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Home My WebLink About10-21-2004 Regular Meeting, Public Hearing, and Workshop Meeting of the La Porte Planning and Zoning CommissionMinutes of the Meeting 0 0 PLANNING AND ZONING COMMISSION MINUTES OF OCTOBER 21, 2004 Members Present: Dottie Kaminski, Nick Barrera, Paul Berner, Kirby Linscomb, Jr., Hal Lawler (Alt. A) Members Absent: Doretta Finch (Resignations previously received from Chairperson Betty Waters and Alternate Member Ross Moms) City Staff Present: Interim Planning Director, Wayne Sabo; Planning Coordinator, Masood Malik; Supervising Engineer, Robert Cummings; Assistant City Attorney, Clark Askins; and Planning Secretary, Peggy Lee 1. CALL TO ORDER Meeting called to order by Vice -Chairperson Dottie Kaminski at 6:06 P.M. 2. APPROVE MINUTES OF THE SEPTEMBER 16, 2004, REGULAR MEETING & PUBLIC HEARING. Motion by Paul Berner to approve the Minutes of September 16, 2004. Second by Kirby Linscomb. The motion carried. Ayes: Bemer, Linscomb, Barrera, Lawler, and Kaminski Nays: None Abstain: None 3. CONDUCT PUBLIC HEARING AND CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING REZONE REQUEST #R04-009 FOR 11.416 ACRES OF LAND DESCRIBED AS LOTS 1 THRU 32 OF BLOCKS 349, 350, 351, AND 352 ALONG WITH PORTIONS OF FIRST STREET AND NORTH G STREET, INCLUDING ALLEYS IN BLOCKS 349, 351, 352, AND THE ALLEY IN BLOCKS 350 (VACATED, ABANDONED, AND CLOSED BY ORDINANCE NO. 1156), TOWN OF LA PORTE, NEBRASKA SYNDICATE, JOHNSON HUNTER SURVEY, A-35, LA PORTE, HARRIS COUNTY, TEXAS. THE APPLICANT, FRONTIER LOGISTICS, INC., SEEKS TO REZONE THE PROPERTY FROM LIGHT INDUSTRIAL (LI) AND HEAVY INDUSTRIAL (HI) TO PLANNED UNIT DEVELOPMENT (PUD). Planning Coordinator, Masood Malik, presented staffs report. For future expansion, Frontier Logistics has requested a zone change from Light Industrial and Heavy Industrial to Planned Unit Development for 11.416 acres at the northwest comer of North Broadway and Barbour's Cut Blvd. The City mailed seven public notices. There were no responses received. Vice -Chairperson, Dottie Kaminski, opened the public hearing at 6:14 p.m. 0 Planning and Zoning Commission • Minutes of October 21, 2004 Page 2 Vice -President of Frontier Logistics, John Vossler, addressed the Commission. Mr. Vossler gave a visual presentation of the company's current activities and plans for future development. George Cook, part owner of Frontier Logistics, addressed the Commission. Mr. Cook spoke of his company's intent to be in compliance with the code. Vice -Chairperson Kaminski closed the public hearing at 6:35 p.m. Staff recommended approval of the rezone. Motion by Hal Lawler to recommend to City Council, approval of Rezone Request #R04- 009 to rezone 11.416 acres at the northwest corner of North Broadway and Barbour's Cut Blvd. Second by Kirby Linscomb. The motion carried. Ayes: Lawler, Linscomb, Barrera, Berner, and Kaminski Nays: None Abstain: None 4. OPEN WORKSHOP Workshop opened by Vice -Chairperson Kaminski at 6:37 P.M. A. DISCUSS PROPOSED DRIVEWAY AND ACCESS MANAGEMENT (CHAPTER 7) OF THE PUBLIC IMPROVEMENT CRITERIA MANUAL (PICM). Supervising Engineer, Robert Cummings, provided an overview of this item. As with previous chapters, Chapter 7 of the Public Improvement Criteria Manual — °Proposed Driveway and Access Management", has been submitted in draft form for the Commission's review and input. Mr. Barrera noticed a conflict with Sections 7.04-A and 7.05-C. Staff will look further into the discrepancy. There was a brief discussion on required culvert section sizes. B. DISCUSS ZONING ORDINANCE AMENDMENTS RELATING TO THE DEVELOPMENT OF TRUCK STOPS. Mr. Sabo reported that Council has directed staff to review possible modifications for the placement of truck stops. Current ordinance provisions allow for truck stops to be located at any location within the City with a Special Conditional Use Permit. Staff has researched the subject and feels that Business Industrial (BI) zones are appropriate locations to allow truck stops as a permitted use. Mr. Lawler recommended .exclusion of pedestrian traffic be added to the performance standards. 