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08-19-2004 Regular Meeting, Public Hearing, and Workshop Meeting of the La Porte Planning and Zoning Commission
• Minutes- of the Meeting MANNING AND ZONING COMMISSIOP MINUTES OFAUGUST 19, 2004 Members Present: Betty Waters, Dottie Kaminski, Doretta Finch, Nick Barrera, Paul Berner, Kirby Linscomb, Jr., Hal Lawler (Alt. A), and Ross Morris (Alt. B) Members Absent: City Staff Present: Planning Coordinator, Masood Malik; City Prosecutor, Clark Askins; Planning Secretary, Peggy Lee Note: District 6 position vacated by Ralph Dorsett; Hal Lawler voting as Alt. A 1. CALL TO ORDER Meeting called to order by Chairperson Waters at 6:00 P.M. 2. APPROVE MINUTES OF THE JULY 15, 2004, REGULAR MEETING & PUBLIC HEARING. Motion by Doretta Finch to approve the Minutes of July 15, 2004. Second by Paul Berner. The motion carried. Ayes: Finch, Berner, Kaminski, Barrera, Linscomb, Lawler, and Waters Nays: None Abstain: None 3. CONDUCT- PUBLIC HEARING AND CONSIDER RECOMMENDATION TO CITY COUNCIL.;..=: ' EGARDINO REZONE REQUEST #R04-008 FOR 1.75 ACRES OF LAND LOCATED IN THE 9700 BLOCK OF SPENCER. HIGHWAY, FURTHER DESCRIBED AS TRS 11A AND 11B, BLOCK3; W.J... -PAYNE SUBDIVISION,.W.M. JONES SURVEY, A-482, LA PORTE, HARRIS COUNTY, TEXAS.:TH.E, CITY OF LA PORTE SEEKS TO REZONE THE PROPERTY FROM LOW DENSITY RESIDENTIAL (R-1) TO GENERAL COMMERCIAL (GC) FOR AN EXISTING COMMERCIAL STRIP INCLUDING�A PROPOSED SITE FOR FIRE STATION NO. 2 TO BE LOCATED AT 9710 SPENCER HIGHWAY. ' Chairperson Waters opened the public hearing at 6:00 P.M. Planning Coordinator, Masood Malik, outlined the material presented to the Commission. Staffs review of the Zoning. Map revealed an existing commercial strip site at the southeast corner of Spencer Highway and Underwood Road zoned Low -Density Residential (R-1), however commercial establishments have been operating at the site for several years as pre-existing and non -conforming. The City plans to build a new Fire Station (#2) adjacent to this site, at 9710 Spencer Hwy. The requested rezone would include the fire station site and would also bring the existing non -conforming commercial strip into a more conforming use. There were no comments from the audience. Chairperson Waters closed the public hearing at 6:05 P.M. Motion by Paul Berner to recommend to City Council, approval of Rezone Request #R04-008 for 1.75 acres of land located in the 9700 Block of Spencer Highway from Low -Density Residential (R-1) to General Commercial (GC). Second by Kirby Linscomb, Jr. The motion carried. Ayes: Berner, Linscomb, Barrera, Kaminski, Finch, Lawler, and Waters Nays: None Abstain: None Planning and Zoning Commission • • Minutes of August 19, 2004 Page 3 ■ Plans for lift station location, as understood by engineering firm. ■ Architecture and price range of proposed apartments and townhomes. ■ Fund for continued maintenance of townhomes. ■ Ingress/Egress for both apartments and townhomes. ■ Need for definitive plans for the project as a whole. Chairperson Waters closed the workshop at 7:55 P.M. The Commission took no action. 5. DISCUSS RURAL, LARGE LOT SINGLE-FAMILY RESIDENTIAL DISTRICT. Chairperson Waters spoke about the town meeting held to discuss the proposed rural, large lot single- family residential zoning district. The Commission was provided a list made up of individuals willing to serve on the district's review committee. At the town meeting, Wayne Knox told Commission Member Doretta Finch he was interested in serving on the committee. Board of Adjustment Chairperson Sidney Grant contacted Chairperson Waters and asked to be placed on the committee. Doretta Finch will also serve on the committee. Commission Member Nick Barrera will facilitate the meetings, which will be held on the first Thursday of each month at 7:00 P.M. in the City Hall Council Chambers. STAFF REPORTS There were no staff reports. 7. ADJOURN Chairperson Waters declared the meeting adjourned at 8:30 P.M. Su milted by, eg Planning ecretary Planning and day ofZ4&f, 2004. ff sion Ghe+fpersea V( Ct, _61A • • Seville Place Apartments (Preliminary Plat) Exhibits A. Commission's Action Request B. Aerial Map C. Zoning Map D. Staff Report E. Application F. Preliminary Plat Seville Place Apartments - Preliminary Plat Planning and Zoning Commission September 16, 2004 Location of Subdivision Luella Boulevard and Fairmont Parkway Legal Description TR of land in the William M. Jones Survey, Abstract 482 Applicant David Brown Present Zoning High Density Residential -3 & 1.45 ac. GC Requested Use Multi -family Residential Acreage 22.3499 acres Surrounding Zoning North High Density Residential (R-3) East Low Density Residential (R-1) South General Commercial (GC) West R-3 & GC Land Use High Densi Residential Activity Proposed High Density Residential Summary: Recommendation: • The applicant is requesting approval of a preliminary plat for proposed Seville Place Apartments to be located at Luella and Fairmont Parkway. • The subject property is located across San Jacinto College and Golf Course at Fairmont Parkway and Luella Boulevard. • The zoning of the property is High Density Residential with southeast portion as General Commercial. The proposed development will be within R-3 zoning district. • The applicant is proposing 180 multi -family residential units in twenty one - .-buildings with a density yield to approximately 12 dwelling units/acre, less than 14 units/acre maximum allowed per Code of Ordinances. • Reserve A (approx. 14.6711 acre) is restricted for apartments located along Luella and Venture Lane. Unrestricted Reserve B (approx. 7.6788 acres) is remainder of this tract along Luella and Fairmont Parkway. • Proposed site is 1,000 feet from other apartment complexes. • Internal roadways are 60' private ROW and the proposed complex has two points of entry and exit as required by the Ordinances. • There are sufficient utilities in the vicinity to serve this project. Internal infrastructure shall be the responsibility of the owner/developer. • A parkland fee shall be applicable in lieu of parkland dedication. The Preliminary Plat is in accordance with the City's Development Ordinance. Staff' recommends approval of the Preliminary Plat with the following conditions: • Final Plat along with construction drawings shall indicate infrastructure and site drainage improvements to ensure adequate capacity and proper drainage of the site. • The developer is responsible for installation of sidewalks within the complex, east side of Luella Boulevard, and south of Venture Lane up to end of the subdivision line. • Approval of the Preliminary Plat authorizes the developer to submit a Final Plat Actions required by with supporting documentation. the Commission: • Conditional approval of the Preliminary Plat requires submission of an amended Preliminary Plat and additional documentation as specified by the Commission for the Commission approval. • Disapproval of the Preliminary Plat requires submission of a new Preliminary Plat. "H I S I A 4 �a�1 y 14 xa F U LLi U TOUR ZJLWANE j cL P r� L .� .ti,,. — �� ,yam" `;';��;��• ..� KI 14 a �'- �8 k_� � 4 0 �. 1+' l � 'r Ifs• �` � � � '� A T —4 e. :+ � . � 111 b �� ,�. � 1 �� ""` ��� � �'.,1..ao• � a �,� !!��' `��'4�1 >,( � I l/K"G,L'L..I'W��n � i1! ,%,• tr F 1�' 11 f 1„��, jo x y R s ....... _t.--.,aensa:.�tt�:*_i.°.,<,r Atiu�a;.,.2 JY3��d¢l'... }&sib" ..�, �_x :`.�. fs._ 3 $e'� �n �,� _ ,cs A, -'.1•—.race Y..ic�..w.. %� � __ ,��� - _ -- ''/��I - �, , /i � /l -/ r -- - - ���y '�i - f Staff Report Seville Place Apartments September 16, 2004 Preliminary.Plat Requested Action: Consideration of.Preliminary Plat for proposed Seville Place Apartments Requested 9 David Brown; Consulting Engineer . Requested. For:' A subdivision of 22.3499 acres of land, Jocated in the William H. Jones .. Survey, Abstract No. 482, La Porte, Harris County, Texas. Present Zoning: High -Density. Residential (R-3) 20.89 ac. & (GC) 1.45 ac: Requested Use:.. -: Residential Subdivision (Multi -Family Dwellings) - gaekground: The tract of land being approximaWe 22.3499'acres situated in the Willia r M. Jones survey; A-482, Harris County,: -Texas. Tfie�said `property is located'`:;'. at the northeast corner of Fairmont Parkway- and .Luella Boulevard across . �•- <- `yx- : ° :. .. . . .from the San Jacinto•:Communi Colie a entral; ty $ .Q •.. Campus):& Got=f Course: •- `'°.-• F _ - _ The 'property 'is currently zoned R-3: (High Density Residential).) A multi is -. family apartment complex is a permitted use in -this. zoning district:: As proposed; Seville Place Aparhnents ' has 21 buildings with 180 - units, comprised of 14.6711 acres, .which comes to be 12 units per acre. Zoning regulations. allow up to 14 units per acre. The required front yard setback is 25', ' rear and side yard setbacks are : 20' 'respectively. 10' wide utility easement has been shown for utility layout all over the complex. A storm water detention area is designated besides the Harris County Flood Control District (HCFCD) to. the east.. As required by the Ordinances, the proposed. multi -family development contains a minimum. of two points of entry for. ingress and egress of vehicle traffic. from the adjacent public rights -of way (Venture Lane & Luella Boulevard). Under. the terms of Development 'Ordinance 1444, . the proposed. development is considered'to be a major subdivision:. This is based. on the' size of the development `(in excess of 10 acres). The . Development Ordinance requires a. two -stage approval process for major subdivisions. . The first stage is preliminary plat review and its formal approval followed - by submittal of a separate final plat, along with the' construction drawings -and other applicable documents.. Once'.the. final plat --is - approved, the applicant will proceed for the site development, Seville Place Apts. - Preliminary41. • 9/16/04 ' P A Z Meeting Page '2 of 3 ' Analysis: Section 4.03 -and Appendix D of the City's. Development Ordinance establish review criteria for major subdivisions. Staff also used criteria in the City's Zoning Ordinance and Comprehensive Plan to review this project. Land Use'=The project's proposed multi -family residential use conforms to the character of the surrounding land uses and the R-3 zoning district: The . . surrounding properties adjacent to the site are overwhelmingly high -density. residential withsome educational and recreational activities' along Luella - Boulevard, at Fairmont parkway...- Remainder of the tract (approx. 7.6788 . - acres) to the south of the subdivision is designated as unrestricted reserve B. ; The said property is zoned R-3 & GC along Fairmont Parkway. Multi -Family Regulations As required by new multi -family regulations adopted by the City on October.14, 2002, this multi -family development is' located at least 1,000 ft..from other multi -family residential developments of 20 or more units.- In addition, the proposed development did'not exceed 180. dwelling units, limit. Transportation/Interior Circulation = The 'proposed project is situated approximately 1150' north . of Fairmont Parkway along Luella Boulevard. The main access -to the. proposed subdivision. is along Luella Boulevard, w - - ay., a which .has 80., right of way (ROB.-:Fairmorif Paikw controlled access hi wa and' rim' „!'`arterial with '25U' of ROW; :may accommodafe the traffio-generafedxby:tlns development: The'proposed°subclvrsion'las°:anoet'point;°of`eritry/exit alorig:Venture Lane' - - witli 60' of ROW`'I1e purpose is to provide' 24=hour access to emergency vehicle -in ingf EMS;- P6lice and utility company =vehicles. Sidewalks Section 5.02 ' •of the Development Ordinance- empowers: the Commission to ,require pedestrian sidewalks when it feels their inclusion will serve the public interest: Staff recommends the inclusion of sidewalks within and along; public. right-of-way of. the project. :Responsibility for.. . construction of the sidewalks. should be specified by covenants as well as stated in writing on the final plat' If agreed, -the developer shall be responsible for construction and installation of sidewalks. within the complex:: In- addition, the. developer shall construct .sidewalks along easterly 'right -of way off Luella Boulevard and along south right-of-way of Venture Lane towards the .end of the 'subdivision -line. Parks and Recreation - Section 12.0 of the City's Development Ordinance requires the developer to provide on site open. space and recreational' space or fees in, lieu of parkland to the City. Per -the Ordinance, -"an area of land dedicated to. the -City for parkland purposes shall equal one acre for each 160 proposed single-family dwelling units.:Therefore, a monetary fee in lieu of parkland would be required at or prior to the time of final plat approval: Seville Place Apts. - Preliminary t 9/16/04 — P-& Z Meeting Page 3 of 4 . Utilities There are sufficient- water and sewer facilities in the vicinity to provide service to this proposed. development. The developer is responsible for providing all_ on -site infrastructure or improvements to .accommodate the subdivision's water and sanitary sewer needs. The design and construction of all. water and : sewer systems shall be. in - conformance with the City's approved.Public Improvement Criteria Manual (PICM). Drainage The proposed subdivision is • designed so : that all storm drainage - flows directly into the detention pond. outfall. to - the adjacent -HCFCD 'facility. -:The Harris . County Flood Control .District's approval shall be required in this regard: The° pond's size and- capacity will be reviewed at the construction drawings to ensure that it`can adequately serve the •proposed -development without burdening the existing system: '.The developer shall provide all :the necessary easements required for • . - proper drainage, including storm water inlets. - Conclusion and Recommendation:— - � The Preliminary Plat is ' in 'accordance 'with . the . City.'s development regulations: Staff recommends approval of - the Preliminary Plat with. the - - _ - following conditions: =- `=�Eoristnictioii drawings shall kiridicate all infrastructure and site drainage - - ' .::... mprovements to'ensure ad equate'capacity'and proper. site drainage.. -- _ .. _ Sf... -� A iltro�J. • `_iM..i y.p:'pF..w Devetopeis=rsporisilil'e ;for installation of sidewalks along both sides of _- - - all right=of--ways witfiin the complex; along east side of:. ells Blvd., and' j' °'southof Veritue''Larie toward's`tlie end of the subdivision line. •. Developer must secure. a maintenance bond; according to the -City's multi -family provisions., or. seek an . approved :alternate 'showing' "evidence of :bonding insurance 'or participate .in a "reserve fund mechanism''. •that establishes: an account for the .:sole purpose of maintenance to the project. This. fund is for. the lifetime of the project. • Detention pond ownership and maintenance•by the HOA shall be stated on the .final plat. Options available to the Commission are as. follows: • Approval of the Preliminary Plat -authorizes the developer to submit a Final Plat. • Conditional. approval of the Preliminary Plat requires' submission of an amended Preliminary Plat and additional documentation as specified by C] CITY OF ?ORTE' PLAT/MAJOR DEVEL�VIENT SUBMITTAL' APPLICATION (All plat submittals to be reviewed and considered for - presentation to the. Planning and Zoning Commission must be - accompanied by this application and necessary documentation listed herein.. Submittals will not be reviewed 'by staff without this application.) Type of Submittal: General Plan (_;,) Preliminary Plat. 4 Final Plat Major Development Site Plan (_,) Date:- Contact Person(s):: Phone: aSi�gz-2�5$ r Name..of. Proposed Development::.lJVlLL Name of Developer: r'l ll, plikee VigavetpI E Phone: -74` z7B6t e•.s.