staff to coordinate. a Developer's Agreement with Arete Real Estate & Development Company. The conditions are listed below: . Land Use:" 1. Allow single-family lots with 10' along the Golf Course and 60' to 65' width lots in other areas. 2. Maintain the redesign of the single-family lot layout so that lots do not front on.-e Street. . 3.. Allow commercial development near McCabe & SH 146 (approximately 5 acres thereby qualifying for a PUD). A further refinement of the commercial activity will be determined when the. Development Agreement is created. 4.. A 20 acres tract in center of development remains PUD without land use designation. But, underlying land use from the Comprehensive Plan indicates single-family residential. Streets: 1.. Remove existing chain link fencing on border of golf course property. 2. Avoid using a Street during construction phases of deveeopment. 3. ' Provide emergency access to the golf course from McCabe Road area (alley and gate) to allow ambulance into this area of the course. 4. - Center turn lanes on Wharton Weems should be considered. 5. Traffic -signal on Wharton Weems and S.H. 146 is needed at the time the subdivision is developed. The Developer should coordinate with TXDOT. Traffic impact study shall be initiated to look at the need for widening and additional lanes. at Wharton Weems with crossover consideration in conjunction with improvements on S.H. 146 6.. 8'h.Street not to go through. Design a dead-end with a temporary cul-de-sac added until it is determined . if additional ROW is needed for.park access. I A Special Conditional Use PermitOU04-012 . Planning and Zoning Commission July 15, 2004 7. A possible redesign of Section 5 may be needed to allow secondary access to S.H.146 and roads may have temporary cul-de-sacs to plan for future -tie-ins between Section 5 and Section 3. Detention: 1.. Ensure that lake/detention areas are continuous. Provide wrought iron fencing to prevent free movement of pedestrian traffic between the golf course and the subdivision: Install wrought iron fencing along the rear of each lot overlooking the golf courseldetention lake area or between detention lakes and. golf course,. or other fencing alignment/material approved by City staff. 2. Size outflow piping so that water is retained sufficiently to prevent flooding on the golf course or the subdivision 3.. Discuss rounding right angle corners of detention areas, (possibly utilizing City -owned land to do so); this will increase detention capacity for the lake system. - Maintenance of detention, down to the water level, should be determined in the development agreement. -5. Outflow is needed to gain access to reserve `Z', which is not owned by the applicant. Total _ volume should be in line with the recommendations by the Taylor Bayou study. Parks, trails. and landscaiping: 1. Add at least one 1-2 acre park site in additon to the passive park/detention areas shown in the 1 '` round. 2. Install play/service equipment to the -current City of La Porte park standards (e:g- pmyground, picnic areas, trash cans, barbeque pits, etc.) 3. Incorporate pedestrian/bicycle trails along the linear detention/park areas, with entry and exit to the subdivision, in at least 4-5 locations along its length . 4. - . Note that pedesh ian/bicycle trails will be primarily for the use of the subdivision owners and shall be maintained by the homeowner's association. 5.... Create winding pedestrian/bicycle trails with trees situated to add shade and landscaping to trails, both along the linear park. 6. Provide a pedestrian/bicycle path from SH 146 to Little Cedar Park along the north perimeter of the subdivision, with a connection to the east side pedestrian/bicycle trail. 7. Sidewalks are recommended along both sides of Wharton Weems and McCabe Road: 8... As advised by TxDOT, create a landscaped sound wall along SH146 outside the 10' utility easement to have to reduce noise levels for the subdivision; if berms utilized, then shrubbery planted along the top (i.e. oleanders) to provide additional sound deadening. The design of the sound wall must be approved by the City Staff : - 9.. Irrigation shall be provided to allow establishment of all plant material . 10. Clearly state in covenents or deed restrictions that it is the responsibility of the homeowners to pay for all costs for repairs that are incurred.when property adjacent to the existing golf course and. driving range is damaged.. Or if feasible, provide a protective mechanism that prevents damage to property that is adjacent to the golf course or driving range. I L. Install a pedestrian bridge over Taylor Bayou to provide continuity for internal subdivision. alternative transportation, if necessary: . 12. Return with the Developer's Agreement, plats, deed restrictions, etc. reaffirming and resolving the above conditions. 13._ Plans shown cannot change unless in the case of minor road or lot configuration as determined and approved by the Director of Planning. Mandatory Items• • Coordinate infrastiuctare plan (e.g. drainage, water and sewer) with City Staff. • All deeds, covenants, etc. reviewed and approved by the City of La Porte. • . Pay the. associated public hearing costs. . Actions Required by the Commission: • Recommend to Council approval of SCUP #04-012 with additional conditions. • Recommend to Councildenial of SCUP#04-012 and the General Plan . . n'7r d � N T.S. vi PR to J :ff ■ ■ ■:-tk LAKES AT _' BAI +SFQR''F-91 r GO F 017CJRS j --- -- i3wD Ll r �. h 1 � McC���E P.OAD a � � �—• f •� --� r-. ;r�l ram' :1 'Ri rf t� , � 1 t'. _ tip' _ { - .j - `�� ,-. � �... � b'r�•� - i � d,. .. ♦.'�'y r Al r. '._ � ..., .� - `; - 7(� '. r . -X`" i•+� 9M .�.. w.�-•F J� �j,er .� ii+c� 1. f�: �`•� °..+�: �r-, ,..;l�..,., ?:�._'.... �`-_ ...