0 Planning and Zoning Commission Minutes of October 21, 2004 Page 3 • The Commission agreed there should be a footnote in the ordinance that limits sites to only those with a minimum of five acres. The Commission directed staff to prepare a zoning ordinance amendment and develop regulations for a future workshop. Mr. Lawler asked staff to keep the citizens of La Porte as utmost priority, when developing the regulations. Vice -Chairperson Kaminski allowed an audience member, Bobby Grisham, to address the Commission. Mr. Grisham, of Grisham Tolar Properties, spoke of his recent request before the Planning and Zoning Commission for a small truck stop to be located in the Highway 146/ Barbour's Cut/ Fairlane area. Mr. Grisham showed a picture and illustration of a small truck stop in Galveston, similar to what he proposed. C. DISCUSS MAXIMUM HEIGHT REGULATIONS FOR THE COMMERCIAL & INDUSTRIAL ZONING DISTRICTS. Mr. Sabo led discussion regarding a possible ordinance amendment of the City's current maximum height regulations. Staff research has revealed that this requirement was put in place at a time when the City had limited fire- fighting capabilities, which is no longer the case. Staff recommended the 45' maximum height requirement remain in the residential zones, but be eliminated from the commercial and industrial zones. After discussion, the Commission agreed to consider a recommendation to Council at the next meeting. The general consensus was to not make any changes to the ordinance so as not to throw away a very important tool. Isolated cases on height issues can be handled through the Zoning Board of Adjustment. D. DISCUSS CHANGES TO 40% MAXIMUM LOT COVERAGE PROVISION FOR SINGLE-FAMILY RESIDENTIAL DISTRICT. Mr. Sabo reported that numerous cases have recently been brought before the Board of Adjustment for variance to the City's 40% maximum lot coverage provision. Photos of a recent case were shown. After discussion, the general consensus was to eliminate covered patio area up to 500 sq. ft. and outdoor sheds up to 200 sq. ft. from the coverage calculations. Discussion of workshop items concluded with no action being taken by the Commission. 5. STAFF REPORTS quapv- PATH OF -OFFICE I, Dottie Kam i ri s k i , do solemnly swear (or af{um), that I will faithfully execute the'duties of the office of. Planning and Zoriing.GDnMitcinn , of the City of.La Porte,' State of Texas, -and will to the best of my ability. preserve; protect and. defend the constitution and laws of the United States and of this :. State and, the. Charter and ordinances:of this City; and I furthermore.. solemnly swear (or. affirm) that I have not directly or .indirectly paid, offered, or promiseid- to .contnbute any money, or valuable thing, '.or promised any public office or employment, as'a reward to secure my . appointment or the confirmation thereof. So help me God.. SWortWto' and su scdbed before.me this the O day of 6-0 12klinriiiniiinnuiiiiiiio�y Pu for the � PPEGGY. LEE TA Mate of Texas .# 'NO RY'PUBLIC - STATE'0 TEXAS MYCOMMISSION:EXPIRES SEPTEMBER 24, 2007 i1 itnuuunininiou>iniunnnwiiinnn:iuu f COO pSj OATH OF OFFICE I, Paul Berner ,'do solemnly swear (or affirm), that I willfaithfully execute the duties of the office of Planning and'Zoning Commission of.the-City of I:a Porte;' State of ,Texas,.and will io the best of my ability preserve, protect and defend the constitution and laws of the United States and: of this State. and' the. Charter and ordinances .of'this..City; and I furthermore solemnly swear. (or affirm) that I have not directly or .indirectly paid,. ' . :offered, or'promised to contnbute any money, or valuable thing,. or promised any public office or employment, as a reward to secure my. :' aPpointment or the confirmation thereof.So.help me God. Sworn to and subscn'bed before me this the 01 day of iiinuhii _ PEGGY.LEE- - _ Notary 1?u and for -the NOTARY PUBLIC - STATE'OF TEXAS State Of Texas .` .. MY COMMISSION EXPIRES' 'k or SEPTEMBER 24; 2001 . iimii�uniniuuii:. . OATH OF OFFICE I, Pat Muston.' , do solemnly swear (or affirm), that I will faithfully execute the duties of the office of Planning and Zoning Commission. of the City of La Porte, State of Texas,:. and will to the. best of my- ability preserve, protect and defend the constitution and laws of the United States and of this State and the Charter.. and ordinances of this City; and I furthermore solemnly swear (or affirm) that I have not directly , or .indirectly paid, offered,'' or promised 'to contributeany money, or- valuable thing- or promised any public oficeor employment as a reward to secure my appointment or the confirmation thereof. Sd help. me .God. S orn to, and subscn'bed before me this the day of irinmi ��°• °��r PEGGY LEE . Notary and for the . *NOTARY PUBLIC -.STATE OF,TEXAS.