�f:=Le�a.Vp�. '^11 �• Number.of Sectlons:° Number of Lots:. `' .:� :.Legal.'Description °of: -Property:- ._- • • ::-��2:�, - �..,: r. t-:-.;iN:r� fig. -u� Y,... �.,���;. • t. ,�_- .� • _= _ .. '-•-�.,'� �(a:.y r—.i+i: ..-y.4 `'7Yi:..,.t t't_J; •• - e�.. Filing Fee: �J Amount: �l Receipt Checks should be made payable to the City of La Porte. List. All Other Contact Persons: Name Address . Phone ,.. Fax I' 4. 1 i 1 is i r,:t CB-S &rlW08' E �' r!I /l _ • ' I •1 ----- _ - -- - _l�- �- _C LEl1 808.92• � _ I ! 0' 170' I20' IBO• F'V �-�r7' -7 ..' Al � I � - ..� - '' - .._' ham^ 1•c� -- VENTURE Wr MAIN (ADI 1 i VOL" I:i. I,NRLUI• - - i .. . 14.1 1 I� 4rs97r E •'.'\ � I_ N BB• ' 96' E 350.78' r. 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I. / •. 7:w at• 1'OWp 7:wwN a•u L 199Ir sN10[0'70IL 11r.'on AREAS MOK or THE sw WAR nmuwL AND ••�..: �,.- . a. 'an, s.L• a•\°uLi nor LLv uvr.r Pa1r191Lr onm UK W. 09 Amm smom 111E Ioo .ILM RGO,OAAN.. . .., I �; GJ�� I a uL• .ae9ls iMr: usrio• . i•. I / .. 1 �,� /.'.. ��9. '.a• 9.CY0 ,N., nmrrur NDML• T4 SWOLM 6 MSm ON 9d1a6111E 1OG110X Of MO - r,.1 ti, • ' 91mEr o9 nE aeo\c ee►molcLv 9.r, n9s 91EaMnoN a m eE .:.; , ' / U .a xeu--• a9elm +w o9unr awls nr 1R[11 m Otnss9t rLaao 9199urat Salts afar, alo a 901' 9a1UnEo .- I 'I/ • . \A• 11CUa•.O:gE: 1w9n m1°r Aw I®6S• A �aFJ11e•I SPECJY RAOD Inrp1101Li , is :• / / H la. ha91.' .AOr..1m 1M96 Ca.sr Rm mo~ • �' - ._ 11 I ' - 13 V rxaW •Stab trrraa a•9ue oee9e• a Am r.elarr . IS =K[A w..MIX oru 9.a. ! LLLP YAmI..s Arr r v SAW w Awr eo•9wa •.r. A.9 Am 0 9•ar:r ao•0aa. Aua:m ' ,Y+t:`,t f N • { :;.:. / / V Q:, .. 9- L ALLYM _ 2 e, 1: a'' ";PROJECT SUMMARY: r 1 0'3' .. 't il2GdmCuti. • s=,.c+, P rkin,, 4 i . l:.0 - rl. 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NT1f :#;1,; .:..,..._ , :•_... :'� F Lq PORrE...FIARRIS'.COU CITY 0 RESTRICTED 1 UNRESTRICTED RESERVE 1 ICTED RESERVE 1.:BLQCK ^:z ' DATE:.-SEPTEMOER, 2-004 1 OWNER: SAVILLE PLACE -.APARTMENTS, L.P. ! � � _� -- 1800 BERING, SUITE 50.1- � _ .::• r1s la HOUSTON: TX. 77U,5T see o a' iooi°:' - v; 5651• w• 34 . 1.. :T s.ae• N 4sroSvr w LOST ` & :`BROWN-:::. ,•...:: ' *, .:., s C CONSULTINxa6mucnG.'..: TOTAL.:. SUR ...,.:. 4.••-. .•: _ 'A:.PROEE'SSWWL 1/IPIa 1, ..:...;. , :,,.,... .. suRVE4ii+c;'ctii�iieit:?: AY S. Y .1EIOS ,7f0°° .:1 :i NOa6W11, 'CEIJIER.51R J�1 .Ira, .... - - •:.tee - :y (panatton�). : ' Highway 225 :lndustrial, P=ark .ry.=_? . • °. ' i. .7'? •.> "i v: •. .. � � � � .. i '+ :fi'•.a f',: i_:• � ,; - » y.a a 1 _ r - _ - �7� y .-y,-.."., :;;j.r•• ''C. r''tvti su-ai�s'"� `.•?aTr . .�ls Stu.- - ry iMi- e � .. w' . y. 1' (`•1.' `� . ,_ ','i :] -.FY�.'•`�7.... - t`+.. �`.�:i:: .r -:> •••... � * _ - _ -.xr� _ •_ye:: -e! _ £• � �.: 1VIemo, to P s ... , . B. Presentation. by the developer C. 'site Plan : .. LJ CITY OF LA PORTE PLANNING DEPARTMENT 604 W. Fairmoht-Parkway, La Porte, TX 77571�' www.d.la-aorte.kus Phone: (281) 471-5020 / Fax (281) 842-1868 MEMORANDUM FOR RECORD September 7, 2004 TO: Planning and Zoning Commission FROM: Wayne J. Sabo, Interim Planning Director Re: Proposed Industrial/Warehouse Development On August 24 2004; •Staff met with Mr-:" Robert Wheless of Panattoni Development;. Mr. Ke Chen, P.E. of K. Chen Engineering; and Mr. Nazir Khalfe of Powers/Brown' Architecture to discuss a preliminary concept . of developing .a , :major, .rail -served:: industrial warehouse _ complex within the. - City. - of La : P,orte::. Staff, assembled the. newly, Armed: Review Team,. .composed of representatives fromt, :'Planning; =Public Works; Buildings/Inspections, Engineering, Fire -Department and Fire Marshal's office. ' • l .,;;M..''"..:.•, •.'r 'tee •j -BACKGROUND Preliminary Statistics: _ ➢ Name -of Development: Highway 225 Industrial Park.'_ > Location: S.H. •225 and Old Underwood Road ➢. ' Current Zoning: Planned Unit Development (PUD) ➢. Requirement:. Special Conditional Use Permit' Total Acreage: 206.8 ➢ Total Bldg. Area:. 3,295;480.S.F. : ➢ • Site Coverage: 36.58% ➢ Parking: -1173" Spaces .: 'Primary Access: Old Underwood Road off Battleground Road DISCUSSION ISSUES .. The following considerations were discussed: ➢ Control of Truck Traffic- (Southbound)' Old Underwood Road ➢ Phased development : . ➢ Fire Truck access. and trafficability ' ➢ . Building. Density%Building. setbacks ➢ Size of Detention Pond and-outfall' :. Q . ti. ➢ Rail access/UPRR approval. ➢ Design of internal utilities ➢ Design of maneuver isles and. driveways :. . Amount and type of landscaping ➢ Point of tie-in to City'Utilities and capacity ➢ Fire suppression requirements/fire hydrant placement ' ➢ Maintaining adequate buffers to the South of the development (Future land use of R-2 . and R-1 areas to the South -.''- Architecture and aesthetics. ➢ Design of truck access ramps/16ading and unloading bays ➢ - Material storage, nature; type and fire requirements ➢ - Internal Street Connectivity . ➢ Through lots RECOMMENDATION,. "Given the magnitude and potential of this project, and the preliminary issues discussed; Staff recommended that the Developer. present 'the concept and preliminary General Plan (as amended by initial.' coordination with Staff) to the Planning and Zoning Commission in a workshop format. We feel that. this project represents a significant impact to economic development within the City of La Porte and merits early. input by the Commission in order to properly, coordinate the issues and concerns up front.. �.. ACTION BY THE:;CUMIVIISSION 1. Open. the. Workshop F 2. Receive initial concept briefing by Developer - 3. ' Outline`issues'andconcerns for, resolution 4... Develop submittal.goais and timelines - 5...: Develop preliminary issues for the`draft SCUP 6. Convey guidance to Staff a= , - J J �QC7 Uj Q W 0 a INP W w��►Ray J LU Z W W Ul o o a n W Z>- U o W Z O ? ' O V... .. J N f W J V) Z N W Q 0 Z Z N O Lu .. .. .. m = N 0 N OV08 OOOM830Nn AM 8330 30 aO in n N 3 M a w r I G IT E rD rr �-• p q ro rY dl W � w ' 'i�• Hm - .0� C gIM _I W ---OI.D lr\[)IiR\CTIOD ROAD _ - =14 12-100. ; ...... . . . . . . -I ilk I ++ t ++ • I—I-1—i—I t' I -+-+ :t ++ j-i-I-i-i •i-i-t-i 5 I+. M / �•;t' • 1-II-I -'emu-' -j• -:..• �i i �':"�••'. � � . •, . I: ' .. � i I I +-j-•-t=+ II ti�-brj•. ��t�—I r'•�`.''d?;.�. '' • . i 'i r - _ I +t1 �. ++ I— I—I�IXIl-j 1 pit a i•;. 4 I I tt to I •+•+- szo-o• i --a t sm-o• •:'. 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I- I .�•'".7•: •, •�'•, {..'•fir.•.: .. i s 21 t � ' . _ it .., _ • ,..• _ _ �-: :-r:::.-. � , �I i �.�•� - ..zN 11 C W U'l LKI The Preserve' at Ta o a ou Special Conditional- Use Permit #SCU04=013 - _ - •—F• a:. ,. 'f:--.,Y.. . ''�'.�2' _;L =` ..EXhMits... .. r -i •iR.�'.' .p:t�.'7;.�(a` V, - �'![.w:.'a.i ..J .. w-s:�Y�:. tiE ii •?tii{JCtt�N��i.�0:� 1 :'�y� i .. 4��1'-iY a�.. 1 � i:r •eL _ . - sC x , - i ice... .. >N S , }� �'�I,i}..:�:.� .. �. � .. - +p{.i. �.. �� � t �1'ia.G:l +A., �'3-S.,r' . �'{R �s{, �i1:. K...`:,�'3 t .. �..K..,':=? ::.Y�:.\iM1-'2 - "1.iT� - ! i'' 'ei .'.Y',}. r'• • i' . . t.1' : - '•.,:.%'::t:',—':fir} 0.": -Commission Action Request -� - : Ae'ial:Map.:::: C. Map:.' Zonih' 9. D:: - Staff Report: ED . Draft SCUP F General Plan : ' Special Conditional Use Permi&U04-013 • Planning and Zoning Commission September 16, 2004 - Location of Pro osed Development 1200 Block of McCabe -Road - Legal Description TRS 8, - 8A, 5F-1, 49A, & 9B; W. P. Harris Survey,A-30. Applicant Robert Burchfield Present ZoningPlanned Unit Development '(PUD) Project Name Preserve at Taylor Bayou Acreage' 28.43 acres, 77.5 acres (nature preserve) . Surrounding Zoning North.. Planned Unit Development. (PUD) . East Low Density Residential (R-1) South Low Density Residential (R-1) .. • West. Planned Unit Development (PUD Land Use Residential r Activity Proposed Multi -Family, .. Residential, : Townhomes and Nature Preserve .. Summary: • The subject property is located at the southeast comer of McCabe Road at.SH 146 near Taylor Bayou: • . The said parcel of land consists of 28.43 acres.(PUD) out of 107 acres tract located south of McCabe Road and the easterly right-of-way line of State Highway 146. • The previous submittal was for 418 apartmentunits and was denied .by P&Z and City Council. • The applicant is now proposing multi -family and townhome development in two phases. Corresponding densities now meet densities allowed by the strict compliance of Chapter 106. The Commission may vary from strict compliance within a.PUD. •. . The -current proposal still intends to dedicate a 77.52(+/-) acre nature preserve:: • _ :Tlie plan also shows two points of entrance/exit along McCabe Road. !._• The applicant has stated that funding for PUD portion of the _said project is in place. The funding for trails will be determined once a decision is made about who "owns" the NaturePreserve: . - - , � =. ;,:���•. ;..The Nature -Preserve concept -requires more details including the.layout, trail_materials^and stricture, (e,g. l:; Y decks, benches, etc.), estimated yearly maintenance costs and ':fornial dedtcahon•'dnsti'ument before ' > _ constdering City acceptance. Harris County has expressed an inferest'in the`Preserve dedication. A new.lift•station :is proposed near .the east. end,of the. proper y and McCabe Road in accordance with the. R City's sanitary sewer master plan for this area. Army Corps of Engineers has -issued a•prelunmary opinion. : 4- .The Environmental Assessment. and Traffic Impact Analysis studies have been completed for, the said project.:'. : Recommendation: Based on the above analysis,.staffbelieves that the current submittal has merit. We recommend approval of the Special - Conditional Use permit and General Plan. Staff will conduct further coordination in the area of utility planning and the preserve dedication. In addition, we solicit the Commission's input while considering the following preliminary conditions: 1. An overall density of the multi -family -(apartments) and townhomes shall not exceed 14 and 10.. dwelling units per acre respectively. 2. The nature preserve "conservation easement" ownership and responsibility for its maintenance must be established. The City requirement for compensating' open land will apply: The City must approve the conservancy dedication instrument ` 3. The applicant/developer shall be responsible for the maintenance of the 77.52. Conservation Easement until transfer of ownership and/or responsibility: 4. The public shall have access to the conservation area using trails that are constructed and maintained by the applicant/developer. City intends to control the hours of operation. 5. Provide an irrigation system to ensure that all landscaping and screening is properly maintained by the owner/developer. 6. If approved; the design of the detention will.be reviewed by staff to ensure consistency with ordinances and the Taylor Bayou Watershed Plan.. Permits with Army Corps of Engineers and County Flood Control must be'presented to the City. . 7. . The developer shall contribute to traffic calming devices/tools (e.g. right turn lane) to ensure that traffic congestion does occur.as-a result of his.project. 8.:. The applicant:must secure a maintenance bond, according to the.City's multi -family provisions, or' seek an approved alternate showing evidence of bonding insurance"or participate in a. "reserve fund Special Conditional Use PermWU04-013 • Planning and Zoning Commission September 16, 2004 - mechanism" that establishes an account for the sole purpose of maintenance to the project. This fund is for the lifetime of the project. 9.. The.owner/applicant must construct a lift station.and dedicate an easement to the City at Taylor Bayou and McCabe for the City's.future.regional lift station: 10. The applicant must provide proof of funding allocation: 11. The applicant must.provide a covenant that the multi -family portion of the project remains on the. City's tax rolls. 