� fa-- i • . Staff Report Lakes at Fairmont Greens July 15, 2004 General Plan And Special Conditional Use Permit #SCU04-012 Request:. . Requested Bv: Requested For:. Present Zoning: Approval of a General Plan and Special. Conditional Use Permit for single- family and commercial developments. Arete Real Estate & Development Co., 135.4t acres of land located in the W, P. Harris Survey, A730, La Porte, Harris County,. Texas. This property is further described as being located. - between State Highway146. and the Bay Forest Golf Course. Planned Unit Development (PUD) Requested Use Single -Family Residential and Commercial Background: This property is located at the northeast corner of SH 146,--Wharton Weems Boulevard, and McCabe Road. It is bounded on the east by the Bay Forest Golf Course. Mr. Joe . Fogarty, President of the. Arete Estate and Development Company, . met: with the City staff on several occasions -to present -conceptual. layouts for -residential development, multifamily and commercial uses on approximately .150- acres surrounding Bay Forest Golf Course.. . At the Commission's March 20, 2003 meeting, Mr. -Joe Fogarty described. his development plans. for the proposed golf course community. Mr. Alton. Porter, Chairman of the Board of Directors, Tax Increment Reinvestment Zone (TIRZ) also addressed the Commission. He indicated .that the TIRZ board supported the subject liroject. .. After the presentation, the Commission offered the following comments: • . Consider relocating the proposed multi -family development to either at. the Wharton Weems Blvd. intersection or McCabe Road intersection; • Provide "pocket parks" within the proposed development. • "Design a -landscape berm.. that .serves as an effective buffer and screens . from noise and other impacts associated with SH 146. Based upon the initial General Plan, SCU#03-002, including the multi-'. family portion (apartments) of the development as. submitted by Mr. John Hettig, was approved in- 2003 as a joint venture. Integrated into the plan was a . land swap between Mr. Fogarty and Mr. Hettig, ..with Mr. Fogarty controlling a.20+/- acre tract at :the Northeast corner of McCabe Road and ` S.H. 146 where Mr: Hettig's apartments were being considered. Mr. Hettig,- ID LaPorte Golf Community SCU#04-012 July 15, 2004 Page 2 of 7 in turn controlled a tract in the Northernportion. of the development that was integral to Mr.: Fogarty's concept for the single family development. As a joint venture, it was envisioned that a land swap between the two developers would benefit the entire plan. In 2004, Mr. John Hettig redesigned the multi -family concept to 100 free- standing, single family rental units financed partially using Housing Tax Credits. . Given this change to the General Plan,. Mr. Hettig submitted a request for 'an amendment to SCU#02-003.. The amendment, SCU#04-007 considered the change to the General Plan as a whole. This amending SCUP went before the Commission on May 20, 2004, and forwarded to Council with a recommendation for approval by a 4-2 vote. - Council, in turn, remanded - - SCU#04-007 back to the . Commission for additional consideration:.' Mr. Hettig- is currently reassessing his options and has formally asked for his "plat" to be withdrawn. With both the- land swap and Mr. Hettig's portion of the project held in abeyance, Mr.; Fogarty is requesting a new. SCUP to forward a new. General Plan without the land swap or the multi family development _ This submittal ' is for a new General Plan; . dated June 2004, for 411 lots: and 18 Reserves on .I35.4 acres. This General Plan excludes the HeNg parcel of land adjacent to, and north of Fogarty's Section. 5, south of Section 7 and Bordering SH.146 Development in a PUD zoning district requires .that a General Plan (for the entire proposed project) and a Special Conditional Use . Permit (SCUP) be submitted. and processed simultaneously. After approval of the General Plan and SCUP by City. Council; the applicant would be authorized to submit a. Preliminary Plat. This Plat would' be reviewed and acted upon by. the Commission. Approval of the preliminary and final plats . would allow the applicant to submit building plans for review. and then to begin construction of the project.. ; 'An sis: Section 106-659 of the Code of Ordinances establishes the following criteria for review of development projects within a PUD zoning district: • Uses = Review of the City's Land Use Plan indicates "this area was envisioned as developing as low density residential with a few areas for commercial use. The proposed project is now primarily_ low density residential ;. (approximately 135.4+/ acres). The multi -family. development section at. McCabe Road and S.H. 146, which consisted' of 15 acres and a.1,5 acre tract reserved for commercial development has' been deleted and marked for future Land Plan designation of single family and commercial development.- During review of the site plan, La Porte Golf Community ' SCU#04-012 July 15, 2004 Page 3 of 7 0 Staff and 'the. Commission should look for sufficient open space, adequate parking, and -a good mix of recreational amenities. • 'Streets, Access, & Layout — State Highway . 146, Wharton Weems Blvd., and.McCabe Road provide limited access to the site.- Along SH. 146. traveling north, TXDOT is. negotiating with property owners to secure right turn lanes. at Wharton Weems and McCabe Road. These :. . lanes should help prevent traffic delays. . Given -the location: of the. Hettig property which bisects. Mr. Fogarty's" development in the North, - A possible:. redesign of . Section 5 may be needed to allow secondary. access to S.H. 146 and roads may -have temporary cul-de-sacs io plan for future tie-ins between Section 5 and Section 3. During the platting process, consideration should be given to . traffic controls along the subdivision access points that intersect with. Wharton Weems Blvd. -and McCabeRoad In addition, a sound wall bordering . the . residential development along S.H. .146. must be - constructed: This would reduce noise levels and provide for additional sound deadening for the subdivision. The developer should maintain - the redesign of the . - current layout to ensure that lots do not back onto 8t' Street. In a previous sketch plan, the ,developer provided a layout with cul-de-sacs. • . Topography —tins area is relatively flat and stable and should not Dean obstacle to this type of development. .. • Density — staff . utilized, the Land Use Plan as a guide. : With the designated land . use : as - low . - density . residential and applying a development ratio of 4.8 .units per. acre to approximately 135.4 acres, this property may yield approximately 649 dwelling units. This -current plan designates seven sections of single-family residential with average lot.. size of 60'x1101. (Larger lots are proposed abutting. the City's Golf Course.) The total number of single-family . residential lots equals 411. with a density of 3.04 units per acre. This density is considerably less than the 4.8 units per acre allowed in R I zoning districts. • , Utilities — There are sufficient water distribution facilities along frontage road of SH.: 146 and McCabe Road to supply potable water and fire protection to this proposed .project ..Provisions will have to be made to ensure that sufficient utility extensions can be made to serve the whole development:. Currently, sanitary