= State of Texas MY.COMMISSION EXPIRES SEPTEMBER-24, 2007 Riuii�nnminnnnnni�isinnnn.unniiiii� • • COO pl`T OATH OF OFFICE Hal -Lawler' do solemnly swear (or affirm), .that . I will faithfully execute'the duties of the'office of Planning and Zoni n4 'Commi ss i on 'Al ternate , of the City of i:.a Porte, State of Texas, and will to the ' best of my - ability preserve,. protect. and. defend.the constitution and laws of the United'States and of this State and.the.Charter and ordinances of this City;: and J furthermore solemnly swear (or .affirm). that I have not directly or ' indirectly paid, offered,: or promised to contribute any money, or. valuable thing; or. promised. any public office or employment, as a reward to secure my appointment or the :confirmation thereof. So help me God. Sworn to. and.-subscaMed before me this the l .O day of u1l1Jill Jill 11111Jill III IIIIIIlllt1111.1111111111111 :. PEGGY LEE :.:.rotary is and for the. * NOTARY, PUBLIC STATE OF TEXAS Mate Of Texas MY COMMISSION EXPIRES �j''• w n+�~ SEPTEMBER 24, 2007 �IIIIIIillllllllllllllltlllllllllllllllllllllllllll�,.. Seville Place Apartments (Final Plat) Exhibits A. Commission's Action Request B. Aerial Map C. Zoning Map D. Staff Report E. Application F. Final Plat Seville Place Apartments - Final Plat Planning and Zoning Commission November 18, 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 Map High Density Residential Activi Proposed High Density Residential Summary: • The applicant is requesting approval of a final plat for proposed Seville Place Apartments to be located at Luella and Fairmont Parkway. • 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- three 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 is the responsibility of the owner/developer. • A parkland fee shall be applicable in lieu of parkland dedication. • Traffic Study shows acceptable levels of use. • Trail Master Plan is not affected by this project. • Drainage Calculations are correct, detention pond ownership is HOA. • A proposed bus shelter of 8'x 15' will comply with minimum standards necessary for efficient ingress, egress, and maneuvering of school buses for the passengers as set by the LPISD. • Developer shall install sidewalks east side of Luella, and South of Venture Lane and all sidewalks internal to the development. Recommendation: The Final Plat is in accordance with the City's Development Ordinance. Staff recommends approval of the Final Plat. Actions required by the Commission: • Covenants, conditions and restrictions will be filed with Harris County with the Final Plat. • Payment shall be made to the City for Parkland Dedication. • Maintenance bonds or acceptable alternative will be secured. Approve The Final Plat. Developer begins construction within one year. Disapprove the Final Plat. This will require developer to re -file a new Final Plat. : N % i z al _z COLLEGEVIEW SADIVISION c` /�r��.,• c� c" h�a �� ,,'►+ N.T.S.An ' Iw A VENTU lR,&L - Mu 4,4• o I '� i., `mot •� "� .i) Ju � � - h/' µ 7f.�,..�.y�� n PROPOSED Y i } �i fT 1 t � � Yr ./'1'll.�i! - •r �( it ✓1 1.1 .SEVILLE.PLA. E APARTMENTS": ''I a, rpF 5 ,;�7 Ott � � � - J '�' rr f'e� t's`•` 1_/ P� .f � +� f'i � F 4 ._ , ! \ L'i' / �`ti dy.,••� , FT t». `V !" ` 1 C ; L i ti '4.. (� - ''�� t � �'f�.t�,� f / l L— � '� I` '•� 4 Y J r•} ,�i a � �,, r I� �rlt f. � r - f 1 •', ��t t yam- ;� ��....� ,� �7J'Ln y�(�' If .,: �,� ��!'ti� 4 ,AC,-� T f�IJL'Lf v" 31 I S I OLi ! .' V' P ., 1 .1.• �ff t. p_ t t 1 1 1-'f +' t, s /. C` :�` �r' c r 4• (`4: �/ r 7 { ice+'rit14 I.i � � ' k �'' `J'. �` �', ; �-`'� , .r :. � •�' •; J r r4�' ,!" � ,,iiJ � :,lei+- _`� ,'� �. IL i PARKWAY- •J v v • / N.T.S. 8 e0odVL 1 1 14 fz- ZZ 19 rN R 1�0' LEGEND NORTH EAST CORNER OF LUELLA BLVD. & FAIRMONT PARKWAY R-1. LOW DENSITY RESIDENTIAL R-2. MEDIUM DENSITY RESIDENTIAL 0 R-3. HIGH DENSITY RESIDENTIAL 0 R-2. GENERAL COMMERCIAL PROPERTY. OUTLINE i • • Staff Report Seville Place Apartments November 18, 2004 Final Plat Requested Action: Consideration of Final Plat for proposed Seville Place Apartments Requested By: David Brown, Consulting Engineer Requested For: A subdivision of 22.3499 acres of land, located 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) Baclmround: The tract of land being approximately 22.3499 acres situated in the William M. Jones survey, A-482, Harris County, Texas. The said property is located at the northeast corner of Fairmont Parkway and Luella Boulevard across from the San Jacinto Community College (Central Campus) & Golf Course. The property is