12. A letter from Army Corps of Engineers for approval of the lift -station must be submitted prior to the building permit. - 13. The proposed complex must provide an area designated for accommodation of school buses, pick up/drop off sites as per LPISD's design standards. :14. Utility Plans must be approved by the. City Staff. ' .15. -Proposed sidewalks must be"annotated on the General Plan 16. All utilities should, be planned for underground routing. 17. The applicant must provide. a covenant for maintenance of common areas. ' 18. The General Plan must be updated to comply with the City of La Porte's General Plan Checklist. 19. The Developer shall comp_ ly with all other applicable laws and ordinances of the City of LaPorte and the State of Texas. Options available to the Commission are: . • Recommend to Council approval of this SCUP#04-013. • Recommend to Council approval of this SCUP with additional conditions. ; • Recommend to Council denial of'this:'S.CIJP: OR,Continue discussion at. the Commission's;riext.regular meeting •to allow further•study `o_ f-this>item.'This results in tabling'any action•on.thisitem •t:}�.'•.'.. !. — - . .. .. ... _.. .... .. . ..... .....: z{tiu�ll�f...ev;:.;`yvii�_-L:•f�+•�-11•i,:t iv_.: s.._.'L•"'.; F`i-+n . ;^:` : _ . . - .. .. .. � � :. ��,.�� �. ° �� .� v � yq .� °�tv� '"re""a wi� .1 � � �?. rr 't�f `Kntlr 'v'1 .�y., d.9.�"'X ✓q) wiL�,y� yap;�f,� � r LA WN vn� 1: T Ab17 �iFfY r PROPOSED DEVELOPMENT G •f'f. Lei 41 �pO `c` � S „ry '� �� . 6 �,> a l ° �� ��_ � � � •'? R`t � �s. til � � aS t� t i. - ; ��� y� a i � � '� � �. } A i �T �q&ta 1`' ,f i� i"•'+ a ti f� 4 eau , h• � ��. _ - ` � ,, � s 9 ` Y i5�` �'� ~� r y A ri fn RTE CI., 17/ , 44 7 .t1J'� r r Cv s � �l If�-�'�y r lh����„�� � •'.� "' . � c�u.tti.,'f� 4� `t h��«. _ a ;.� �•" ? � ," r ��.� +-`ii ._ ,�, ('"�.- �.y ", , v �;a'i C�' n. t 4 { J � � � )�b F .�N °�� ,�� KM Staff Report Preserve at Taylor Bayou September 16; 2004 General Plan & Special Conditional Use Permit #SCU 04-013 Re uest: Approval of General Plan for 107.19 acre tract. and Special Conditional' Use Permit. Requested -By: W. Robert Burchfield, Burchfield Development, L.P. Requested For: ' A 107,19-acre tract out of the W. P. Harris Survey, A-30, La Porte, Harris County, Texas. This property is fu ther . described as being located in' the 1200 Block of McCabe Road.. - Present Zoning: Planned Unit -Development (PUD) ;. Requested Use: ..Multi -Family Residential, Townhomes, Neighborhood Commercial- and . Preserve. Background: This property is located at .the 'southeast corner of. SH 146 and McCabe Road. It is bounded on the east by Shady River Subdivision and on the south . -6Y,Sh6]6eacres. Several years -ago, the Commission and Council approved'a General Plan and Special: Cgiiditiorial°Use Pemut (SCUP) for this -location.. t- In. '200I; a: one year extension was granted; however, no construction = ` occurred and the permit expired in November 2002. 'I Yie, `appli'cant siilimitted �:a';..General ' P.lan .arid: applied for a SCUP' in December. 2002. During:.. the - Commission's . April - -17,. 2003. meeting, Mr. Burchfield presented his proposed'deneral' Plan. During the presentation, Mr:' Burchfield .provided the lay out .of 400+.uniti situated on 28 acres. The - proposed development included a ' 4-acre. detention. pond/water feature. surrounded by jogging 'trails, and play areas.: On March 16, 2004, the City . notified the . applicant'' of unresolved issues: _ concerning the details -of. the dedication of the Preserve,'. drainage, sanitary sewer, Army Corps of Engineer requirements. and financing..: . The issue was again •Beard on. March 24, 2004, .with SCU .004-003. for a multi -family complex. P&Z recommended denial- of the application based . upon issues including - excessive density of 418 units, lack of .information concerning the Preserve, financing and outstanding Army Corps of Engineer_ documentation. - Chapter 106, Code `of Ordinances. allows' a maximum cap of 180 units within. apartment complexes. City. Council denied the request on April 269 2004: . The developer filed . an . application for: new-. General Plan and Special Conditional Use. Permit. #SCU04-013.. The. Planning ..and Zoning Commission- held a public hearing- on.. August.19, 2004, to receive citizen input, on the .new concept -and reserved. their-. recommendations till - next. . meeting. _ . SXHIBU • i Preserve at Taylor Bayou . _ September 16, 2004. Page 2 of 7 The Staff analysis for this project uses. Chapter 106, Zoning Ordinance guidelines for comparing standards. The Commission isreminded that.". in a PUD, it may vary from strict terms of the. Code of Ordinances. . : The current application submits a. General Plan for:. • .180 Multi -Family units and 1507ownhome units on 28.43 acres • 1 lot,.Neighborhood Commercial on 1.35 acres . 1 lot, Private Park on 2.25 acres . • 1 lot, Nature Preserve on 75.16 acres. • The apartment density is'. 13.85 units' per. acre (14 allowed"Per. . . . Chapter 106). • The townhome density is 9.72 per acre (10 allowed per Chapter. 106).' 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. Upon:approval of the General Plan :.:and= SCUP by City. Council, the applicant would be authorized to: proceed . '. _-_,1"m ;;tl a platting and'development plans for the site: : " Ank►sis. Section 106-659 of the Code of Ordinances establishes the following criteria. for. review,of development projects within a PUD zoning district;,'.. : - v.yTi•,•;;n "''�='F.::..!•i�y:_ _ '_ .ism.-x .-;;:Z%ia`.'' r Uses: —Review of .the City's Land Use Plan indicates this 107-acre.. . area was'envisioried as developing as low density residential with- - - • :small : 'comer for commercial uses.: However, this proposed' development is not -considered to be low -density residential. In. addition, Mr. Burchfield stated that the 77.5 'acre Conservation Easement would serve as: a buffer between. their proposed development and surrounding properties. Streets`— The proposed development is located at.the corner of 91H146 and McCabe . Road' The developer is proposing two points. of entrance/exit off McCabe Road. The General plan needs to delineate. internal streets. ' . Further coordination with TXDOT for future plans for. -S.H. 1.46 is needed.. The possible addition of turn lanes on McCabe road .. should also'be considered. •Traffic Analysis: -The applicant has -submitted a -traffic analysis: study report. The report previously had taken into account a full development ' of 418' apartments for.. a. build -out " in' 2007. It. also included the Commercial Strip Center and Nature Preserve as an estimate with no other detail. of. -their nature.. The current General Plandepicts less density: Preserve at Taylor Bayou • September. 16, 2004 Page 3 of 7 . -. The sampling was 11 hours (0700-1800 hours) on January 22, 2004, and ' accounts for McCabe Road ' from 'the East ' and West, and- Northbound.SH 146 mainlane. This sample is relatively light since it, appears to have been. conducted only once. Most surveys take multiple' days (at least two). . . The study mentions the. future TxDOT Highway 146 -improvements, but concludes no impact on the study or development. The study gives . a cursory. mention of other developments but generalizes a. 5% annual growth and takes that factor into the estimates for the survey. That . rate is average for the .HGAC region although local estimates can be . much higher. The growth; according to the . 'study, will not ' have a . significant impact. on the development or the traffic. flow in relation to :. level -of -service ratings because of the limited access between McCabe Road and SH 146 now and inthe future. . With. Level -Of -Service (LOS) ..A- being the. best, . LOS D being acceptable and LOS F being severely congested service; the -study cites that the development; given the parameters:.stated above, will rate* no. worse than:: LOS : B_ . and concludes ..no -:_adverse_ impact. _for -:this;: .... -.. ;development.. .:..... -. _ ;;;;;;;�, -._ ,s�.� ,; ,. • Topography:: -This area.is relativelyRlnjst and. 4able and should not,be :an :obstacle'to"this type of development. The:site:for this'developmentdoes, - however, split Flood -Zone X to. the west and a flood Zone to the East:.:.. • Density.- Staffutilized. the Land Use Plan_ -as.-.a .guide with 'the designated land'use- as Low:Density Residential. In previous conversations,.. the applicant stated 'that .:due.' to changes: in .legislation, he received. ' notification .from. the Army Corps of Engineers that more acreage of this project could be developed: 'Applying a. development ratio of 4.8 units -per acre. (Section 106-333), Mr. Burchfield and Mr. Dutko. feel the. . property could' yield approximately. 616 single-family units. This . information has not been verified. - 'The The applicant feels.. strongly about . the. 'Preserve - portion. of - the development, therefore; this current plan designates only 28.43 acres to be developed: as a ' 180=unit multi -family. residential development and a_ :. 150-unit towrihome '' development. Applying a density allowed "by .. ordinance of 14 and 10 uruts per acre {respectively); this yields 12.86 acres for apartments and 15. acres for townhome units. Using the.strict guidelines of Chapter 106, . there is sufficient acreage. to support the General Plan.. The townhome pordon of the. Plan, however, would be .' designed with. a configuradon.of no more than three attached dwelling units constructed in -a series or group of attached units- with property lines 4separating"; such. units... Any other.'design will classify. the townhome., portion, as.. a� •multi -family ."residential; - development and, Preserve at Taylor Bayou • September 16, 2004 Page 4 of 7 = therefore under. normal circumstances,' invoke the 1000-foot . rule between the two developments. • Utilities —There are sufficient water distribution facilities along 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. are made to serve this development. Sanitary sewer service is not readily available to, this: site. 'There is a" sewer forcemain . located. along the south line of this property -that, transports sewer to the Gulf Coast Waste Disposal Authority plant..: . The City prepared a .long-term sanitary sewer master plan for providing sewer service to areas of southeast La Porte (copy attached). The master plan calls .for the elimination of a lift station #12 and new. lift station to . be constructed near the corner of intersection of A104 and McCabe . Road. Utility. plans. must be. coordinated with City Staff. This development will not be allowed to connect to City of La Porte Lift Station # 40.'; _The project�engineer expressed his interision_on taking the sanitary sewer flow north through the Lakes:atFairmont Greens, a proposed subdivision off SH 146 ,But, there 'is• no timeline ' set ;'for this development to" commence:.Jn;the.eyent:the.Preserve . at. Taylor.:Bayou.proceeds, there is a s ,:plan � to!:.construct : a: lift, -station . at i.h touthwest:comer =of Taylor . Bayou _ . and McCabe: -Road;. ;running .-a force :main -- along . McCabe .Road to an existing. 12" sanitary.sewer.' However,. -capacity. of the 12" sanitary sewer ' .line will.need to be,verified to. accept 0:4 MGD peak daily flow.form this project eventually to LS40. The above- study indicated that LS40 has the capacity: to accept the expected flows from ,an ultimate development condition of the: area. . . • Drainage —'This property lies within the Taylor Bayou Watershed. The City has a master drainage plan for the.Taylor Bayou Watershed -that was :performed by.. the Civil . Tech Last year.. The plan' ' calls for - regional detention for this area. Efforts' should- be - made to work with' the developer north of McCabe Road towards the implementation of this. . master drainage plan:. : The channel improvements to Taylor Bayou -are. not. designedIo.directly receive. storm -water runoff Ifiom this . project. 'The General : Plan, therefore, shows that storm water will be detained'using a basin. system. ` in .each phase to regulate run-off. Outfalls have to be determined and coordinated. with the Army Corps. of.. Engineers - and ..County- . Flood Control. Permits must be presented. to the City: • -Nature Preserve —The applicant is willing,. and. the Army Corps of Engineer permit states that the. dedication of approximately 77.5 acre _ Preserve at.Taylor Bayou. • • _ September 16, 2004 Page 5 of 7 . - nature preserve- is. to be made to the City.. While the- issues - are being worked towards resolution, several questions remain. While the City maintains an interest, a concept. of dedicating "The Preserve" to the City .. of . La Porte • must be considered in light ' of the. City's Parks . Master. Plan 2002.. The concept needs to be presented in more detail, including the layout, clearing of tallow trees and other brush, trail materials used; other structures being built (ag. decks, benches etc., if any), estimated yearly maintenance costs and possible control of hours of operation to see if the- acquisition is in line with the City's projected: budget The. City would -also require a detailed, .formal ..dedication instrument including all Army Corps mandates to. review before considering final acceptance of the concept' The City. of La Porte remains a party to facilitating any dedication to Harris County or. other agency..These issues may. be coordinated. and approved in the dedication instrument. Last month, -the applicant visited -with Oliver Spellman, Parks Director. - for the Harris County. The County was interested in the "gift" idea but - concern is that it would be repetitious to the Armand Bayou Education enteI.heeyW .ntisnot-intrested, it'is.ticipated that the Cr: `..