sewer service is not available to this site; however, -as a part of . the City's master sewer plan for the. area,. easements were secured to provide.a 24" trunk main. The plan provides for two possible sites for a tie .in just near Popular Cove- and Little Cedar: The Developer, through a � Sewer. Utility Agreement, should commit . to paying for the. sanitarysewer services - and improvements needed to . provide . sewer service to this project.,and be responsible for the on -site La Porte Golf Community SCU#04-012 July 15, 2004 Page 4 of 7 improvements . needed to .'serve this project. The Developer's participation. may be an eligible expense with the TIRZ that allows the developer to seek reimbursement. • Drainage - The proposed -development lies within the Taylor Bayou Watershed. and TIRZ # 1: The channel improvements cannot directly receive- stormwater runoff from this, development. A solution is. to provide stormwater detention within this development. The proposed layout depicts several reserves along eastern boundary of the development adjacent to the golf course. These reserves are intended to provide the .drainage and detention for the full. development. The developer's :layout for drainage and detention is quite similar to the layout contained in the Taylor Bayou Drainage Master Plan: The Master Plan shows a north -south channel conveying storm water downstream to a detention pond that is less than the one provided by the developers. This layout shows wider channel areas serving as additional buffer for the golf course. Constant level ponds could also increase aesthetics for adjacent homeowners and users of the pedestrian trails. Fencing along the detention, areas to. prevent free movement of pedestrian traffic between. the golf- course - and the subdivision should be considered. Detention basins design and calculations will be reviewed thoroughly to make sure that water is retained sufficiently to prevent flooding on the golf course and the subdivision. In addition, 'the Commission may wish to determine, in a development agreement, the party that shall be. responsible for routine maintenance of these detention areas down to the water level. • Parks. and Open Space — The proposed subdivision is in close proximity to the' City's '. Little Cedar Bayou Park. The proposed subdivision : can be made accessible to Little Cedar Bayou Park and connect into the City's trails/pedestrian system with the installation 'of sidewalks, ' and other pedestrian facilities (e.g. interconnecting trails). ' The plan also shows several reserves serving as pocket parks and open spaces. In addition to the passive park/detention areas, the"development proposal could include in- its deed restrictions that these areas are private and maintenance . would be the responsibility of the Homeowner Association. The Developer could submit to the City for approval. a park plan showing the- playground equipment that will be installed. Staff suggests pedestrian/bicycle trails to be incorporated, along - the . detention/park areas at several points into the subdivision. This would connect the developments private areas with the public (City owned) trail system. La Porte Golf Community SCU#04012 July 15, 2004 . Page 5 of 7 • Construction Schedule —Given recent delays in the Hettig project, the original start date of January 2004. has been delayed considerably. With a late 2004 start date, the project should reach build out in 2011-2012. . Recommendation: Based on items discussed under the "Analysis" section, Staff recommends . Planning and Zoning Commission's approval with the following conditions for - adoption of a-. Special Conditional - Use Permit, and direct staff to coordinate a Developer's Agreement with the applicant. The conditions are listed below: Land Use: 1.: Allow single-family lots with '70' along the Golf Course. and 60' to 65' width lots in other areas. . 2. Maintain the redesign of the single-family lot layout so that lots do not front on e. Street: 3. Allow commercial development near McCabe 8i SHA46 (approximately: 5. acres thereby qualifying for a PUD). A further 'refinement , of: the' commercial activity'. will . be determined when the Development Agreement is created. 4. • A 20 acres tract in center of ' development remains- PUD without. land use designation. - But, underlying land use from the. Comprehensive Plan indicates single-family residential.. Streets: 1. Remove existing chain link fencing _ on border of golf: course Preperi3'� 2. Avoid using 8a' Street during construction phases . of devleopment: . 3'. Provide emergency access to the. golf. course from McCabe . Road area (alley and gate) to allow. ambulance into this. area of the -course. 4. Center turn lanes on Wharton Weems should be considered'. : "5. Traffic signal on. Wharton Weems and S.H. 146 is needed at the time - the subdivision is . developed. The .Developer should coordinate with TXDOT. Traffic impact study shall be initiated to look at the need for widening and additional lanes- at Wharton Weems with crossover. consideration in conjunction with improvements on S.H: 146 . 6.: 8a' Street not to go .through. Design adead-end with a temporary cul-de-sac added until it is determined if additional ROW is needed for park access. 7.. A possible redesign of Section 5 may be needed to allow secondary access to S.H. 146 and roads may have temporary cul- de-sacs to plan for future tie-ins between Section 5 and Section 3. . • La Porte Golf Community SCU#04-012 July 15, 2004 Page 6 of 7 Detention: 1. Ensure that lake/detention areas are continuous. Provide wrought :iron. fencing to prevent free movement of pedestrian traffic between ..the golf course and . the subdivision. Install wrought iron fencing along the rear of each lot overlooking the golf course/detention lake area or between detention lakes and golf course, or other fencing alignment/material approved by City Staff.; 2. Size outflow piping so that water is retained sufficiently to prevent flooding on the golf course or the subdivision 3. Discuss - rounding .right -angle corners of. detention areas, . (possibly :utilizing City -owned land to do so); this. will increase detention capacity for the lake system. 4. Maintenance of detention, down to the water level, should be' . determined in the development agreement. 5.- Outflow is needed to gain access to reserve `V, which is not owned by the applicant. Total volume should be in .line with the recommendations by the Taylor Bayou study. Parks, trails, and landscappina: 1.. Add at least One :1-2 acre park site in additon to the passive park/detention areas shown in the 1st round. 