currently zoned High Density Residential (R-3) and multi- family apartment complex is a permitted use in this zoning district. As proposed, Seville Place Apartments has 23 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 vehicular 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. rri-xHISIT '� Seville Place Apts. — Final Pla* 11/18//04 — P & Z Meeting Page 2 of 4 During the Commission's September for the Seville Place Apartments conditions: • 16, 2004 meeting, a preliminary plat was approved with the following • Construction drawings shall indicate all infrastructure and site drainage improvements to ensure adequate capacity and proper site drainage. • Developer is responsible for installation of sidewalks along both sides of all right-of-ways within the complex, along east side of Luella Blvd., and south of Venture Lane towards the 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. Ana sis: 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 with some 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 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 site is located on the southeast corner of Luella Boulevard and Venture Lane. The complex will have primary access on Luella Boulevard, approximately 450' south of Venture Lane. Secondary access will be located on Venture Lane, approximately 150' east of Ashton Lane. Luella Boulevard, which has 80' right-of-way (ROW) and Fairmont Parkway, a controlled access highway and primary arterial with. 250' of ROW, may accommodate the traffic generated by this development. The purpose for secondary access is to provide 24-hour access to emergency vehicle, including Fire, EMS, Police, and utility company vehicles. Seville Place Apts. — Final Pla* 11/18//04 — P & Z Meeting Page 3 of 4 Traffic Analysis: The applicant has submitted a traffic impact study report. The scope of the study included collection of existing traffic data on Luella Boulevard near the proposed site, as well as two primary study intersections: Spencer Highway at Luella and Fairmont Parkway at Luella; determining an estimate of the number of trips generated by the proposed development and distributing the new trips to the existing roadways for years 2005 (build out) and 2010 (future). In addition, the study conducted Level of Service (LOS) analysis to determine any necessary roadway improvements to accommodate the estimated new traffic to the site and maintain acceptable or current level of service. The study at both intersections currently shows operations at acceptable levels of service without the proposed apartment complex development. The traffic analysis revealed that the added traffic during the peak periods attributed to the proposed development will not degrade or lower the level of service at these intersections as compared to traffic conditions expected if the development is not completed as proposed. Sidewalks — As per Section 5.02 of the Development Ordinance, the Commission required pedestrian sidewalks. 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. Trail Master Plan — This project does not affect the implementation plan. 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. 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 outfalling 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 reviewed to ensure that it can adequately serve the proposed development without burdening the existing system. The plat shows all the necessary easements required for proper drainage, including storm water inlets. Seville Place Apts. — Final PlaP 11/18//04 — P & Z Meeting Page 4 of 4 Conclusion and Recommendation: The Final Plat is in accordance with the City's development regulations. Staff recommends approval of the Final Plat but notes that the following must occur prior to plat recordation: • Covenants, conditions and restrictions will be filed with the Harris County along with the Final Plat. • Payment shall be made to the City for parkland dedication. Options available to the Commission are as follows: • Approve the Final Plat as filed. This will authorize the developer to begin construction of subdivision improvements within one year. • Disapprove the Final Plat and supporting documents as filed. This will require the developer to file a new Final Plat with the required documents. CITY OF PORTE PLAT/MAJOR DEVEL�MENT 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.) 