`-Preserve'.'_wiII .beset up..with.another conservator agency, e.g. Legacy }'Trust: • . Famil-:Regulatian s --At the present time, changes from the, __previous.:-.submitfal :. make. Ahis. General Plan conform • to the.' �:regulationsa:; -' Army'Corps of.Engineer.'Issuess ➢ US Army Corps of Engineers (USACE) issued a-perriiit-on Feb .1.4, 2000, to fill 9.6 acres of wetlands to construct an apartment complek. - This area must be shown. on the plan. According the applicant, this Individual Permit(IP) is valid _ until. December; 2005. .. ➢ This permit is for a single. and; complete project that would include all minor deviations mandated by the City. ➢ USACE agreed with NAI environmental assessment that if the lift station is moved slightly west, along with the force main, on the north end; and a slight alteration of the force. main: on the south' end to miss wetlands, .then no :alteration 'of the permit would be required. The applicant's Engineer, David Sepulveda, is working on with the City engineering staff. Based -on the above analysis; staff believes that the current submittal has merit, .and recommends approval . of the SCUP.. and GP.. Staff will continue - further coordination in the. areas of utility planning and Preserve dedication.. :We solicit the • Commission's input while- considering the following preliminary conditions:..: : . Preserve at Taylor Bayou September 16, .2004 Page 6 of 7 1. An overall density of the multi -family (apartments) and town homes shall not exceed : 14 and 10 dwelling units per acre respectively.. . 2. .:: The nature preserve "conservation easement" ownership and. responsibility for . its maintenance must. .be established.: -The City requirement. for -compensating open land, willapply. The City must. approve -the conservancy dedication instrument. : .3. The applicant/developer shall be responsible for the maintenance of the 77.52 Conservation Easement until transfer of ownership and/or responsibility: 4. 'The public shall have access to the conservation area using trails that are constructed and maintained by the applicant/developer.. City. intends to control the hours of operation. 5: Provide an irrigation system to ensure that all landscaping and screening. is properly . maintained by the .owner/developer. 6. If approved,'the design of the detention will be reviewed by staffto.en§ure consistency with ordinances and the Taylor Bayou Watershed Plan.". Permits with Army Corps of Engineers and .County.Flood Control must be presented to the City. - 7. The developer shall contribute to traffic calming devices/tools (e.g..right turn lane) to . - . :-• ensure -.that. -traffic congestion does occur as a'result of his project. �8 `The propose -complex=must provide an area designated for. accomm_ odation of school,.- ,... _ �, • _ : - '- ti :�'; buses°,'pick-up/drop:-of .sites .as. per LPISD's design standards_ ' 'The applicant must secure a maintenance bond, according to the City's multi-famiiy's= � • ,..precisions,-or.seek as.n. approved alternate showing evidence of -bonding insurance or.:.:.: , , P. pa eei ate.in'ta`reserve�fiind mechanism" that-establishes:an account.far•the sole, P - _.:purpose:.of maintenance to theproject. This fund is for the lifetime of the. project.: :The:owner/applicant-mdA-construct-a lift station and dedicate.an.easement to'the City..:,;., at Taylor Bayou and. McCabe. for the City's future regional lift station..- -1 l :" The applicant must provide proof of funding allocation. . 12. The applicant must provide a covenant that the-multi-family.portion of the project . ' - _ remains on the City's-tax'rolls. . 13. -A letter from Army Corps of Engineers for approval of the:lift station must be-'. submitted prior to the building permit. 14.. Utility. Plan must be approved by City Staff. .15..: Proposed sidewalks must be annotated on the General Plan. 16. - All utilities should be planned: for underground routing. 17. The applicant must provide a covenant for maintenance of common areas: 18. The General Plan must be updated to complywith the City of La Porte's General Plan.. . Checklist. 19. The Developer shall comply with all other applicable laws and ordinances of the City - = of La Porte -and the State of Texas. • August 10, 2004 The Honorable Sylvia R. Garcia Harris County Commissioner — Precinct Two . 1001 Preston, Room 950" 'Houston, Texas 77002 Dear Commissioner Garcia:.: This. is meant to be early "heads up" regarding potential compensation for loss of land,at Sylvan Beach Park if the..concept for Hotel/Conference Center: were, to move forward. For some time, the City has Been working _withra'Tandowner regarding proposed development.of property along SH 146 south of McCabe Road.. The property apparently has some wetland issues - that the developer needs. to work out: T he: Ctj%has beentryiig ;to .learn what`potential uses and."' !::fit': • ,'v: 6- it restrictions might be-place&on the, property: There have been discussions about the City (or Couniy)'receiving the'�proper.y as some form of conservancy. The size would be on 'the order of 50 to 70 acres: :Attached is an aerial map depicting'the area in question.. There is still a long way to go with information to be provided by the. developer and zoning considerations: by both the -Planning and Zoning Commission: and City Council. We wish, however, to let you know. that these discussions may lead to other"opportunities for both La Porte and Harris County. Sincerely,'. Debra B. Feazelle City Manager DBF/ml' . c: Oliver Spellman, Deputy Commissioner of Operations Olga Rodriguez, Director of -Special Projects John Joerns, Assistant. City Manager . ..'. - - (. - . 4 Sj airaront Ykwy.: aYoe, G-Vm -- - . - FROM Northrup Associates In� PHONE NO.': 713 463 5039 Aug. .03 2004 03:11PM P5 DEPARTMENT OR THE ARMY r� aw�VE5To11 OIsTRICT. COR03 OP EWNCERS + 1 1 j r y r P.O. Box Izas . GAXVESTON. TLXAS.77553-1229 ACKY iNT10N 1 ebruary 14, 2000 Evaluation Section" -, SUBJECT: Permit Application - 21774. Mr. Eddie Dutko S110 Sam Felipe, Suite 122 W. ; Houston, Texas. 77056. Gentlemen: The'above.nu=bered permit has bath approved and a signed copy is . enclosed for your retention.. ' Also enclosed is ENG Foul 4336 and a copy of "Notice to Par:aittee . wbi&.provides. important iaforrnation for permit a&Ainistration. Please. . noti the District Etneer, in writing; upon completion of the authorised -A,preaddressed Postcardbag been enclosed for your ooavonienee. . .. •. - t: �'.••;r•;�1.s5°-tu: i"• ''•-• 3 '1• .- .,.3.` •.•� • ... �/J/s�A . _ : •.i:. •:4:" � .r P,�. ..;,kM • _ . Bruce H. Bennett .' ' :. ieader,.h'ortla Evaluetioti Unit •. - Enclosures Copies FurnishecL Cotnmaa8er (Can), $ighth Coast Guard.Dist ict. Hale Boggs Federal Baiiang, Sol Magazine street, Near, Orleans, Louisiana 70180-3396 w/enel Director, National Ocean Service. Coast & Goo. Sus., Mapping & CbArting . " Branch, Source Data Unit,-Attn: MG2211, Station 7917, SSMC3,1315 Ea t,? Wsst highway,. Silver Spring, Maryland 20910-8233 FROM Northrup Associates In -PHONE NO. 713 463 5039 Aug.. 03 2004 03:11PM.P6 DEPARTMENT OF THE ARMY.PERMIT - Penalum .Eia Dusky Permit No 21724 lac ins Office oatvtston Dis�1SL and its deiv6ves. as used to ads pa wa. aliens the pa'ttdtwe or any futuce-transfece— The term 'this OtCwd refers to Norm. miiterm'yoa �atcatFadolof the ippropd.me diwiet or division office of the COMS of rMsinow having jottsdicE ore lire petenitted Aatvity or the s ppcop: that at we teeing varier the authority of iho eoinmandiag *[Roes. . You ut authosixd to perform work in.woordsaw wak eha tams And oaaditioas speeftod below. Ned Dewpdoe 140 9.6 acres of isolated we ttds to ooasuua i i wfa�! aptutrneat mt (cm- cm -slit be kotA fowd a. Bayou ipadlFaveg baba +a+ l .. To amWensate for the vndwA impsm,17AS Sere of oa•sitc isolated wa IwA and 61 Ae:ta 0f tan�slat: spieeer forest and Irso a habitat will. bt: p�ve�d. T= pMwndoit em w4R be dot�aed to the City *il, Peitse.or a destgturd eoasawsioa poop,io.0 o in erred .do a .d a env o . osaftw . 'the eonsavadm easeatesrt will be subufaW to the Corps of Ea¢aan for ta&W and sppmvet ptioe to its eseaudoo. turd a Dopy of dro sigt►aa esseettert trill be svbeNtted to the Corps of 6agiseets'Pdor to perfw dag spy of the and omw wodt. TM piesom6m amwill be ptowtwi aid nahzeltt*d to perpowky. Fey a perad of S yaw foltottiat the toidetiat Of the penaiYaltea /fi9talLllt. aottiow owipeeiet. ieCitlQlteg t�litle7e tailOM ( jWbWEL1. cartel aMU W�l aid wib% M& spp3. will be aboWned M$hen dre.paseaatioo er0 titele - spe des wltl ba a aoW so that Curcio total M d oownt win sot cttoeed.2S plow of me tout WaL nova of the preser"doo ores DutihY this S-ym tatted, anrtus; stgosis wqi ba tubsntttad w the Oot ps of davatt rice va=etattve gemw of the sotdods ptept spoeies _ reports wW tactude pltotc�irapla of dro•pras aiiop ass: Ttw, woit irtll be paforwad isa�ordanecwith an attsehed.pbuts ;; PioJest [.ocsQltrce M appeva3nurto 107-sere reset ot.had lti mutli*ast Hd�ru Caattry. Texas. 'ilie site is boui+ded by Seine 1EShw!ay 146 to do . -rapt. M�tbe Read to tlrs:,ottt►. the Sltoreaetss sYsidmtid develaPmettt m rite mutt, end'Taylor t3eyoa to-tbe east... :. . . . Pa>t+itCoaditions: .. . .. - - .• . - - tit.geeal Cottdltlons: - • - 1. ltte t{toe litait for aoatplatiagtlte weetc satehodxtxi cads oft �1- Zoos .. If you Son that You seed atone treys to eotupteaa the ast A&Od speitvtty; submit yotti reati*ri for a rites vtestsion to this *tiro s foe eoasldatatha at least aaa moneh before the above data is feso end.. ' 2. You wstt atdown IM activityxAmImd by fhb pamit.in =Dort CONWIon utd it Lwd meRm wjth the wrens and mroad.d= of this perndt YOUanent la ed-ot Rtlaa t*quiiencat if rots tbatsdoo op petm>fsed ndvity. alenugia you nuy mzka a rood i:ith trwsfex to a third party in wmpl uAs vruh Cleatawl Condition 4 below. SOoatd you:vd:h to erase m enaiaa►ip ebe tatltotivod saivity or tbaald you dairc to abmadea it . wttt vt a good faidt trensferb you ator *buffs a modtfiadm of this peroit then this offi= wbieh may ra*dm pamidw of the Aeon 3. if you eftseover a pm�idasly unkaetPa ttislotte or atrheobjieat rwaieu wh9ta smamptisbing tire aattvity todfod=d try this pemtit. Yeu must immediately notify toffs orris of wtsaa~ you have found. We watt initiate tsu: Flom! and site aooediaadon regahed m'dateessttna tt the tt ruffles waaiant a t000�ety atYott or it the. site is gggible for Its"& is the tviottai Regstat of Historic: Ptxes. @ G FORM 1721,14m is Gomm pp W a2 t3 CdSOLEM. [2? CFR wi(npprnOrrR}) FROM Northrup Associates -In PHONE NO. 713 463 5039 Aug. 03 2004 03:13PM P8 . e. Darnagn clairm associated with SAY futora h"Or11c" ar ..suspea:ion. or rcvo:atton of iltii pernat•. s. Retianta: on ltppli=t's Dan The detaintietattoo of U+ic office dw issuance of thii permpt is nor wnisarY to the public i nuRst was n�'O in tolianct on tltc informsdoa you p'oNda& S. Itee sluPdott of Prrsalt Dq j310fi: '11�is OfCtcs.tnsy feevdvltc its dxiaitin on this permk any tithe the erArttzaaz�oa.,areaet (xroumcattets ;et+x could ttagaite a rctvaluatioa Etotwic. )nit an: not iimiled 10. the followiayr: e You fail.to comply the twetm and ovndiisoi s of this pautit. b. 'ly+a infoematioo Drovided by You it sappott of your parch apptiation pWms t4 have bee► false. Iaeouwlae. or (aaca,rste (See s above).' ch this office did cot coesldw in ruWng the orievel Public h>terest a. dC.dd9 C. liigoit5eaat tiew Eafoaa:i'ton stittbees whi Such a rewd"Gap Mwpt tmdl io n deserminadott that it is appmPtiwse to we die sespew1w, moth tattioa and revoeatiwt ptoeedutrs oontaiaed in 37 CM325,9 or mfoeoetstrset surh astbose wretsined in 33 CFR =A. uA 326.5. MC rrtaertood'ess[osoess►ert Pm0°a°a pcovtde for she issoeawt of as seedoiaativt ardor soquieittL you to comply with die vdtr►s aad cocdidons of Your pernoit and for the irtidat>at of � ' ' aetloa whom apFwXh tc You wilt be roq�sd to pay fbr ariy. coaeaivt mcasum w4cmd by this office. anA it Poor tat) to ot:mp4 veldt such directive, this offieo atay in oettaia s�ttcadons (tacit as those speciCod io 33 CM 209.17� a000mgtsh the ooiredire measteros by 000trad w p v�jsa and btll you fw the cost ILt3tussstoes. tkteml eM&don I establtsar: a time IImft for the oompletton of tbw .etivtcy attthorisea by thts peitedt. Unless there ire . eitwe►tsisnws tsgttieittg either a prompt o0p►pletion of the authariipd aedviry or a roevdostion of the public idtecest deeistoa,lbs Corps will . ... .. .:' noirndly glue faverabk.�nstdetatfoo to a eoque:e fer,ta ss,�easion of this time litciL -. - - _ `as btoa indidas'tliai yip ".00api a;i0 egies to winpir with d" tenors asrd oo tdsdot►s.of ettis putt; ; Yotti sigriatuc�. Pa+ni — 7 ... �..� � • - ... ..ice ,- . .� `• • .� .� � .. .• ' C• 1 (DATA :_, .r-.s•_._.___. % •• _ _ r v • .. '�.�F�...... _ nk piamit becbm ss effea wo whoa the Fedtrel official, dealgnated to as for tho Soma* of the Amy. bat lgaed blow...: +, `EB ' t 4 2000: iD1S7RfCPFl�fC1NFi�tl (DATA BRl)CE ILBENNET='r x,"D=t . N0rM EVALUAYWN UNic FOR COLONEL N[Ci 11" S• SUECB= . Whin the s<rsmtutd or wok authaeiud br lots paatit tee stIR In eg �ci.at the dat fbe pepper y is trinst . the tarns and tvid of Ims Pam* win ooedage to be biWinS on the rww OwDOU) of the propeitp. To validate t1�t+ttsneta of this pcti+dt �ted tlse:ssociated TiabtCtia wsioeiaW with cottowxe with its teitste aed ooe&tioa, have th* tcansf" dgn tad 42tebelow. (3"RAhISFF�iEE) . {DATE) FROM Northrup Associates In PHONE N11 :. 713 463 5039 Aug.. 03 2004 03:15PM Pit . lit— �( ,� Y T r[ LANPROPOSED. ' SIT•E DE' . 'L0�'1V WETLAId D :PRES`ERVATION AR CS �:�. McCAYE' RD• S') 1.35 ACRE TRAC F04 FUiURE COMMERCIAL t PERMITTEEVOLANS ti . 