2. : Install play/service equipment to the. current City of La Porte park standards (e.g. playground, picnic areas, trash cans, barbeque pits; etc.) 3. Incorporate pedestrian/bicycle , trails along the - linear detention/park areas, with entry and exit to the subdivision, in at least 4-5 locations along its length. 4. Note that pedestrian/bicycle trails will be primarily for the use of the subdivision owners and shall be maintained. by the homeowner's association. 5. Create winding pedestrian/bicycle trails with trees situated to add shade add landscaping to trails, both along the linear park. 6. Provide a pedestrian/bicycle path from SH 146 toLittle Cedar Park along the north perimeter of the subdivision, -..with a. connection. to. the east side pedestrian/bicycle trail. . 7. Sidewalks are irecommended along both sides , of Wharton Weems and McCabe Road. 8. As advised by TxDOT, create a landscaped sound wall along SH146 outside the:10' utility easement'to have to reduce noise levels for the subdivision;-. if berms utilized, then shrubbery planted" along the top (i.e. oleanders). to provide additional. sound - deadening. - The design of the sound wall must - be . approved by the_ City Staff. 9. Irrigation 'shall.be .provided to. allow establishment of all plant material. t La Porte Golf Community SCU#04-012 July 15, 2004 Page 7 of 7 10. Clearly state in covenents or deed restrictions that it is the responsibility -of the 'homeowners to pay for all costs for repairs that. are incurred when property adjacent to the existing golf course and driving range is damaged. Or. if • feasible, provide a protective mechanism' that prevents _ damage to property that is.adjacent to the. golf course or driving range. 11. Install a pedestrian bridge :over Taylor Bayou to : provide . continuity for internal subdivision alternative transportation, if necessary: ±. 12. Return with the. Developer's Agreement, - plats, . - deed restrictions, etc.. reaffirming and resolving the above conditions. 13. Plans shown cannot change unless in the case of minor road or lot configuration as determined and approved by the Director of Planning. Mandatory Items: :1. - Coordinate infrastructure plan. (e.g.. drainage, water and sewer) with City Staff: 2. , All deeds, covenants, etc. reviewed and approved by: the City of LaPorte. -3.. Pay the associated public hearing -costs. Options: 1. Close the public hearing and recommend SCU#04012* and General Plan to City Council with. conditions as stated. City of LaPorte -` Special Conditional Use Permit # SCU 04 12 This permit is issued to: Arete Real Estate & Development Co. Owners 340 N Sam: Houston Parkway East. $uite#140 Houston, TX 77060 Address For Development of: Proposed Lakes at Fairmont Greens Development Name Located at SH 146 south of Baypoint townhomes Address Legal Description: 135.4+/- acres of land beinc located in the W.P. Hams Survey: A-30 City of La Porte, Hams County, Texas Zoning: Planned Unit Development (PUD) Use: Single-family residential and commercial Permit Conditions: Land Use: 1. Allow single-family- lots with .70' . along the Golf Course and 60' to. 65'. width lots in other areas. 2. Maintain the redesign of the single-family lot layout so that lots do not front on 8" Street. 3. Allow commercial development near McCabe & SH 146 (approximately 5 acres thereby. qualifying for a PUD). A further. refinement of the ' commercial activity will be determined. when the Development Agreement is created: 4: A 20 acres tract in center of development. remains PUD without land use designation. But, underlying land use from the Comprehensive Plan indicates single-family residential. Streets: 1. Remove existing chain link fencing on border of golf course property. 2. .Avoid using a Street during construction phases. of deveeopment 3. - Provide emergency access to the golf course from McCabe Road area (alley and gate) to allow, ambulance into this area of the course. 4. . Center turn lanes on Wharton Weems should be considered.- 5. Traffic signal on Wharton Weems and S.H: 146 is -needed at the time the subdivision is developed. -- The Developer should coordinatewith TXDOT.- Traffic impact study shall be initiated to look at the need for widening and additional lanes at -Wharton Weems with crossover consideration in conjunction withimprovements on S.H. 146 6. 8m Street not to go through. .Design a dead-end with a temporary cul-de-sac added until it is determined if additional ROW,is needed for park access. 7. A possible redesign of Section 5 may be needed to allow secondary access to S.H. 146 and roads may have temporary cul-de-sacs to plan for future tie-ins between Section 5 and Section 3.' Detention: 1. Ensure that lakeldetention areas are continuous. Provide wrought iron fencing to prevent free movement of pedestrian traffic between the golf course and the subdivision. Install . wrought icon fencing along the rear of each 'lot overlooking the -golf courseldetentiori lake'. area or between detention. lakes and golf course, or other fencing alignment/material approved by City Staff. 2. Size outflow piping so that water is retained. sufficiently to prevent flooding on the golf course or the subdivision. 1' Discuss rounding right angle comers of detention areas, (possibly utilizing City=owned land to do so); this will increase detention capacity for the lake system.. 4. Maintenance of del&on,.; down to the. water level, shoul`e determined. in the development agreement. 5. Outflow is needed to gain access to reserve `Z', which is not'owned by the applicant: Total volume should be in line. with the recommendations by the Taylor Bayou :study. Parks, trails, and landscaping:... 1. Add at least one 1-2 acre park site in additon to the passive park/detention areas shown in the 1' round. 2. Install play/service equipment to the current City of La Porte park standards .(e.g.- playground, picnic areas, trash cans, barbeque pits, etc:) - 3. Incorporate pedestrian/bicycle trails along the linear detention/park areas, with entry and exit to the subdivision, in at least 4-5 locations along its length. 4. Note that pedestrian/bicycle trails will be primarily for the use of the subdivision owners and shall be. maintained by the homeowner's association. 5. Create winding pedestrian/bicycle trails with trees situated to add shade and landscaping to trails, both. Along the linear park: 6. Provide a pedestrian/bicycle'path from SH 146 to Little Cedar Park along the north perimeter. of the subdivision, with a connection to the east side pedestrian/bicycle trail. 