41 OFFICE USE ONLY DATE RECEIVED: /d - 02 9 --A SUBMITTAL a• O L/- r r- RECErnr M: PLANNING ZONING MEETING DATE: Type of Submittal: General Plan (} Preliminary Plat (_) Final Plat Major Development Site Plan l` ) Date: �� 4o Contact Person(s): PAV IP G • 6900 Phone: Z�I Rz Name of Proposed Development: Name of Developer: L! ftutl Number of Sections: Number of bw: 2+ Legal Description'of Property: 22 Filing Fee: Amount: �.`�. Receipt #: 2- Checks should be made payable to the City of La Porte. Phone: 71;� List All Other Contact Persons: Name Address Phone Fax W►by�rl D• �� l0t� .��(J�i hrtl� �[ V, �13�3� �13�i3�! mir E 0 • Seville Place Apartments (Major Development Site Plan) Exhibits A. Commission's Action Request B. Aerial Map C. Zoning Map D. Staff Report E. Application F. Site Plat Seville Place Apartmentsokajor Development Site Plan • CLP #04-8226 Planning and Zoning Commission November 18, 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 Map High Densi Residential Activity Proposed High Density Residential Summary: • The applicant is requesting approval of a Major Development Site Plan for proposed Seville Place Apartments to be located at 3701 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 three 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 Boulevard and Venture Lane • Front, Side, Rear setbacks and Landscaping Plan are in compliance. • A utility easement of 16' wide is shown adjacent to HCFCD. • 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 is the responsibility of the owner/developer. • A Parkland fee shall be applicable in lieu of parkland dedication (Park Zone II). • Trail Master Plan is not affected by this project. • Drainage Calculations are correct, detention pond ownership is HOA; outfall is Spring Gully. • A proposed bus shelter of 8'x15' will comply with minimum standards necessary for efficient ingress, egress, and maneuvering of school buses for the passengers as set by the LPISD. • Developer will install sidewalks east side of Luella, and South of Venture Lane and all sidewalks internal to the development. Recommendation: The Major Development Site Plan is in accordance with the City's Development Ordinance 1444. Staff recommends approval of the Plan. Actions required by the Commission: Approve the Major Development Site Plan. Developer submits construction plans and applies for permits. Disapprove the Major Development Site Plan. This will require developer to re -file a new site plan. vwx �-t't<`2 -.S1 S_..._f ' �.. r '1 N; ail �i Y F i • y c f. GOLLEGEVIEW S.U.BD.IVISION iN NJ S.1- (�LU j,Av1 _( �� e° �+� �.:�,„I.,VE,N.�T�UaR�E�11!'L�►grNE . � : �- �r � �� Cn I 1 ,.i� q 7� �� r._. 4 H\ ` } 1:�J` 4 r � 'T�5 r t'• ��T .a 444 w y f j . PROPOSED SEVILLE'PLACE �:- APARTME TS r , ` " ram' r t i 4 .', ¢ '� r v + v � V'�+f � ^•� y��/ �� \ � ' � k{'r 1l•u f- t �. ,i ; lL+.' .ii ; J J� `a! .fib ✓!, + .'� r 'h r _� .t c:`j A ' F d _ /'•, ;' 1 J `f� t��`" I (r 1``,Tr/ti Lij '' Ly— 14t 1 1 {..ti u J'[ aL <K� �� O:�' � �4 yy ,� a � r- 1 ,� y �� ..�`'(�'�''�, �,r G�+LE��`>�•^:_.. �. ,.,..o %` • D . I .J', I' 'o W �(" ^ rJ� I' ✓� .t��, v CL �4, a.,� ` C� �y'�'^f,i,..'�1' j T_ 1� ►, T l -' , 0 � t ( fir. � -• r" 1{�--,++�. ✓ � M i./! e � . 7 .� ;'ll 1+• �' i i� .,�` i l �r �l+' ry r ,*, l` .�ry� i` f um.,R. .. F.I _, .... _._, -, ,". r, t..,. � ,. ......>.1,c, ,.as .. a., +, . � v 1"` . . k f r •.:, .� , ..,,. � .., ,,...x:::, _I_ '- .,z.S:.:.,e„m:� >, _.....,.....�-3..._,�, U' ' 'g u' �y / N.T.S. , Syq 8 Dy T e0od 11 r i r j 14 19 D K�10i, FAR ONT "PIP R 4 2 LEGEND NORTH EAST CORNER OF LUELLA BLVD. & FAIRMONT PARKWAY R-1. LOW DENSITY RESIDENTIAL R-2. MEDIUM DENSITY RESIDENTIAL R-3. HIGH DENSITY RESIDENTIAL GC . GENERAL COMMERCIAL PROPERTY. OUTLINE Staff Report Seville Place Apartments November 18, 2004 Major Development Site Plan Backaround The proposed Seville Place Apartments consists of 180 units; a multifamily residential subdivision occupying 22.3499 acres located at the northeast of Fairmont Parkway and Luella Boulevard. The said tract is located just east of Golf course and San Jacinto College across Luella Blvd in the William H. Jones Survey, Abstract 482, La Porte, Harris County, Texas. As proposed, the subdivision will have frontage on both Luella Blvd. and Venture Lane. 