1\\ � rSurZS.:t i - 34±. ACRES. S� LN Up .ate s� 8iI ti. itlriFar: - .. . RAT . •:7 a� airiYt!!1! �•rq a � °� - rorwL M�i�WO PR�?YA17dv.' . �'R�POSED SITE' . DEVELOPII cfE�iV T' PLAN WE?'f�4ND PRESEPVATION ARK4 ritoacr t . °rtBA �r9 rsrm oss tocLT4m :.rcxsm 8� Az �arit's rsr�. ems M .r, ramie eru,.rrr :RYLs. - _ i.omr+ow rms r+nts omm p a) ao.,osiAt . FROM��Nort %r p Assoctates� In �.PHONE NO. 713- 463 5039 , : • Au9..03.2004 03:16PM P12'U. . �L-� -ry. Es v UN �R P S"+ V o f to Awn rAM PERMM60 t NS 1. As 'coaipeaaation for p the roposed wetland impacts, as as -site area will be tui The area to be preserved will -consist Protected and proserved in peme ty of 17.65 acres of wetlands ana 61 acres of upland forest.and riparian habitat (a total of 78.65 acres). Of La Porte or 6 2,' The preservation sraa will be donated to theaCUY ced under a cons designated conservation group and vnll be p .. . : :: easement. - - • - 3:. The conervation ease=aent will be submitted to the Corps of Engineers for review and -approval priorto its execution. 4. A copy of the signed conservation easement will be. submitted to the Corps . of Engineers prior to Derfozmi:ig any of the authorized work. - follandin .tne initiaiton of the conservation - b�-Fore..peiiod:cf'S.yees's . 8 .,• r - - = t ��es bcludjng. Chinese talovv y easaeli; nOB?OuB:,. Y,o'"-='•r• AtTolled`- 17 ,� _.. - - - tttal g - :*illow (Sa ix sPP-)7 will be oo -.;...:. be ed �o tbat their _ ' - 3'p ervat�o 'These species W>n controu }a t11H a'area'.. rCent Of f�:8 total areal ever of the r will not:exceed 25 pe '«J���,tT'W,Yfii SPY Vfii.�C�S�'P�`�:j•. _•,'�`�iY=.±..: ... - = s r ` `5. - " eriod' annual reports will be submitted to tho Corps^of _ 6. During year P .. _... - the vegetative-oova of noaaous plarit.gpeeies. .. - - �. Engineers.documeating • - These.report� vn1I.include-photographs of the preservation. area- . FROM Northrup Associates In PHONE NO• :.713 463'5039 Aug. 03.2004 03:16PM P13 NOTICE TO PMTITTEES :. . . Department of the Army Permits for Work:in Navigable Waters require attention to administration and policies which are often misunderstood or disregarded. To avoid possible misinterpretations and to expedite procedures, perniitpost-authorization , requireniente and-pertment infomafion are outlined as foilowc 1. Permits remain in effect until revoked, relinquished, or the structures are removed.' An exten::ioa of time for comflletion.af structures or worts may be granted provided that a publlci .notice is issued and that evidence is furnished of the bona Me intention of the permittee to cam ste the v arlc within a reasonable time. If Rork or structures are not . completed within the time provided in the penult, it is the Qetmittee's f9.00as.bi1= to request at► extension of time at lent 4 moaths before the expiratiou.date. 2. Maintenance of authorized completed structures may be done at any time without extending the completion period. It ia, however; required that the •District Engineer be notified prior to commencement of maiatenaizce. 3. SPEOL&L REGULATIONS GOVERN MAINTENANCE WORK INVOLVING DIMMING OR FILL.- -This maintenance is not authorized bar the original permit and specific prior approval is required before such work is cba=enmd.in navigable wateis. ' 'Your request for auti�orization shouln be submitted in time for public notice raquiretaents and.soosdiaaCion with other agencies:.. t_'� �ac4-�: _%'. . k' , ; • ', S "a►nlrsils Of Strt]ttQre6 or work wverad b . a '.t is transferred; _the:DtZiCt _- ,r; r '. .• ngm "er.e aiiisti-be notified im�mediatel The aotificatioal-will.provide peraiYitrespofisibilitfes eaa'be changed to the now - -- dx�ner:o:"assignee: .-� .._ :S: PermitteeF lure reminded that themust bq :. : of ies or.pmmncement Area Engnorh, soo teofconstructionos and imstiedinteT u ari 4fi�'. _ "- _ Y pipelines across: Federal prof act channels are covered by ngineer . eiiould'be infoimed of the date ci�e pipelines are to be placea.inAime for him to sirange for- _ an inspector. to be piesen_t. 6. All material changes in location or plans must be submitted promptly to the Dishict grgin oer for approval oefore construction is begun. 7. Permits should not be considered as an approval of design features of any structure authorized or as izziplication that such structure is edegcare for the purpose • iateaded. . . _ DMICT DIMMER GALVESTON DISTRICT CORPS OF ENQINEERS SWG FL 279 24 April 66 FROM Northrup Associates In PHONE NO. 713 '463 5039 Aug. 03 2004 03:36PM P3 m e' Date: ' " June 3, 2004. : -To:. All Parties : From' Tom R. Northrup, AICP. Re: Burchfield La Porte Project ' Kenny James of the Corps called:this morning to advise roe that we are correct that -the Individual Permit QP) previously issued far This project areaon this-prejeet is valid until " I the end of December, 2005. However, it addresses impacts from.activities diffemt than those being considered, and does not include new activities such as the lift station - arkin lot ,-and water lines In -that regard; be reminded us`that this -Co :s uerinif _- - gi _ - =-p is-e-fie a sin a and'complete':k -+ prejett that would' include ah into."e.. anticipated by'tl a applicant (ante. the City) pursuant .-;to a .activ' pertinent.or ancilla to;tbes ro less -of whosedres nsibility it:is: :-Frirthermore,- he. cautioned that: the.aPPticaritr�vRs to,tr"'�" T =:c:. - : =• u'sct a :eiltiYrg f;'ermit that f ev. must:. r: ;- •adhere to the conditions -and facts o':thw0rm1t'arid" it w6URFAeed-tQ,be transferred to { #herYi -if a different entity h i ` z - _ as onahmall* neriri ttcd: '" cl�dn a or addition{like tlie'ttvo. - _.,.._ isY g . 'mentioned above), will need to be addressed by requesthie a-Coros uedifieabioo of the original permit prior to its expiration. This should include the specific plans of the developer or builder for the entire single and complete project. It was also noted that the plan most recently provided them wag different than that used in the permit, including the impacts and. certain aspects of the mitigation/preservation. The Corps will be responding. to the jurisdictional ggestion. that we poised, ond-te-this in writing in the next feW days. Conn ing-tbat there are wetlands in the oroiect area that need a Cores permit priorto ram' S• ` During farther discussions with him and Alicia Rea, I explained that in addition to the Corps. regulations, the applicant must also conform to the lased use and utility requirements -of the City of La Porte. Also, they were made aware that resolution of recent conceptnA issues will be resolved as soon as it can be determined what the City will accept and' - . hopetwly, a specific user obtained. This will be essential considering the expiration date of : the permit: ' Although not discussed -specifically with Kenny, an extension of fts associated .I th.tb0 permit will be. required and it would be appropriate to request the when aceldng . modiiicatjop. . FROM Northrup .Associates•In� : PHONE N0._ 713 463 5039 . Aug. 03 2004 03:36PM P4 I have earlier advised the client that it -is imperative that beseek a commitment from a specific developer or buildvr s) as quickly as possible so that specific conditions may be addressed at this time, without need for further modification.. Also, the client needs to LP verify the potential involvement of arris County in the area -to. be preserved and enhanced:' That'needs to be dear in the modification. I can assist with that, also BurcltreWALa•portePtoject . 2- June 3, Z004 " The matter of flood plain was also discussed. Alicia commented that the latest information. obtained ftm MMA data indicates the entire tract is in the 100-year flood plain, which means (to•the Corps) that the impacts within the site may be more severe, and will need to . be addressed in the modification. Kenny was very speeifie that the "permit was still valid until 1M but its conditions speak for.the utselves--." In other words, he implied that. :greater impacts will have to be reviewed along with the new features of a plan (yet to, be.. developed) and, would be review accordingly by. the Corps.. It is obvious to me. that the applicant -must continue to address drainage; fill, and other inirastructare and. nse iasu�es._f_or this project. The,City needs to be appriaed.of the position ortbe Corps and.tbe aeedfor ttrai itforward Vresponses to`tl�eae-irons. Stick by my: <. e'o'g=apcCif�c,-accepfahle user such'K recOIDIDlndstitlOil thAl=-pSt;tl!!d4 ID{IS be,bin OD t1103 as a builder or. third party developer. Therefore, the project•emOseer can design act*as`to`the liiY%ts a wdesi�'tili+bulitig::ptatu, acceptablethe city., - ;-�`. •' _ F..F.:...w..s_ ,34:`•.J;;:A_ r:_�-•-'•-•y=�si�aiy�•=.x:='�:'_:�..`-�Dh..: �S:i:'J=e_`.' •1-:.•�"r': ..-. _ - - _ - -- Todaty;;t'%nut^what`I'futve:beto foYil"ttie apsirtmeafaiiu'ket WhoriribW Likewise, the all . _ _ : : 'cities hate`ttieki%` Ttiat was otivious�at=tlnCifj►YCouacl mcetirig'wlieare this project was receatl3► r*jected. IRSdeciding `the fate of the abandoned apairt�mteat project tfiot was the agenda item.that. preceded the subject, City. Conn-c7 also decided the client's fate, in my opinion. We are dealing with a high-profde: site with too' many units, in a community that has only recently. experienced a very bad situation deatiag with abandoned apartment". In a •positive veto, however, the unique environments! Bator* of the site offers other similar use options possibly with lesser prejudice: Those worth considering include condondduw type residential, a� townhome project for which there is a good market, a:welknanaged retirement complex such as those owned by Metro -National, or a compatibly -arranged. combination ' of any of these three uses. In the next day or two, I will put together'an example or two along with the names of a few . "people•that might be worth- discussing the .matter with. 1t we are collectively suceessf d in rcoolving these issue with the -cite, coantyand the C IW, 0 is posoible_that the project could be taryWmarketed to the environmental community with the preserve as a focal ` pomL Houston has one of the largest, most active and vocal of such commtinfdn In the ' country. We also eq joy dose proiintity to Galveston Bay, and its coastal marshes, birding there, on Galveston island, and on Bolivar Peninsula. Twite a year, aver 10,000 birders FROM Northrup Associates.In PHONE NO'. 713.463 5039 Aug: 03 2004-03:37PM P5 mock to the region to observe or count species. This site is .a . year-round attractant to wildlife in itself, which is the purpose of the preserve. I believe this could be sold to'the right builder -developer group. wpai . eaa-art+. - _.e7-�r yt a_l�y�Pa.L'•"• _ �':`--X ••�� _ _ fµ��. - _ - •. ri. p _ ...,n.7'r = 4:. ,^: -f•t^.:55'_'�.'�`a •',,aE ��ss'''.'.r'i.••fia .-,•F�. ';-itH :".�,;�b?�: r.:,a=.... _ v!d :- yt s,.. _.:..•-a -F..d..".-ir„ ^ X'^,..:l:.tTY`• �'IFi+`i_• 3�5. s:?Ka•:......T's,T. 1..�•c#•.�..'.: ..xe .. _ _ .. �. . - ".+is .w••' • •ei-. 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Fairmont Parkway, La Porte, TX 77571 M www.ci.la-oorte.tx.us Phone: (2811471-50201 Fax (281) 471-7168 rexp►e MEMORANDUM FOR RECORD MARCH 29, 2004 TO: Director of Planning . FROM:. City Planner . Re: Developer Responses to City_of La Porte's Requests, The Preserve at Taylor Bayou. To date, the City of La Porte has received the following responses to issues and concerns from - : the Developers and/or Engineers working on "The Preserve at Taylor_Bayou".'Project: :ISSUE/CONCERN: New application.foX a_sSpteeial.;Copditional uge Permit (SCUP)": -•- based upon current zoning.. :..... T•c :'`t:'.�`_:.' _ .. _ .. '_.=-e;` :riykWi;. i•:Pz.,':;:5i:; `: • i�a3: ;�.a: ,�.. � :�a:.• :f ::-. .. RESPONSE: Completed. : s , _ - = :.•.� - . .� :. _ . _ .. ISSUE/CONCERN: New general plan to be filed identifying Location of lift station and easements; Wetlands; SW Bell Station; Trails; Public Parkland. RESPONSE: Completed. . It should ' be noted that : the. location. of the Lift -Station must. be verified (see discussion on page 2 this memorandum). ISSUE/CONCERN: Requested a traffic analysis/impact study.. RESPONSE:. Completed; however, .the`sampling was 11 hours (0700-1800 hours), on January 22, 2004, ,and accounts for McCabe ;Rd. from the,East. and West; and Northbound SH 146• Mainlane.. "This sample is relatively :light since it appears to have. been conducted only. once. Most surveys take multiple days (at least two). The study gives a cursory -mention of other developments but generalizes a 5"/0.annuid growth and takes that factor into the -estimates for_ the survey. That rate is average for the HGAC ,region although local . estimates can, be much . ' higher. The growth; according. to the study,. will _not have a significant. impact - on the . development or.the'traffic.flow'in-relation to level -of -service ratings because of.the limited access between McCabe Road and: SH -146, now and 'in the. future. With Level -;Of -Service (LOS) A being ,the best, LOS 'D • being acceptable and LOS T being. severely congested service, the study Bites that the: development, given the parameters stated above, will rate no worse than LOS B and concludes no adverse impact for this developmerit._ ,.,t...,... .s+-.+.....,. _, .....,.r>....r. .,•:..v_ a- .r.. .n ... r ... ,..;,: c:....._:.,,.,:..v:.v._:.-��.��.__ xr.�e..:.,.r.:... ,. 2 ISSUE/CONCERN: Market analysis: RESPONSE: Completed. 'The study 'does not focus on La- Porte; rather, the study looks at a . "regional" picture. The market study _done for The Preserve at Taylor .Bayou quotes the "area's apartments at an occupancy range. from 85% to 930% with the overall average of 90.05%.. The occupancy rate for Class A apartments in 2003' was 88.59%. The absorption rate - for apartments is currently. 