7. Sidewalks are recommended along both sides of Wharton Weems and McCabe Road.. 8. As advised by TxDOT, create a landscaped sound will along SH146 outside the 10' utility easement to have to reduce noise levels for the subdivision; if berms utilized, then shrubbery planted along the top: (i.e. oleanders) to provide additional sound deadening. The design of the sound wall must be approved by City.Staff. 9, Irrigation shall be provided to allow establishment of all plant material. 10. Clearly state in covenents or deed restrictions that it is the responsibility of the homeowners to pay for. all costs for repairs that are incurred when property adjacent to the existing golf course and driving range is damaged. Or if feasible, provide a protective mechanism that prevents damage to property that is adjacent to the golf course or driving range: : 11. Install a pedestrian bridge over Taylor Bayou to provide continuity for internal subdivision alternative transportation, if necessary. 12. Return with the Developer's Agreement; plats, deed restrictions, etc. reaffirming and resolving the above conditions. 13. Plans shown, once accepted, cannot change unless in the case of minor road or lot configuration as determined and approved by the Director of Planning. Mandatory items: 1. Coordinate infrastructure plan (e.g. drainage, water and sewer) with City Staff. 2. All deeds, covenants, etc. reviewed and'approved by.the City of LaPorte. 3. Pay the associated public hearing costs: 4. Comply with. all other applicable laws and ordinances of the. City of La Porte and the State of Texas. Failure to begin construction within 12 months after issuance or as scheduled under the terms of a special conditional use permit shall void the permit as. approved, except upon an extension of time granted after application to the Planning and Zoning Commission: If construction is terminated after completion of any stage and there is ample evidence that further development is not contemplated, the ordinance- establishing such special conditional use permit may be rescinded by the City Council, upon its own motion or upon 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: 0 0 . . . . . ........... . WA-4-7-1 MCDM MAP Ml 'I= BOULEnEMD �i�if rtr 4f mc IAIKES AT FAIRMONT GREENS' 3UBDY6fd W 1=4 Y,10S W LAND ,Loomw� &GAY Bayforest Ranch: Special Conditional -Use Permit #SCU04-007 = (Amending' #SCU03-002) . -A.. Commission Action'Request B... . Aerial Map C.. Zoning Map A Staff Report.. : E. SCUP F: Memos w/enclousres G.. G:eneral Plan Special Conditional Use PermitII04-007 Amending SCU #03-002 . Planning and Zoning Commission July 15, 2004 Location of Proposed Development 2000 Block of State Highway 146 Legal Description W. P. Harris Survey, A-30. Applicant Hettig Management Corp. and Amte Real Estate & Development Co Present Zoning Planned Unit Development(PUD) Designated Area La Porte Golf Course Community Acreage 20 acres Surrounding Zoning North Planned Unit Development.. East:- Planned Unit Development -South Planned Unit Development • West Planned Unit Development . As in eustin SCU#03-002 (PUD) (PUD) (PUD) .. . (PUD) Land Use Map Residential -1 Activity Proposed Multi -Family Residential Stand alone units Summary: • This application for an amending SCUP was heard by the Commission on May 20, 2004. A permit with 28 supplemental conditions was forwarded to City Council. • City Council considered the application on June 14, 2004, and remanded the issue back to P&Z for further. consideration. Subsequent to the Council's decision, Staff received a letter from the applicant stating that the delay mi the project causes him to "...reassess our options." • On June 22, 2004, Staff received an email from the consulting engineer "...formally requesting the plan for Bayforest Ranch be withdrawn from the upcoming Planning and Zoning Commission Agenda". • Since the issue was directed by Council to be placed back before the Commission, it remains on the aged • The subject property is located at the northeast corner"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. seelcing 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 were. approved with the land use as multi-fatnily development (apartments). The intended development is a deviation of the approved General Plan and SCUP. . • 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, if P&Z wishes' to consider this again. If item #5 of this agenda is approved then subject item needs to be formally denied. Recommendation: While the project was not consistent with the Special Conditional Use Permit #SCU03-002 and General Plan, staff recommended its approval as a reasonable project with stated conditions at the hearing on May 20, 2004. Given the continuing concern over the general nature of the development, the financing tools being considered, the probable delay in the development detailed in the parent SCU#03-002 (The Lakes at Fairmont Greens) and with the recent request of the applicant; Staff recommends denial of SCU#04-007. Zoning would revert back to a PUD with underlying land use as Low Density Residential, or as approved on preceding agenda item #5. • • Staff Report : July 15, 2004 Bayforest Ranch Special Conditional Use Permit #SCU 04-007 Request:. Approval of a Special Conditional Use Permit (SCUP) for a.100-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. Requested Bv: Hettig Management Corp: and Arete Real Estate & Development Corp. Requested For: 15± acres of land located in the W. P. Harris Survey, A-30, La Porte, Harris" County, Texas. This property is further described as being. located between State Highway146. and the Bay Forest Golf Course. 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 150 acres surrounding Bay Forest Golf Course. Present Zoning: 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. " Requested Use:: Multi -Family Residential-Developmeni (100 freestanding individual units)-. During the presentation the Commission MU hear commentstpositions 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 Planand previous .SCUP were approved. Background: This application was considered by the Commission on May 20, 2004. The application' and SCUP were approved and forwarded to Council with 28 conditions. - Due to contnnufng concerns about the general nature of the development: 'and financing tools being. used, the City Council, at their Jane 14, 2004,.. meeting. remanded the issue back to the Commission for farther consideration. Bayforest Ranch SCU04-007 July 15, 2004 Page 2 of 5 Subsequent to Council's decision, Staff received a letter from the applicant . stating that he is reassessing his options, and an email from the consulting engineer formally requesting withdrawal of � the issue from -the Commission's July 'IS, 2004, agenda: Given that Council directed the action, this application remains on the.agenda The developer' (Arete) submitted a General Plan and Special Conditional Use Permit SCU#03-002 for. ±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, meeting, a public hearing was held. During the public hearing, the Baypoint - . Townhomes residents questioned the extension of .8& Street through their neighborhood into the proposed development. In. addition, the residents submitted.a petition against the extension of S. a Street. . During their September 18,. 