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 approval followed by submittal of a final plat, along with the construction drawings and other applicable documents. The Planning and Zoning Commission at its September 16, 2004, meeting approved the Preliminary Plat of this subdivision with the following conditions: • Installation of Sidewalks along both sides of all right -of ways within the subdivision and east side of Luella Blvd. • Construction drawings to show site drainage improvements and ensure proper drainage. • Provision for securing a maintenance bond or other alternatives. • Ownership and maintenance of the detention pond. Analysis Staff, using Development Ordinance 1444, Section 4.04 and a site plan checklist as a guide, has reviewed the development site plan for the Seville Place Apartments and found it to be in substantial compliance with applicable ordinance requirements. Staff has reviewed the plan document and found it satisfies Development Ordinance criteria for graphic contents. Staff has also reviewed the construction plans and found them to be in accordance with the Development Ordinance. As proposed, the subdivision utility plan is satisfactory. The title certificate letter submitted by the applicant satisfactorily documents property ownership; it verifies that no delinquent City or County taxes are due on the property. Seville Place Apts. • Site Plan Page 2 of 2 As required by new multi -family regulations adopted by the City of La Porte 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. As a condition of Preliminary Plat approval, the Commission required pedestrian sidewalks in accordance with Section 5.02 of the Development Ordinance. Sidewalks are to be installed along both sides of internal streets within the subdivision, easterly right-of- way off Luella Blvd., and south right-of-way line of Venture Lane along perimeter of the proposed subdivision. The proposed subdivision will be located in Park Zone II. The City's Development Ordinance prohibits the .dedication of parkland less than one acre in size; therefore, money in lieu of parkland would be required. As proposed, Seville Place Apartments has 23 buildings with 180 units, comprised of 14.6711 acres; the density comes out to be 12 units per acre. Zoning regulations allow up to 14 units per acre. The required front yard setback is 25', while the side and rear yard setback is 20'. A utility easement 16' wide is shown all along the easterly property line adjacent to the Harris County Flood Control District. Storm water detention area adjacent to HCFCD will outfall into Spring Gully. Recommendation Staff has reviewed the major development site plan of Seville Place Apartments and found it complies with Section 4.09 of the Development Ordinance 1444. The site plan is recommended for approval. CITY OF I& PORTE PLAT/MAJOR DEVEL MENT 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.) 0 OFFICE USE ONLY DATE RECEIVED: / 0 - 02 q -A SUBMITTAL N: O L/ - / rr RECEIPT #: PLANNING & ZONING MEETING DATE: _ !-.- Type of Submittal: General Plan L) Preliminary Plat (_) Final Plat Major Development Site Plan l ) Date: �� ?- �¢ Contact Person(s): -gAVIP G • 6)20V)Phone: Name of Proposed Development: 44W 1,L JE� AP2� Name of Developer: • Number of Sections: Number of lmiks: • 2 Legal Description of Property:-48 2 Filing Fee: Amount: Receipt Checks should be made payable to the City of La Porte. List All Other Contact Persons: Phone: _ Z13 "''�'� a Name Address Phone Fax W►�►-IAA D. �E 1� ��J�Gi h�i� `.�f v, �(3-3�4 ?t3-�i3�'-old U Zoning Ordinance Amendment (Maximum Height Regulations) Exhibits • Staff Report • Table Showing Current Regulations; Section 106-333, Section 106-443, & Section 106-522 Staff Report November 18, 2004 Maximum Height in Zoning Districts Zoning Ordinance Amendment City Council has directed the Planning and Zoning Commission to consider proposed amendments to the Zoning Ordinance (Chapter 106), Section 106-333; Table B., Residential Area Requirements, Section 106-443; Table B., Commercial Area Requirements and Section 106-522; Table B., Industrial Area Requirements to amend, change or modify the maximum allowable height for structures within those zones. Staff analyzed the situation thoroughly and presents this item to the Planning and Zoning Commission for their discussion and. eventual recommendations to City Council for the following changes to the Code of Ordinances relating to maximum allowable heights for structures. Existing Requirements: Zoning — Under the Sections listed above, the maximum allowable height for structures are: Residential • Single Family detached--- 35 feet • Single Family large Lot--- 45 feet • Single Family Special Lot- 35 feet • Duplexes--------------------- - 45 feet • Single Family Converted-- 35 feet • Townhomes/Quads--------- 45 