12 to. -18. months ' from completion of 'construction with stabilization - occurring at 15 ' months 'on the average. ' 27.4% of the regions households were . renters. ISSUE/CONCERN: Provide a draft Parkland Dedication Instrument. RESPONSE: Complete. Generic document was received; nothing approved or accepted.'as intended. ISSUE/CONCERN: Financing. Provide confirination/proof of funding allocatiom- RESPONSE: OnMarch. 26, 2004 =the City received: documentation from Metropolitan Funding : Coip.- 'c to gr their : comriutment to. providing=`.:fundi'A .for the project pending --: "...resolution. of the outstanding issues and market. penetration...:". During a subsequent . conversation1 with..., k4RobertwBii ct fiel'd;� he identified the outstanding issues as utilities:.:..-,... (primarily sewer) aril "ownership?' -'of the'trails associated:with the preserve. _ ISSUE%CONCERNi lift Station/ACOE'approval... _ RESPONSE: Incomplete. Aletter from the developing engineer, received on March 1; 2004; indicates that a plan has been submitted to the Corps- ISSUE/CONCERN.; Environmental issues. Provide assessment approved by ALOE. 'RESPONSE: Incomplete. A'letter from the -developing,engineer, received on March 1; 2004., states that a study will be performed and submitted to the Corps. . ISSUE/CONCERN: Trails. Provide a letter of confirmation from the Legacy Land Trust approving the layout and accepting. maintenance,.- management' -responsibilities of the conservation easement. Additionally; . provide a final. plan for the trails stating exact trail layout, .trail materials used, other *.structures being built, and estimated yearly maintenance costs. 3' - RESPONSE: Incomplete. The central issue is that the funding for this development is hinged on a public entity (e.g. City of La Porte, Hams County or some other third party) taking. ' "ownership" and all liability for the preserve and trails. • On March' 16, 2004, the City received an email •from Legacy Land Trust. In part, the Trust is 'very interested. ".:.but does not; in 'writing; incur maintenance costs of the property." They will seek donations. on. "...ecotourism related:.events...". and "...pull in' volunteers and help with the trail where possible." • On March 26, 2004, the City. received a 'draft final. plan for the trails. from Northrup Associated Inc:: This plan cites development guidelines, trial material, and provides: an aerial depiction of the trails and bridges.. No mention is made for either developmental: nor maintenance costs. During a telephone conversation with Mr.� Burchfield, he indicated' that Harris County expressed interest in. both funding the development and providing. the maintenance costs. for the preserve. Wayne J. Sabo'. ' •City Planner.::: . . -•mot' ; -- :. -; : _. � ' .. - .... -.. _ - S.. ._ - -_ - ' : - . - _ -- - � �- _ _. ..- , - . _ .. e.va',r'Y� �3• Y� . _ __ ��,.(:f".A. �.�_ .'}. __ _ . - . a. • .4 . itrM„ S,S...+. a-{ (.��.} 'bF 2:s ''a•NJ. �.. f.•iy'4:::'M.` - - a.•w'_•F __ ... .. .. .kF•:�iy:'i:'_;xifxt. .i. '.�rib�+'«w��t.{•w..i :�t3;a,r3�" •tt.; t�,_�'' �{p'4e e.apYa..1+, �. .. :�: •. i.•. .:.`: Fryk.-: - _---- --. _ �-rci.g: .. _�.yyti.u. _ ;!: '.Y" :X : :�.-.., �'...':. .; :.�y+,°..G ;.J'�:c'•^a: : "'=3 _ % •. .. .. sYo'".E�=.... .•S:. r'.{,._ •. • s[ .. �s ►. - - - - - - • ."Draft" City of La Porte Special Conditional Use Permit # SCU 04-013 This permit is issued to: Robert Burchfield . Owner or Agent 2123 W. Governor's Circle #400 Houston, TX .77092 Address For Development of:. .: Preserve at Taylor Bayou (Multi -family & Townhomes) Development Name 1200 Block of. McCabe Rd. 0 SH 146, La Porte, TX Address Legal Description: 28.43 acre tract out of 107 acre tract of land.-W.P. Harris Survey Abstract-30, La Porte, Harris County, .Texas Zoning: Planned Unit Development MUD) Use:' Multi -family residential (aaartments),Townhomes, Nature Preserve and Neiahborhood commercial Permit Conditions: 1:. An overall density of the multi -family (apartments) and townhomes shall not t exceed .14 and .10dwellin units per acre res ectiveT 2 _ The nature preserve "conservation easement" ownership- and .responsibility fbf .its maintenance ' must be established.. The City requirement for compensating open land will apply. The City. must approie-�the conservancy, dedication instrument. - . ._.. `e 4pplicarit/developer shall be responsible for th6 mainte_na_ nix of the 77:52' Conservation Easement until transfer of ownership and/or responsibility.- 4.- ..: The:public shall have access to: the conservation area using.trails that are constructed and' . maintained by the applicant/developer. City intends to control the hours of operation. 5.. .. Provide an irrigation system to ensure that all landscaping and screening is properly ..: maintained by the owner/developer. 6. If approved, the design of the detention -will be reviewed by staff to ensure consistency with ordinances and the Taylor. Bayou Watershed Plan. Permits with Army Corps of Engineers, and County Flood Control, must be presented to the City. 7. 'The developer shall contribute to traffic calming deviceshools (e.g: right trim lane) to ensure that traffic congestion does occur as a result of his project. 8. The applicant must secure a maintenance bond, according to the City's' multi -family provisions,. or seek an approved alternate showing evidence of bonding insurance or. participate in a "reserve fund °mechanism" that establishes an account'for the sole purpose of maintenance to the project. -This fund is for the lifetime of the project. 9: The owner/applicant must construct a lift station and dedicate an easement to: the City at, Taylor Bayou and McCabe for the City's future regional lift station. - .10. The applicant must provide proof of funding allocation.. 11. The applicant must. provide a covenant that the multi -family portion of -the .project remains. ori.the City's tax rolls... 12. :. A letter from Army Corps of Engineers for approval of the lift station must be submitted :prior to the building permit. 13. The proposed complex must provide'an area designated for accommodation of school " buses, pick up/drop off sites -as per LPISD's design standards:. .. .- ..: 14. Utility. Plan must . roved by Y Cit Staff. p 15'. Proposed sidewalks must be annotated on the General Plan. _ 16. All utilities should be planned for -underground routing. • 17. - The applicant must provide a covenant for maintenance of common areas.: 18. The General Plan must be updated to comply with'the City of La Porte'§ General Plan Checklist. . .19.. The Developer shall comply with all other applicable laws and ordinances of the City of La . Porte and the State of Texas. Failure to begin- construction within.12 months after issuance or as scheduled under the terms of a special conditional use permit shall void the permit. as approved, except upon an extension of time granted after application to the Planning and Zoning Commission. : If construction is terminated after completion of any stage and there is ample evidence that further development is not contemplated, the ordinance establishing such special conditional use permit may be rescinded by the City Council, upon its own motion or upon the.recommendation of the Planning and Zoning Commission of the City of La Porte, and the previous Toning of the entire tract shall be in full.effect on the portion which is. undeveloped. Validation Date: Director of Planning. City Secretary' vJ.i'r.: f., - _ .F i= _!„. _ .:y:' ._, ^!: F'�rti`,^t.i _ - •J Yi. • .a�u+!.- _ . ii e!l«a+: '.trc :�: .,_ _ '. - .. .. _.-:Y;f-: t-.3ti:•,Yv.'i::,. .. i1`� ... ..:. • • .- '7 / riMAMW ACMU MW SERms pw AND 0"m COMIMAL IRACT "A"pt 'M 10 mw -9m k 9 L PHASE I 13.37 AC. Loma AppwAm t:jim-om Pm/ meak I 'I LAKE INCLUDED IN Planned Unit Devolopsook (Pn PHASE I AREA 28.43 AC CALCULATIONS _&L BAYOU REST. PHASE ONE SECTION ONE IV: Code No. 356054 H.C.M.R. u Nature PTeprw BZIock 3 sbq& rammily (R-1) 7536 AC M VAL 10 men am, sum 70WelON awl Of' I W-2493- mus. 7 low. .1 zo GRAPWC SCAIX TALMMS V. BMEN I mb. HER. Caned &8M Acm LOCATION KAIP C. r. 481 r'i LtL t TOM 2470U. Swo KEY MAP 0380-P REMM AN AOtWWDff MTN W C"Y. WAI'MjVM'WMMMW11%Z CAN MUST HE PROICID TO ENS= AK ACCUL li saw wo Lmmor \4 SE 2 r.--. W1 2L=t%W.WL=%.W-A- I AC. ,%.-e0A---- MOM 'TIM W we LmrAw W lav Log cr x"m mm 0 FM VON W it we' M'm 90* FEE HIM P 70 w=jr a -an = =www — I'a sou" 00ff W W Let W wamn WPM SHADY 111WER CIVC ASSOCIATION um m2nrL . swam W name w m m PA w - MR w .4 un Called 4.2011 Acres amm Raw a son M% am am st.0 H. C.C.F. J758927 PAr. Nik A MWC 10 %a Lfft am 0� Imem WrwjrL offin am. w 10 PA w am "M M A=M4W4v=%,= A Men Wee 4gae 0 Joe= FW Wan Man WAN tww"Ift M . mu = we P.0 MM WWWK A MANCIt W RP IM TO A POW Pa oMft mam A viwa vo m am wor RAM 0 mom am um A owa w am PUT" . PONT pw opm% WM WWW% A Intent W W&W FEN 10 A PONT FM eW4% "M MnM A OWANX Or WM PW 10 A PM FM eaeft wm wwwn.. waz W MT A wwe m opook LWmtY W UT Lee V 11w ur w por mom FUT In. as w n is = WSW EffAmm W an lw 10 It A WMv= W ALM RT V VC • Z. .._SHADY EVER IRICTS10 3 %L 140. P& 57 ILQJLIL `FILING DATE. SEPTEMBER' 16, 2004 V PRESE E-AT TAYLOR BAYOU PLAN BEING AA107.19 ACRE TRACT OF LAND OUT OF THE W.P. HARRIS SU ,1EY. ABSTRACT NO. A-30, HARRIS COUNTY, TEXAS. 4 BLOCKS 0 RESERVE BLOO 1 - I LOT, PLANNED UNIT DEVELOPMENT (PUD) 28.43 ACRES PHAS1 180 MULTI -FAMILY UNITS PHAS' 2 148 TOVMHOME UNITS 2 - I LOT, NEIGHBORHOOD COMMERCIAL 1.35 ACRES \ -'[ \ \ \ \ \' BLOCK 3 - I'LOT. NATURE PRESERVE 75.16 ACRES BLOCPRIVATE PARK 2.25 ACRES iETALI TRACT -107.19 ACRES JBLOCK I VALL HAVE 13.46 APARTMENT UNITS PER ACRE PHASE LOCK VALL HAVE to TOWNHOME UNITS PER ACRE IN PHASE jj� DONEM INSINF111"o Be moms ='== Oft as I'L M*N.Nu I. monom" r PETTY & ASSOCIATES 7066 LAKEVIEW HAVEN DR. SUITE 119 t-7 HOUSTON, TX 77095 (281) 345-4440 r; SHORSACHES SUIR)TVISIDY 'mo VOL L P& 10 RC.XR AT9VAT VILLAGE SWMN ONE VNL 340.. Pa. 59 H.C.H.S. BURCHFIELD DEVELOPMENT, L.P. 2123 WEST GOVERNOR'S CIRCLE, SUITE AGO HOUSTON, TK 77099 (713) 255-0555 a City. ®f La': P6r'tCi` Established 1892 L' ?'EXAS September 8, 2004 Betty Waters, Chairperson. & Planning and Zoning Commission Members 604 W. Fairmont Pkwy. LaPorte, TX. 77571 : Dear Ms., Waters, _ On behalf' the Main Street District Committee, we present the proposed draft document = outlining - an.: ordinance for :the :.creation . of a Main Street District: classification .and regulations.. We also -recommend the. creation -of a district that generally. extends from SHs_. •_�_.._::::-.._ . " �146- to. Kansas and to include one block" north to First Street and one block south to ' ' - " Avenue.; wi;th.the:inclusioi-6f: Vixgin a and Broadway two blocks south to'Avenue B. _ Withi he district sran,o�erla riion that..would extend.from SH `146 to Kansas.and , include one'half block north to'.the. alley between First St. and Main St. to one half block south to-thealley-lietween Avenue:9 and Main St... For background, the committee was made up of ten representatives -from the community representing business -.and property owners, residents, -Heritage .Society, the Main Street' Association, the Planning and Zoning Commission, and Chamber of Commerce. The'.. " . committee was formed after the City Council.requested a moratorium be created over the general area described above. to protect the area from development. that. would . be inconsistent with what seemed to be a focal point of La Torte, -a symbol of La Porte's past, and an -area that holds a potential for La' Porte's -economic potential .in tourism.:.The committee recognized the potential and strength -of the -Main Street area and agreed it needed to be preserved. The committee reviewed the.. current zoning district regulations ' (Commercial) and noticed it did not fit with the .era. in which the Main Street area was.' originally created, To preserve the district 'and to aid in its- vitality, .the. committee . realized that the Main Street area needed regulations that had more flexibility than any of the zoning classifications allowed:. The end result was a mixed -use zone. The interior of this district, however; .did hold some unique characteristics that needed some additional. considerations, so .an overlay district was, added to the area under consideration. 604 W. Fairmont Pkwy. • La.Porfe, Tezas 77571 • . (281),471-5020, .. `' 0' • All 'of the meetings were open to the public. Several business -owners and' residents attended throughout the process. Several letters were'sent to property owners within the. district as the process was developing to inform them of the work underway and provide. updates. The committee held a public hearing, which was well. attended. The input throughout the process was considered and the results of our recommendation may not be totally. accepted by all of the owners, but for the most partour committee feels is in line with what many business owners feel is needed to preserve and help.Main Street become- stronger - Attached is a summary of the differences between the current commercial - district . regulations and the proposed: new regulations. ' .The, main difference is the mixed use of • the district.. Within the Main Street District residential activities would be ' allowed to coincide with commercial activities.. The overlay portion would limit .the residential activity to the second story or above only. There would be a'prohibition of mini storage warehousing and laundry plants within the district and special conditional use permitted activities - would still be required 'as in commercial and residential districts. Some examples are churches, special clubs or civic organizations, hospitals, clinics, etc.'. Another consideration is. the allowance for zero setback in the front. to- create a more pedestrian friendly atmosphere. The district needed. to. limit parking in front of the businesses along' -Main' Street to create a sense of access for pedestrians. In order for rebuild -existing structures, and' keep •with':Afi6:=curreiit -appearance, the.