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 ConditionalUse Permit #SCU03-002 with one amendment removing the connection., to a Street. The permit 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 multifamily 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, - Bayforest Ranch SCU04-007 July 15, 2004 Page 3 of 5 Golf Community -and it is not in compliance with the earlier permit conditions: • Streets, Access, ' & -Layout - . The layout shows private streets with - 50'rights-9f--way with- 28' 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.. . o 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 not available to this site. However, the City's master sewer plan ford 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 A. 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 BayforW Ranch SCU04-007 July 15, 2004 Page 4 of 5 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 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: SCU#04-007 as forwarded to City Council, is attached for your review.. Given the continuing concerns about the general nature'of the project and the financing tools being considered,, and the applicant's wishes to withdraw the . "plat" and reassess. options available, we recommend denial. of SCU#04-007. Zoning would revert back to' PUD with the underlying land use as Low' Density Residential, or as approved on. preceding agenda item#5. "Draft" City of LaPorte Special Conditional Use Permit.# SCU 04-007 AMENDING SCU 03-002 .This permit is issued to: The Hettin Management Corp. .and Arete Real Estate Corp Owners 340 N Sam Houston Parkway East. Suite#140 Houston, TX 77060 Address 5325 Katy Freeway Suite #1 Houston. TX 77007-2257 Address For Development of. Proposed Bavforest Ranch and Amendment to SCU #03-002 Development Name Located at SH 146 north of McCabe Road Address Legal Description: 20 acres of land being located in the W.P. Hams Survey, A-30 City of La Porte, Hams County, Texas Zoning: Planned Unit Development (PUD) Use: Multi -family residential (Stand Alone Units) 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. . 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. 5. This 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. 10. Ensure pedstdaii access to trails system from within the development without entering McCabe Road ROW .or S.H. 146. I L Return with the Development Agreement, plat, deed restrictions, covenants, lease agreements, HOA covenants etc. reaffirming and resolving the above conditions for approval by the City. 12. The applicant must secure a maintenance bond, according to the City's multi -family provisions, or seek an approved alternate. 13. If current or future owners area qualified .501 c(3) or a governmental 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 governmental 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 bf 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' kOWs. 23. Development requires landscaping of individual lots andtress 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. Ensure.thatplanned amenities. (e.g. pool, parks, playgrounds and equipment, clubhouse etc.) are constructed. 27. Ensure that a system, approved by the City, is in place to provide priority for La Porte residents. 28. Per condition number 13, ensure that property.value, rather than income value, is factored"for the payments in lieu of taxes made to the taxing entities as stated previously. 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: RECEIVED. +40r JUN z 2 2004 City of La Porte . , ' PLANNING.DEPT . ftXA9 Interoffice . Memorandum 'To: Planning and Zonin C 'Won From:' John Joerns, Assistant anager Date: - June 17, 2004 . Subject: • Bayforest Ranch On June 14, City Council conducted its Public Hearing regarding the request by John Hettig (Bayforest Ranch) for an amended SCUP.. After the Public Hearing the Council remanded the SCUP back to P&Z. There were several reasons for that action, the most significant being . information received for Harris County Housing Authority on Friday, June 11 (too. late to be included in Council Packets). Enclosed is that information (email) and the response -that staff delivered to City Council at the June 14 meeting. There was also some significant Council and public comment made that evening. We will summarize those comments and forward to. you at a later. date. JJ/ml c: TIRZ/Redevelopment Authority Debra B, Feazelle, City Manager Cynthia Alexander, Assistant CityManager. Nick Finan, Interim Planning Director 1ST Pagel of l ' Joerns, John From: Turkel, David (CEDD) [David_Turkel@hctx.net] Sent: Friday, June 11, 2004 2:42 PM To: John Joerns (joernsj@ci.la-porte.tx.us);'assistantcitymanager@ci.la-porte.tx.us' Cc: Powell, Nancy (CEDD); Barry Kahn; Rodriguez, Olga (Commissioner Precinct 2); Rozell, Mike (County Judge's Office); Lykos, Nicholas (County Attorney) Subject: Economic/Community Development Project - Bayforest John, Thanks- for the meeting this morning — we feel much more optimistic now. I just spoke to Barry Kahn regarding Bayforest. He must decide by June 18th if he will move the project forward or not. Accordingly, the actions of . your City Council will play an important role in that decision. Of the 28 Permit Conditions, the following would have to be withdrawn or modified (as shown) in order for the project to be undertaken: 1. .Item #9 (Sound Barrier Wall): ' Either this item would be withdrawn, or its cost would have to be paid.for by the TIRZ 2. Item #12116 (Maintenance Bond/Sinking Fund): Either these items would.be withdrawn, or cost would be' paid for by the. TIRZ I. Item #27. (Priority to LaPorte Residents): As there may be Fair Housing and Tax Credit problems with this item, no guarantee could be made without approval of County Attorney 4. ' Item #13/28 (Payment In Lieu of Taxes): Agreement must be structured like all current County agreements 50% of HCAD's assessed valueto be froien at the 31d year's level.: . 