feet • Multifamily------------------ 45 feet • Manufactured Housing---- 25 feet CommerciaVIndustrial • General Commercial------- 45 feet • Business Industrial--------- 45 feet • Light Industrial-------------- 45 feet • Heavy Industrial------------- 45 feet NOTE: Shipping Containers are governed by a separate ordinance which establishes the maximum stacking to be four (4) containers regardless of height. Planning & Zoning Commission November 18, 2004 Maximum Height Zoning Ordinance Amendment Page 2 of 4 Background • As previously explained, the exact reason for establishing the maximum height for buildings within the City at 45 feet is not known. Discussion of fire protection and the general blocking of view were offered as possible reasons. • The current discussion was precipitated by the application of a proposed Hotel, constrained by narrowness of available land for development, to build a fourth story and thereby exceeding the maximum allowable height of 45 feet by a total of 6 feet. • Given the economic challenges to development posed by in -fill lots and the reduced dimensions of available land, commercial developers are beginning to seek relief from the height requirement to make their project more economically feasible. Adding additional stories to buildings compensates for the reduction of footprints at the base of the building to allow room for required parking, landscaping and maneuver isles. Viewing economic development as a priority, City Council is requesting a review of the issue. • As was briefed at previous Planning nand Zoning Commission and Zoning Board of Adjustment meetings, the LPFD has no issue with fighting fires in taller buildings. While current equipment can reach 100 feet, a good rule of thumb is 7 stories (70 feet) due to having to position the truck to fight the fire. This limitation, however, does not prevent the building from additional stories in excess of 70 feet. LPFD has stated that subject to the structures being built to building and fire codes (e.g. requiring a sprinkler system); they see no limiting factor to height of the building from their perspective. The fire Code, with amendments, states: 603.15.9 Additional Required Automatic Sprinkler Systems In addition to any other fire and/or building code requirements the following occupancies shall be totally equipped with a sprinkler system. 1. ASSEMBLY OCCUPANCIES (A) All Class A assembly occupancies. (B) When a Class B assembly occupancy is located in a building above the level of exit discharge, the entire building shall be equipped with a sprinkler system. Planning & Zoning Commission • November 18, 2004 Maximum Height Zoning Ordinance Amendment Page 3 of 4 (C) When a Class C assembly occupancy is located in a building two (2) stories or more above the level of exit discharge, the entire building shall be .equipped with a sprinkler system. 2. BUSINESS OCCUPANCIES A business occupancy 3 stories or more in height shall be totally equipped with a sprinkler system. 3. RESIDENTIAL OCCUPANCIES (A) Hotels, motels, dormitories or lodging or rooming houses 3 stories or more in height, with exterior means of egress, the entire building shall be totally equipped with a sprinkler system. (B) Hotels, motels, dormitories or lodging or rooming houses 2 stories or more in height, with interior means of egress, the entire building shall be totally equipped with a sprinkler system. (C) Apartment buildings, townhouses and condominiums 3 stories or more in height, with interior means of egress, the entire building shall be totally equipped with a sprinkler system. (D)Apartment buildings, townhouses and condominiums 2 stories or more in height, with interior means of egress, the entire building shall be totally equipped with a sprinkler system. (ORD. No. 98-2221, § 2-9-98) • Similarly, Table 503 of the International Building Code (IBC) addresses height requirements. Table 503 utilizes intended use & construction type of buildings to determine allowable height and areas for a building. • Later sections (Sec. 504) does allow for some increase in building stories/height when automatic sprinkler system requirements are met; and Sec. 506 provides for some area modifications based on certain setbacks & sprinkler systems. • The building code is, in fact, more restrictive than the Fire Codes. Even with sprinkler systems, most building height & area limitations are not unlimited and are governed by the IBC. • Future major developments would require flow testing on the