-:lot..74. 4;� - coverage wizli structures had to be increased from 40 •peicent ao 60 or '80percent. - The " size of the -district would not have.an adverse effect'on the existih e, since most _;�pFz-;r- f::therexistingproperty-alreadyhasmostofthelaunder.impervious-:coverage:,;.,:•9. =notable .changes were the signage .requirements,' sidewalks, and- the .number. of - - �';"''parkirig�`spaces' .=Ari increase of 10% would be allowed 'for wall si No sidewalks' gam.,. would be required: Parking would ' be decreased to require only employee parking: for new buildings only. The Main Street Committee. is ' working: with. -Debra Dye, the Downtown Revitalization Coordinator, to continue. to- investigate height limitations and architectural integrity. for new buildings. in the - area. These. will be presented in the future . under A separate amendment. The attached recommendations also include a list of items not typically found"' a zoning ordinance or regulated in- a standard ordinance. The. following would require the City's assistance and participation of local business and property owners: Drainage in the area needs to be addressed :both in the 'streets and alleys. ■ . - The ability to hang signage over the sidewalks (currently State ROW):. .. Traffic Control devices such as. traffic signals along Main'Street; especially at.rd or P Street for the fire department, and marked crosswalks. ■- Sidewalks on side streets, to connect. to " Main Street- to aid . with parking and pedestrian movement. Dear Property Owrner: You should have received information by mail informing you that the City of La Porte is considering creating a new zoning district that considers the uniqueness of the Main Street area from SH.146 to Kansas St. and from Polk to Avenue A ( and to Avenue.B along.1st Street, Broadway. and. San. Jacinto). Maps have been sent with the letter(s) in the past. The subcommittee that has been working on this project wants to present its draft recommendations to the public. Monday, August 2', 2004, at.7:00pm in the City,Council Chambers'at City Hall at 604 W. Fairmont Parkway, the committee will host a public hearing... After the public 'hearing; the committee will review its 'recommendations and forward a final recommeridatio6 to the Planning -and Zoning Commission for consideration in September. h'eanng will�be�held' by the- Planning"and Zoning Commission before it makes a recommendation City Council in October. The City Council v►rill also. hold a public hearing: i •:•a.k . •y.-5. ..v,,,+. ,J.s C.. k ^F„+: h.' r.:x.•: • .. ` _ .. 'r�i.v . .. _ j Attached' is a. summary of the .recommendation of the subcommittee. _ The proposal allows for;more; flexibility..than the, current, regulations :: a'i.t;i°.r: r. Please review the. attachment. If you have. any questions, we encourage you to attend public hearing: Sincerely t Ni olas F an Interim Planning Director Enclosure C: Ms. Feazelle Planning and Zoning Commission John Joems Main Street District 604 W. Fairmont Pkwy.' LaPorte, Texas 77571 • (281) 471-5020 . Pro_ Current, ; Boundary:. Overlay —146: to Kansas , Boundary, 'No district currently:. Entire alley (except one block south . area zoned commercial. on Broadway to "B" along alley and Virginia north one block -to Polk) Overall —146 to Kansas -plus one block south (1st & W. "B° to Virginia. and back up to E. "A"). Include Mr: Bailey and Mr: Skelton properties in overall. section. Mixed Use:. . Commercial and all- CommerciaL . Commercial only activities. residential activities No residential activities = Except warehousing and allowed.= If residential was storage — owner or. incidental., . existing prior to 1984, it is to primary=business would be- ..... = considered non-conformin 9_.:-- : . :;tancicannot_�:be rebuilt:or�,:;-: ::� � - =+ = - - - . ..... ... .. , _ . . • _ ._ .. _ --�.�:exsanded: ,go- �: . - - _�; _ _ :Setbacks.., Overlay - Front. 0' Setbacks: :Front 20':: - Side 0' Side:. .0' (unless next to Rear 20' Rear..:=10' : Overall - Front (Avg. of existing . properties on.' same. street - (same block). .. or adjacent . property's :. existing structure setback: = Side .. 5' : : Rear, - 20' Lot Coverage: Overlay'' .: 80% under Lot Coverage: 40% under roof .' roof ' Main. Street District Comparison Proposed Current SiQnaae: Wall - 25% Sivnaye: Wall -15% (Shingle counts as Shingle -1 per business; 8'' partof total minimum clearance; 15 sq. ft. maximum/face :. Parking Considerations: Parking Considerations. ➢ Require employee parking only, but no .Currently, based upon the type of activity customer parking (for new structures and the facility size and/or seating capacity . only, not existing or expanding' with a minimum of"1. space, but in most structures). cases is 1+. D Alley - count. as driving aisle ➢- Minimum of 2 spaces No parking lots developed. in front of new buildings Sidewalks: No .requirement for sidewalks Sidewalks: Required by the developer. within District : '=. , �::: ': :- : :' along the-stre6t.at time the -"-new 'structure is constructed: Durhnsters: Screening of-dumpstec if: DumAsters:.;1,,Screen ng of dumpsters.,;- . r— Y -u- plainly visible from Public ==' = =� s '::; �,�-'='=yequired of all dumpsters ` r Street, unless visibility is..regardless of location.. through alley. -2= -a '� 1 9 -' s.- -9 P a"Se�-`;F 1 W VC} ` 1 � , 1 4 •,; V .,� ,.>•.s� !. � 'y� - i, rX . 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C �.3 YrF,-z 5 s�-'�O; 'ti, �..,t �rr.,.�„',+��4 `' I o 4 r •i' {"7% , ,y , t!2 t { 1 G1.k'i I �. rt'- � j f �' �' .�M�f.�. t, :h-�cy�: l{�.�.,1 �� `.,�,'•it r il�.t,�N o� �t'yyy(r,,, l�,iY._. t;p-R,�'9t�r ' 4 ti 'i f��` ``�'., {�*� � F� � } ,. ..�. '4, �,tr -,l r � -7 r 'e y•fil(a l_. �,,il �IT � i,y �'�tl Y•-' C .far+ ,� s r i is �3 t�� f f �Y� i.Y^� �r•" vc.T„s'..j777......��� 4�`'S �r-: '- ?.J ''� � " �1'7'' t'�4,%i �� SIC 't•�C'- {•l. .:� h ' t ••`� .f, tii�. d it S, _ � i� r- � .:f i T-ti;^�."#'3[G= t-. sT�. �?, IT 7 ff Olt" � v� � y ,(;'�; �r�f,,..`r '('y� �'`a �x`a ., ,� .� �'y:': �%''�}�' S cctBD��,�-a�'`�,� t'• „ 7 - `f �, s � � y � �t� '�tl�i � �Y •.lal s ` �� r^ �(� �r t F �'�' S.� - A Meeting of the La Porte ' Planning &Zoning Commission (TYPe of Meeting) Scheduled for " "!VP, ! . Se p tembec 16, 2004 ate of Meeting) to.Consider Main Street District (Type of Request). . I have received notice of the above referenced public hearing. I am in. FAVOR of granting this iquest for the following reasons: .. _ .. r - _ -• . . te.a :R.; .'S> . .ii'.`a - _ _ .. ; Ise+'".' ' :e.` `..t• :I� �•OPPO$ED'to granting this .request for the following reasons: _ •.apt .i .._a:-k�: . ys {-•a `�:_ ° --.. ��"j _'-.... _' Via_:. - _x•-' ��� •;�' - - ;''��-� ...3 �,r _ . ... . .. Af - ' � ..� :G �-ti..c.. •L,.. �.� ... �%.�a-:u,5 .. • . /%� -.tom js j . � .. .:.. N (please print) Address . .01 S. City, State, Zip • .I. �j CITY OF LA 'PORTE PLANNING DEPARTMENT 604 W. Fairmont Parkway, La Porte, TX 77571 www.d.la-oorte.tx.us Phone: (281) 471-5020 / Fax (281) 842-1868 MEMORANDUM FOR RECORD August 31, 2004 TO: Planning and Zoning Commission FROM: Wayne J. Sabo, Interim Planning Director Re Proposed Amendments to Chapter 106; Sections 106-443 and 106-522;. Maximum Height Limits Permitted in Commercial and Industrial Zones: The Mayor -and -City.-Council" -at. the. meeting -on September 13, 2004; requested that the .Commission consider an - amendment to the'. Zo I ng •Chapter - of the Code ' of Ordinances regarding maximum allowable.heigtit in Commercial and -Industrial Zones. . = - BACKGROUND _..,e: _ ...`"`-:,n-::.. •,:°:.:.;x�: is _ +.;';i.y Attached s'the' Sfaff Report" an supporting documents for Variance Request #04-009 that.= _ were presented;;tothe;ZonngBoardryof".Adjustinerit(ZBOA) on August 26, 2004. This request was submitted by Mr. $.. Patel fora variance on the maximum height. requirement to allow his proposed hotel to -add a fourth story. The proposed site is at 401. West G Street and South 8" Street adjacent to the Best Western. motel. The facts' as presented in the Ordinances • are as follows: ➢ The maximum height allowed is 45 feet in Commercial and Industrial. Zones- ➢ The definition for height is 'the average between the peak 'of the roof and the base of " the roof. ➢ The proposed hotel shows the peak of 60'-61/4" and a base of 41'-11" for an average . of about 51 feet; six feet over the allowed height. The applicant stated that due to a •portion of his property.being unusable (a 30' strip leading -to S.H.- 146. cannot be used since access was denied to S. H...146 and it is too narrow to be used' . for parking together with a. maneuvering isle), he claimed a hardship in designing enough parking and. maintaining a feasible density. ratio ' of 64 units. He, therefore, -requested the variance to add a 4`h floor. It should be noted that the peaked roof, and not -the V.h .story,: took the building beyond the 45' maximum height. On the night of the meeting, the ZBOA had 4: members: in' attendance.. The vote for approval. of any request, by ordinance, requires t votes, or._ in this case, a unanimous decision. Also .in attendance were Councilmembers Moser, Beasley. and Engelkeii. • • 2 'The ZBOA's motion was to approve the variance with the vote being,3 'in favor. and 1 opposed. The motion, -therefore failed. Opponents to the motion cited that the size of the hotel would have an unfair advantage and cause a further decline in occupancy rates of other motels. They also stated that given current statistics regarding occupancy rates, the City of La Porte: cannot support another hotel. The applicant countered with an argument which showed. that -his similar hotels in DeerPark and other surrounding cities maintained good occupancy. Applicant. has also. stated that his market.study, on a regional basis,. shows good support for the project. Given that the motion failed, Council -has asked staff to look into updating the..requirements. and/or circumstances mandating. the 45' maximum height rule: FACTS AND CONCLUSIONS. ➢ LPFD has equipment that can reach up to 100' in elevation.A rule of thumb used by - the fire -department when employing this equipment is 7 stories or 70 feet (10 ' feet per story) given that positioning -of the equipment when fighting a fire -will not be ideal. ➢ Fire protection. regulations for 'this .situation mandated. a total sprinkler. system . .including; the attic:, All similar buildings attaining this height would require this ..protection.; -Other motels, in. La. Porte. have only the occupied stories protected- by a. 'sprinkler systn,(f scj.equi • ed). Coordination with the fire department shows that Pp: : r. , _ �longss-the building" has-a+sprinkler system, this reduces their concern: - ➢ Surveys of surrounding" cities• shows. that a `majority do not regulate a maximum • S"• ..w.: i. _ ➢--An: m',.to-_the.: 4`' -rule does• not. affect Shipping., • _Container_ "sa'c_ king, .. -V•. eft Cont,iners are.re afedi_to4,-hi re ardless if the stack is und_ er 45'. _ �f " ' -: • ➢: In'regards °tq economic development, hotels/inotels remain an important source `of revenue to the City. - ACTION BY THE COMMISSION 1. Conduct Public Hearing; 2. Discuss the Issue 3. The Commission may elect to: ➢ Form, a Sub -Committee.... ➢ Direct. Staff to. develop a recommendation ➢ . Make.a Recommendation to City Council . Requested by: Sejal Dimple Patel (Property Owner), Bobby Grisham (Agent) Requested for:. A Commercial Reserve 1,.Block 1,1.3214 acres- (57,560 sq.ft.) situated in the Johnson Hunter League, Abstract No. 35; La Porte, 'Harris. County, Texas. Location: .908 S.'. a Street (Proposed hotel/motel site) ZoninE: , General Commercial (GC) Background: The City of La Porte received a development plan for -proposed hotel and suites to be . located at the northwest corner of S. a and West "G' .Street The 'developer /owner is proposing 61 rooms in a 4 story hotel building. Total height of the proposed building . . with roof top/ridge exceeds the maximum'of 45 ft. permitted per Code of Ordinances. The plat of thesubject: property has already been approved. Access to the proposed facility will be off West "G" Street, barring access to SH. 146 due to narrowness of the ' . - ' commercial reserve along the Highway... Per Section.106-443, Table "B, commercial'area±`requirements; :the maximum--fi!i' for permitted or conditional uses in' General" Cb nrnercial (GCj is 45 feet_:.,'This. variance--- requests seeks to allow a relief of the maximum lieight limit. AA.'alV., Section 106-192(b)(2);: in the Code of Ordinances,, defines a�;variance: a�deviation " from the literal provisions of the chapter; .which : is`grarited by Board when. strict ' ,the c.6 ormi toA c ter would -cause, unneeess hirdslii Because: o &ee"tional' i h' P m7'. p p narrowness, shallowness, shape, topography. or extraordinary or exceptional. physical.' situation unique to the property on which. the variance is granted The subject tract is 1.32 acre (57,560 sg1L) .with floor area ratio or lot coverage approx. 