5. No Item number: Extend 12 month construction commencement requirement to 24 months.. Without the relief requested in the items above, it will not only be impossible to develop Bayforest; but. in our opinion, such requirements will prevent new affordable housing from being created in LaPorte. This would be a' tragedy for the low income individuals and families of east Harris County. We will look forward to. your. City Council meeting next week. Please call me if you have any questions.: David Turkel David Turkel, Director Harris County Community & Economic Development Department 8410 Lantern Point Drive Houston, Texas 77054-. Tel: 713-578-2002 Fax: 713-578-2090 6/11/2004 q, E -wjo4ovL 604WAT, Ar^7?-Y 0 �- i :T d -ol .;$i' PAVM SrRC'C!T _j T9 14. 6 1 . . . . . . 2e-L-AI-`rF 7 T-T r z;J L. L . LJii L. 0 50' ROW 28' PAVED s7�qriur r4' RESER7 VE i5' 11 itJI I 22.4 ffA A h �JNL J L---Hl I SF TRACK -7 i — — — - — N — - 539" W — - F832.5' 9^4 RO AD Mc'ABE 1-31-C'. LIS ST;NiD ;L-0T E-1:Z"E' = 50' X 90' = 4,-50"0 SF .'ER0 LOT LINE Mr AOMA N 0 • Fairmont Park East Business Park - mal Plat Planning and Zoning Commission' July 15, 2004. Location of Subdivision 10400 Block of Fairmont Parkway Legal Description. A 4.747 acre tract out of W. M. Jones Survey, A- 482. Applicant Eddie V. Gray Present Zoning General Commercial G Requested Zoning General Commercial (GC) Acreage 4.747 acres Surrounding Zoning North General Commercial (GC) East General Commercial (GC) South Fairmont Parkway West- General Commercial Land Use Ma p Commercial Activity Proposed Commercial Summary: • The applicant is requesting approval of a final plat for proposed Fairmont Park East Business Park to be, located along Fairmont Parkway. • During the January 15, 2004 meeting, the Commission approved the preliminary plat. • Past discussions on considerations for site development and rezoning included: a) Provide controlled :access easement for unrestricted reserves 3, 4, 5, & 6 along Fairmont Parkway. The driveways should be limited to 2-3.. b) Work with staff'and .look into common access limiting driveways on Fairmont Parkway and check mortgage companies' lending practices for properties that share access c) Submit a final plat along with all applicable documents. d) Submit construction drawings showing water, sanitary sewer, and storm sewer manaoPmem e) Provide covenants, conditions or restrictions for the proposed business park. f) Secure a driveway easement to the rear of all properties that exit on Farrington Blvd. • Staff and the developer held meetings to discuss the above issues. . • The construction drawings also show a 50' common use access easement to be shared by all unrestricted reserves. • Developer continues to state that a rear driveway access is not feasible. Recommendation: Staff reviewed the final plat'along with required documentation'and found it to be in compliance with the applicable ordinances. Staff recommends approval of the final Plat. Future considerations for site development plans and rezoning applications for adjacent properties include: • Traffic Management Plan.. Secure a joint driveway to the rear of all properties that exit on Farrington Blvd • Subdivision covenants and restrictions should reflect a reference of common use . access easement : and the owner/developer shall be responsible for its management • Access for reserve 1 on Farrington Blvd. shall be the common access drive only. • . 'Determine landscaping, screening and buffering mechanism. to protect proposed. residential from commercial developments in the rear: Commission's Actions W;ilvr� !/7�r r.��� ,� }� i iya •=� i � { i, � r r. "�-""`� / 4,"" • � !` -�,.� �' �. �i rr = �' `�� , a,$rt l �... f. 1. Jll I -yam �'rC. t �� t : li'1 • ��' �t -^Y iJFt^W� � :Nl�.�r� `�j r '�: '•� t. 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'�a1.. :r;. ,iJr. .i ~:! =v_ �-�'�+.rp t{t `7 � i f f''.�i� l _ - -'� �7 - Tss ii } ': \J' � .I r. l,.+, 'ty, s .:�.. 3 ' Y' �•`r �l )' .Y �\�� i % t t �� �.. .,`3r"•^ i.'^•.k, f i � ".� ��' � i 4' "_'�-_eI ♦ ;, ,� a �' 'w.�p � } o•P ?i�: ,. y vY-,.• 1 -� [� :u. + _t::• � f.. :.�ir3, �V Y Tf.�� 1 ••�..::nw/.. ? •. <!. �.:d}..?. ♦'�::�.}I,f' �'� .a c. +-Yrt .i .- .r'�_ •-f �*_ t ii -. �'S_ ' j�a �' . b`:F ` �- u • FAIRMONT BUSINESS PARK FINAL PLAT GC R-1 R-2 ® UNRESTRICTED RESERVES 1,3,4,5,&6 Staff Report . AML Fairmont Park East Business Park' " July 15, 2004 Unrestricted Reserves --Final Plat . Requested By: Eddie V. Gray; Trustee, Fairmont Park; JV : Requested For: A 4.747' acre trail out of an 10.5974' acre tract (TR 32, Fairmont Park, N.), - located in the :William M: Jones Survey; Abstract-482, . City of La Porte; Harris County, Texas.. M. Location: 10400 Block. of W. Fairmont Parkway, at the northeast corner of Fairmont Parkway. and Farrington Blvd. Present Zoning:. General Commercial (GC) - Bickszround:.. During the January. 1.5, 2004 meeting, .the_'Commission: asked: the developer to consider the following items related to this project: • Provide a controlled access easement for unrestricted reserves 2, 3, 4, 5, and:6 along Fairmont Parkway. The driveways should be limited to 2-3: • . Developer to work with staff and look into. common access limiting driveways ,.on Fairmont Parkway.: Check with mortgage. companies' : lending practices for properties that share access: • Submit. a final plat along with all applicable documents... • submit construction drawings. showing water, sanitary. sewer, and storin` water management: • . Provide covenants, conditions :or restrictions for the .proposed business park.' •.: Consider' a driveway easement tia the. rear of all properties. that exit on Farrington. Blvd:' To accomplish the -above, the Commission agreed�to approve the preliminary . plat for Fairmont Park East Business Park.' The applicant owns approximately 20-acre. tract or parcels of land along both sides of Farrington Blvd The area under consideration comprises.4.747acres, of land to :the. east of existing commercial uses along Fairmont Parkway. The :. property will be identified as Fairmont Park East Business Park, Unrestricted Reserves 1, 3, 4, 5 and 6. The owner has- proposed unrestricted commercial: - reserves for the'.purpose. of establishing ;. miscellaneous' : commercial developments.." Staff held 'meetings with the developer to . address the .above issues' and . secure controlled access: easement along Fairmont Parkway. As .directed by the Commission, the, developer has to provide