30%. As per plan, the vertical distance of 'a building measured. from average elevation of the finished grade of the structure' to the highest point of the roof. exceeds 45 ft. .. Except as otherwise .prohibited, the board is empowered .to authorize a variance from..a requirement when the board finds that all of the following .conditions have been met:. ❖ That the granting of the variance will not be contrary, to the best public interest. �:•. -That literal enforcement of the chapter will result in unnecessary hardship because of . exceptional narrowness, .shallowness, shape, topography or other extraordinary or exceptional --physical-•. situation- unique. to the --specific piece of property in question, "Unnecessary hardship" shall mean physical hardship relating to the property itself as. . distinguished from a hardship. relating to convenience,. financial considerations. or. caprice, and the hardship must not result 'from the applicant or property owner's own actions; and.:.. m:• That by granting the variance, the spirit of the chapter will be observed... • • s. Zoning Board of Adjustment August 26, 2004 ' #VO4-009 Page 2 of 2 In determining if granting the applicant's request would be contrary to the public. interest, Staff recognizes that the development of the property may not create a problem ' with aMjoining properties. - Adjoining. properties_ have similar use. In addition,'. a survey of surrounding. properties shows that. this proposed development is typical to the commercial entities especially to lodging industry. Coordination with. the La Porte Fire . Department showed no safety related issues. The ZBOA's final consideration is whether granting of this request, observes the spirit of the ordinance. The developer/owner of proposed hotel/motel has submitted letters from the City of Deer Park- and Chamber of Commerce' showing. strong support for the projects currently operated there. A letter from the Southtrust Bank shows credibility towards carrying out this proposed venture in La Porte.- The applicant's request is based solely on the current shape and location of the property. In addition, the developer is unable to take advantage of the driveway off State I-fighway.146, . The visibility and marketability factors play a major role in a -successful business,, Under._the__circumstanpM, compensatory measures should be -considered to7make'a;project economically;fea`sble_ Request W04-OM seeks a variance for the: applicant. to build a. 4. story hotel with required .parking; .spaces �aqd landscaping- exceeding. maximum height' of 45 feet. The 'building"heights usually exclude penthouses`. rilainirig mechanical equipment such as air conditioning or"elevafor' equipinerif and church':spires� water towers, radio,. and cellular antennas, etc. The parametersfor tlievvnhe shape and location orequ'ef the property and the .economic feasibility: issues involved - may . meet the provisions established by Section,106-192. Variances. While* recognizing::the.:-circuiristances associated with the property, the. Board could consider: :. _ • Allowing the project 4 stories with a height of 60 feet, exceeding the maximum height limit, (variance granted). • Should the Board deny the. variance, the maximum height limit of 45 feet shall = be observed. Atweils: As per Section 106-196 ofthe Code of Ordinances'of the City of I:a Porte: _-'Any person -or persons; jointly,or:severally; aggrieved-�by:any decision of.the-.Board of - Adjustment, or any taxpayer, or any officer, department, board or bureau of the city may present to a court of record a petition for a4rit of certiorari, as provided by, V.T.C.A, - Local Government Code Section 211.011, duly verified, setting forth that such decision ; is illegal, in whole or in part, specifying the .grounds of the illegality. - Such petition shall. : be presented to the court'within ten days after the filing ofthe decision in the'office'ofthe Board of Adjustment: August 2, 2004 BY. CHOICE HOTELS City of La Porte 604 K. Fairmont Pkwy. La Porte"Texas' 77571 (281) 471-5020 Dear City.pf La Porte Planning & Zoning Department t am writing in regards to our Variance Request for the lard located on the comer of West G Street and Street. 'We are requesting to. build an all new Holiday Inn Express Suites with 61 units. Per our drawing we need a height variance to build this project 4 stories with a height of 61 feet With the,current shape and location of the-property,•we are riot able.to take'advantag' of the driveway ..from Highway 146'to benefifour usable space:for.this Hotel: Due to City.plahhing'and traffic on ::;• Highway 146, we can not use this driveway as an entrance to the. hotel, an access route fnxn Highway 146, nor does -it. benefit visibility or. building area. Oucrland is 53,706. sq. feet with.a building footprint of sq::teet- The shape Hof land does riot:altow us:to build.:a feasible hotel = - _ - - .,- Y, _ ,., . using 3 floors, required. - ; < ` parkifigl;pac es; =and landscaping:' WitFiout'th s:`fou tf floor we. would on be able to haw IX a 42 units -whit h�would make thisect' y ay Express franchise unattainable. .<,. prof economical{ unfeasif�le�and Holid Inn otel;is;intended',forii2. SAY el �and;;e. ' ineers-.visitin ;:the C' of .La P ":: '{r : _ - ,:,,9 9 City Ports working from t..,:. Monday = Fndaj%.WiEliout tt � actditic;rtial:.rooms_to.service•these.' "u ..._ ,.,��._-- ;.�.:_-- .,'- _ ;- 9 ests our hotel not be able=to-, _ maintain.the necessary:occipancy level,regii :u with fixed costs: - red to`keeP P - Ourdrawwi s sti• - ng ow a site=plan with:a eery.ae'sthetic building�facing-Highway 146 with Half stucco and half brick design:. This propertywith its:construction and design Will help attract and retain many guests - visiting the City of La Porte. -The hotel. will be an all. suite property supplying business travelers and industries with the accessary amenities and conference space currently needed by the city. Also, attached with this variance request are letter'si fiom key membii6if the Cry of Deer Park, where :,.we currently own and operate the. Comfort Suites and Best Westem: - In Deer Parts, we help.support the many .growing industries by -.providing travelers with the best service possible..:: With this hotel -we plan to both benefit the City of La Porte.and'its growing iridusides by providing a _ quality. hotel. This hotel with its Holiday Inn Express franchise and experienced owners and operators will help grow the City of La Porte in both tax revenue and the long term prospectus.for La Porte. Thankyou for your time and consideration: Sincerely.... Dimple Dhiru Patel DEERTA. ACCREDITED CHAMBER OF COMMERCE "COMMUNITY OF OPPORTUNITY" CHAM968 OF COMMHRC■ .. .. OF TH! OMITOO'STAI... SHARON McLEAN President • July 30, 2004. Ms. Sejal Patel Comfort Suites. _ 15.01 Center.Street .Deer -Park, TX•77.536 De Ce alp - _- rT• '•.L,•.s - - - .cif'' .SAS I just couldn't pass up the opportunity to extend you �an enormous thank -you! I have witnessed your wc�i: :. ._; .�>�; -:-a - - - ---_ _al><ient fis:hai�d:arid'=:rout o conve + • r= Y-=== - _ d'like t y:Illy$111Cere appi�iia�ivii lur. Uui.`OI1g�im - •.ei';:• b::7• .:��,_,{?{ C'f'-:: >;;`Y.�F'¢:.i _ ..�.r.:r •5_�'' - -y:. Mum Fs :v+}�:+ • . r;{.•'.$u :,o�:.• ••.rtg� �. Y a. y�.r. _ - - . 'v �:i j-`i••.°"c ;r r .. - �.i : .. ... _ _ _ . ._ ._ . e_ _ _ _ �!:. __ s.'-..•`g;^'i.: '+a . - - . ,.With e`ve_iyone'thes6.`days being :in a constant _state of "time •poverty' days I'm very grateful for y_oiu' v- sacrifice .of time as weli;as the, pro fessionalismyou display.in all the. projects you undertake. Deer Park is, truly blessed to have individuals such as you. who are Willing to "give back". Volunteerism is the life -blood of every successful.project and so essential fora community to thrive.' ` It is a pleasure to have you, Best Western — Deer Park Inn, and:Comfort Suites actively involved, in Deer Park: You have been good neighbors, and have added so much.to 'both the beauty -and economic base of . the community. I look forward to a long-term partnership and. working with you on future projects. ..If ever I can assist you, please feel free to contact me at 281-479-1559. Sincerely, haron McLean President ' 110 CENTER STREET / DEER. PARK; TEXAS.77536 / TELEPHONE (281) 479-1559 / FAX (281) 476-4041 WEBSITEADDRESS: www.deerpark.org E-MAIL ADDRESS: infofteerpark.org August 2, 2004 To Whom It May Concern: The City.of' Deer Park- feels very. privileged that Ms. Sajel. Patel chose to construct the Comfort .Suites' Deer Park located at 1,501: '. - Center Street within our community. Ms=Patel; -Owner and Operator of. the Comfort Suites, -offei-sµher a .YD _ su.pport•. of; our community atmosphere by offerin aR:,firs, ..�> 54'..;.- ..aeyx.i _ . - ...':.�U,a:• t�,Eei3.?.i.Yi ri":a• .':iai1 "''-''u` ;'•-'i. ..ks'sr=,.. -xbus�nesso eration.. Under her-carefulM i - - P . _ ...__.. d section :the -Suites offers an excellent service to our local residents with"their ...'spec al.. needs; as well as.; other.: visitors.to.oue: cornmun.ity:.: :.. The Patel- Family. is a true -testament to their dedication to 'the- hotel-business..as .exhibited by the Best Western Deer Park I'm St Suites located at 1401 Center Street, owned by Ms. Patel's Father= ' in=Law, Mr:. Dhiru -Patel, as well as,: the hotel facilities owned by the Patel family in the..City of LaPorte. Ms.. Sajel Patel's facility is top-notch and a good testament to the types of businesses'that. Deer'Park welcomes to our community: In: communi spirit; Way Riddle Mayor': City of Deer Park o31i1<st .S P.O. BOX 998 LaPorte, X 77572 . :(261) 471-4400 . August 2, 2004 Re: Dimple and Sejal Patel / Patel family bankingrelationship' with SouthTrust Bank To Whom it May Concern: Dimple and SejalPatel have been excellent customers of SouthTrust Bank since July, 2002; additionally the Patel family has had a relationship -with SouthTrust since 1996. The Patels have - been extremely successful inthemotel indust y.'We presently have a, sigriificant.loan relationship - - with the Patels secured by"real estate. -This loan; as well as -all previous -loan -obligations and . deposit accounts, has been handled `in an ezempl'ary_ fashion. r We - consider the Patels, to- beof- the -utmost. character and feel very_ fortunate*to: have. them as valued customers of S,outhTrust Bank " Et�.�,F• fir""a ' .'.3 - - s% `3 f 1 S .'�JC 4S 5' f%'a .•! h Y:,.: We are also excited about'-the=Patels possible.-ventnre- in the La. Porte market and our potentials - ' involvement as well. ,Should =you:' have -'any -.additional` questions feel-free�to contact me at (281) 817-3011. Sincerely, Ronald D.- Harris . Vice President CR NC- GC Kennels, breeding (0279) . * # C. Unlisted uses, Omflar to "uses' listed above L , Refer to chapter 10 of this Code. (Must be at least 300 feet from church, schgol or hospital,) : See. 10.6-442. Interpretation and enforcement • ftbPert3► uses, except as provided for ' by section 106.441, Table A,' are prohibited . and:." constitute a violation of this chapter. Sec. 106-443. Table B, commercial area requirements. (a) Table B; 'commercial area requirements; - d`�jao"it�r�o1 ,'dT~ .�.,- raw ' - - :E:: ..i:ai`i• '_�fi.: •+r• — 'ReaFdsiiticl' .. Sei6adt Maainnm -_ - ��.- . _ i Re4rtirdY.::,.. �... tr: FRS;'::. - F-R.R -t%i�:rtx�' �:OOfJOg� :'�44.4.7. ; f =��' ,1 • B4.v9+es_(Pesmitie�= -_ .:? ' 6�Xi; 4 �.ti •-Y� _ �•�,,.��V 4�,w'!!4�!•�''idWCaaCii�7C7lIiiLL �.a' � '4.._:-=.r.:.4F:. ee�On 106.333. �� /�`��. � y��?c4aitVmeats. C8 CAmzt Recreation Dilit, all Parzoitted or.'.. COMAtianal NC Neigawhoad 696 . 50Yr .: 20-10-0 20-10.10 .:.. -45 C: p or . conditional. GC Ceaeral Comma an 6% 4096 20-10-0 20.20-10 45 Perzoittedorcoadwinnal Outside sales or Bar- - N/A NIA 6-" Same 'as . N/A vices � _ � - � � :. P�P� : • .. .. Outside storage N/A .. NIA Same as : 'See section !. Principal ' 106-444(h) - �. �.. '. - ilia • - .- .� -, : . F eestaadiag:.:..$ee'.arIMO VIE of. this chapter.: .. . . Freestaadiae on -Pram- : See article. ll of this chapter Lies signs located in con- . trailed .accem highway . . corridors - � . ' � .. • ' .... � � � � .. CD106:59. :: 140 ZONING $ I06-522 - ".a Sec. 106-522. Table B, industrial area requirements. (a) Table B, industrial area requirements. ' . - Raideietrc! • . � . • �iiaiauon ' 1[irui�ennr . • � . 15rd Ywd • eillt�dtnrme � : ' 3etbariea . . g� .. L=d=WinC Mambmum Requirem++rft - • QVWVV As . ' ; s Height. Una fperoen�l 1pa+oerul lfeetl.: (Jieetl . BI �.:�.a�:wayebrlai Park g 50 ' SMO-30 50-40,40 . 45 ad permitted of conditional LI light industrial ,district; g M Z¢10-10 30-50-50 . 'all-permftted or conditional !L5 'HE heavy industrial district; g . 3.0 50`50-30 100-150-150 45 all Permitted or caee$itianal . ' Loading docks N/A N/A . 130-130.130 . Same as NIA principal: _ use plus 130 & aEotege' : _ N/A N/A10,3 Same as Section 106- . - -� - _ prindPal ;41,0)• 4 Tv:(:' •!• _. ... ` •!4."t:a n_and- � •^ :+r{:-:^" �7W article •ii f4 il GaPter' •'f yf.Z.._ ,.'y gn :r:.s i7�wys,**b .,w�a�tj�tir��� ;�'�':.! • • .. �.q,;i' ^ ' - ..,y . . �ti' - 7i,Y..�.,,'s..' ,-'i '�`-•^ - r tsagei See article r, � . +,.•-.'• +.wr-i.i i�`c+.�: .' - 71 . ,A �gila lbC3tedmac- _. •�.. i,i 'l.S.i••. i•i-=.•_ - tea: ". L . A minimum landscape setback of 20 feet will be required adjacent to all designated = conservation areas: Buildings, parking areas,, loading docks, outside storage, ..and.. . refuse containers will not be allowed in such setback areas. These areas are to . be landscaped with trees, shrubs,. and ground cover, with a planting plan required to be submitted and approved by the enforcement officer. Required landscaping must be' maintained by the property owner and/or occupant. 2:. No buildings, parking areas, loading docks, outside storage, or refuse containers will be allowed in such setback areas. These -areas are to be landscaped with, trees, shrubs and ground cover, with a.planting plan required to be'submitted and approved by the " enforcement -officers' ' 3. Side and rear yard setbacks may be reduced to zero if adjacent to railroad right-of-way, or rail service spurs. 4. See article V, division.4 of this chapter for additional requirements. 5. No sign shall belocated in a required sight triangle, in such a•manner as to -obstruct traffic visibility at a.level between thre0eet and six feet as measured above adjacent. road grade. ' (Ord: No. 15014, $ 59 192-16-96)= CD106:69... ;