sidewalks- that would provide . ` pedestrian access to. connect Big. Island Slough to the Exxon -Mobil Pipeline FPE Business Park July 15, 2004 — P & Z Meeting : Page 2 of 3 Analysis: as described in the City's Pedestrian Plan. The plat shows the building lines at 68 A.: from, the property line. The plat ' for unrestricted reserve 2 was previously considered and approved by P&Z and City Council. There is a 50 ft. wide controlled access easement, which will be shared by the remaining commercial reserves along Fairmont Parkway. A typical controlled access mechanism is shown on the plat. However, the applicant stated some reasons ' not to provide a joint driveway to the rear of these reserves to exit on Farrington Boulevard alongside of the Dollar General's access drive. Staff reviewed the following elements of the 'Comprehensive Plan in relation to the applicant's proposed development. • Land User Review of the City's Land Use Plan indicates this area is envisioned as developing for commercial use. The proposed project is primarily for commercial uses permitted per Section 106-441, Table A, of ,the Code 'of Ordinances. The. proposed development has ..five unrestricted reserves for commercial development. • Access Management & Layout: Fairmont Parkway, a 250' right-of- way; is a.semi-.controlled access highway. Since traffic movement is the primary . function of this arterial roadway, access management is essential. Staff and the developer worked in restricting the. driveway access , of all' commercial - lots that . front on Fairmont. Parkway. Therefore, a controlled access. easement is. secured along Fairmont Parkway. A 50 ft. wide common use access easement will serve all unrestricted reserves along Fairmont Parkway. The owner/developer shall be responsible for management of this -proposed common access. easement along Fairmont Parkway. • Setbacks; The setbacks proposed for the reserves are'68 ft. on the front and 20 ft. to the rear adjacent to' f iture: residential. Additional setback provided on the front will facilitate a common access easement including drives, parking, and landscaping. • Utilities: There.- are sufficient water distribution facilities along Fairmont Parkway_ to .supply potable water and fire protection to. this proposed project. A 12" water line runs east and .west along Fairmont . Parkway. Currently, sanitary sewer service is not readily available to' this site. As the City has a 21" trunk. sewer main along Fairmont Parkway, provisions will have to be made to provide a standard drop manhole. Service leads for each lot shall discharge `directly into the' . sanitarysewer manhole. The construction drawings show a 6" sanitary sewer line within the common use access and utility easement. This line drops into an existing manhole as "T" connection. FPE Business Park • July 15, 2004 — P & Z Meeting Page 3 of 3 • Landscaping & Screening:. As a part of the Commission's action, site " plans shall included buffering measures and/or site -bearing fence with landscaping along rear property line. Staff recommends a six-foot site -bearing fence with landscaping including trees along the rear property line which will help reduce the possible impact of light or noise to the adjacent residential properties. Conclusion: Staff, using Section 4.04 and Appendix D of the Development Ordinance as a guide, has reviewed- the, plat and found it to be in compliance with applicable Development Ordinance requirements. At this time; the final. plat for Fairmont Park East Business Park is recommended for approval. Future development site plans and possible rezone -applications for adjacent properties might include: •. Secure a joint- driveway to the. rear of all properties that exits on - Farrington Blvd: • Subdivision covenants and restrictions should reflect a reference of common use . access . easement and. the.. owner/developer. . shall be responsible for its management = • Access for reserve 1 on Farrington Blvd. shall be a common drive only. • Determine landscaping, screening and buffering mechanism to protect proposed residential from commercial developments in the rear. Commission's Action: • Approve the final plat • Disapprove the final plat, which requires filing 'of a new final plat: rHA Nu, r, ue CITY OF I PORTS PLATIMAJOR DEVELOPMENT SUBMITTAL olrRM U3E ONLY APPLICATION D�r� sEcEv>rn: 3 M` ' (All plat submittals to be review d snd conside[ed ,:. for pt-eseintation . to the Planning' and ' Zoning tEC� Commission must be accompanied by. this PiJ1N M0. a ZONING bIF.hTirlG application- and necessary documentation -i'ssrted . DATE: hereln.. Submittals verb! not be reviewed: by staff . without this -application-) - Type of Submittal: General Plan L. : PrellminarY_Plat W Final Plat (L) Major Development Site Plan. L. Date: Contact Persons)-J, W. Gartrell*.. Jr,` Phone: 409-935-2462 Name of Proposed Deveioprnent: Fairmont Park ..East Business Park Name of Developer: Eddie V. Gray,. Trustee Phone:. 281-=422-3677 Address of .Developer: 'P • G." Box..638, Baytown, Texas 77522 Number of Sections: ' 1 Numbet. of lots: 5 Legal Description of Property: Shown on, PTat-. Filing Fee: Amount Checks should be' made payable to the .City of La Porte. List All Other Contact Persons: Name Ad r ss Pone Fax _ I I I I el im OKCONSTRUT OF rA=I ,q1 A10 1NL NaIDN 2Ce 3 6 a woa�r UMM umffhAmw M M 1 AND oner LASWW �a rAsn,oa FM Howe DWYOM. nae woort m K we s+doas m TIC rKr AND KST AK NOT PIWWM K 0 18 NaNTML 50 0 50 100 150' M0112a AIIC DATA 140Aa• "'w as., r SCALE IN FEET m n. 1aa.,r or44.4a' • .l I IUN I r FAIRMONT .PARK EAST BUSINESS PARK RESERVES 1, 3, 4, 3 AND 6 CITY OF LA PORTE HARR/S COUNTY, TEXAS 10 B 13 � 1a us I-, _ ; , 1 I`wLL 4•uc 1a aNNwac CLL��`` �� `�fC.#a�'�Oj1rN1 / ,/ ,4 �.0 14• I RESERVE 1 0.809 ACRE I � � 'a 4• ut LNE ,4• / / / Lie UL / _ �_ K2N YE r I I (U288518 HCDR) I I t� �qy ,a me I I 1a ace I1/ ■ yyy��"Y" ,R Geoft Dawa UK >�-e�acx r// uw (R8205�99D HCDR) I sm I USDD I am[ I� I ,a aeK I I RESERVE 1� � 11 � RESERVE 6 / I sSTAMa I ® = I I RESER _z _ ._ _ I = I I ua m,,,/ ® • RESERVE 4 I ta,c SrT • I �. 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Ato . UOtM tot Cr rAUM0 r FA~ t, d an ,tat Mmiti L"Detr SITE f%6,°tt UK ACCM FASOM wo�u,un;womrtwo s e 2frU'I.1..I-_: r. -_ - VA. FASIMEW „te atetoe •_ °,oa W rot runtte ow`swr. K wa ' . to tt r `� •. nm10a m Im 0 - Is mamma .».. f nle B w VICINITY MAP 8 KIN tors MC. 2MI 579 7.1 ;h Cl t 91to �x Ot�w�V 'tic W. as a0 s R ne Z''.,o�. b. �N uo W (D iE W z — UJ V W LU ch W �E Y) J ui cj:' 'F—'^ VJ O ZM W V Qo U- O ,J n. D 3 y uj Ally to m" MAL PLAT PAGE 1 OF 2