water distribution system in vicinity of the proposed project to determine fire suppression capabilities in relation to the proposed height of the project. Recommended Requirements: Planning & Zoning Commission • November 18, 2004 Maximum Height Zoning Ordinance Amendment Page 4 of 4 • Since family/residential structures are habitually not sprinklered, Staff, at this point, recommends residential use requirements as currently presented in the Zoning Ordinance regarding maximum allowable heights remain intact. • Commercial/Industrial maximum height requirements are removed. Conclusions: The footprint of remaining land in the commercial and industrial zones of the City, due to shape and size, is becoming more restrictive to development. Economic development is one of the highest Council priorities. The factors promoting economic development, however, must be balanced with factors of `safe' development. Given that the LPFD has no issues with maximum heights of building (with building and fire codes remaining current and updates approved); and since the Fire Code and the IBC are both restrictive on the heights of buildings in light of other considerations on a case - by -case basis, the City Staff feels that it is in the best interests of the City of La Porte to eliminate the stated height restrictions for commercial/industrial properties. In lieu of the current restriction of 45 feet, each project would be reviewed on its own merits and in relation to the existing Fire Code and IBC to determine supportability. In addition, the Planning Department would assume the flow testing duties to ensure fire suppression capabilities in relation to the height of the proposed structure. We believe that this measure represents an equitable balance between economics and safety. Recommendation: Upon the conclusion of the workshop held on October 21, 2004, the Commission reached a consensus that the 45' maximum height rule remains intact. The stated reasons are as follows: • There have not been many requests for variances or special exceptions to the rule and P&Z felt the action to remove the rule was premature. • Several members felt that the 45' rule remained a valuable tool to monitor growth and development within the City and was in the best interests of the citizens to review applications on a case -by -case basis regarding the maximum height of development. It is, therefore, recommended that the Planning and Zoning Commission forward their official position for action by City Council that the maximum height rule of 45' remain in Chapter 106 (Zoning). Cn Sec. 106-333. Table B, residential area requirements. z 0 (a) Table B, residential area. requirements. 0 b 0 o: Maximum Minimum Lot Yard Minimum Coverage l Minimum Minimum Setbacks Site MildinilL171• Minim.u►n Lot Lot L.F. F.R.S. Area/Unit. Development Landscaping Uses Area/D.U. Width 2, 3, 4.5. r, .10, Maximum S.F. Open. Space/ Required x S.F. L.F. 11. 12, 13. 14. 15 Height ' Unit S.F. 9 Single-family detached 6000 50 25-15-5 35 Ft. 9100 — 4094UN/A 4.8 DU/A Single-family large lot 43560 100 25-15-5 45 Ft. 43560 — 301Yo/N/A 1..0 DU/A Single-family special lot 4500 40 2040-0 35 Ft. 7300 Footnote 6017UN/A line, 0 lot line 6.0 # 1 DU/A Duplexes 6000 60 25-20-20 45 Ft. 8.0 Footnote 60�o/N/A DU/A # 1 Single-family converted 6000 50 20-10-5 35 Ft. N/A N/A 5017o/N/A to multifamily 'lbwnhouses, 2000 20 25-20-20 45 Ft. 4400 Footnote 75'7r;/25% quadraplexes (10,000 s.f 10.0 # 1 of site area 100 ft. wide) DU/A Multifamily 20000 100 25-20-20 45 Ft. 1600 Footnote 60M,/25C 14 #1 DU/A Manufactured housing 4500 40 20-10-5 25 Ft. 7300 Footnote 609o/6% 6.0 # 1 _ DU/A N O z z O 77, 0 9" CO w w • • 0 0 EXHIBIT "K" ARTICLE III. DISTRICTS DIVISION 3. COMMERCIAL DISTRICT REGULATIONS Sec. 106-443..Table B, commercial area requirements. (a) Table B, commercial area requirements. Adjacent to Minimum Residential Minimum Maximum Yard Minimum Yard Maximum Landscaping Lot Setbacks Setback Height Uses Required Coverage F.R.S. F.R.S. (feet) 5 1.3.4.6.7 2.6 7,Lm",�-i`RAT.sa'.4!rF1`.-_�ti..7173�5!IeL: ?-=gg es`peftt(ed��/fce t e... Pl' d'-aLySil�'w 0...f sin:g(e Aft,- �Fre t, cliec ��ar :a :4.1'.il� "`43'I �.. tsx ki.?ipru-' i; ,A:t'W sp�e�cf�4;I�~aup��xas• uaaa . F71@?fi. ,tQ1NlOLES„"'.`cl r LSE. _ r:IPI •,!h . CR Comm. Recreation Dist.; all permitted or conditional NC Neighborhood Comm.; all permitted or conditional GC General Comm.; all permitted or conditional Outside sales or services Outside storage 6% . Density Intensity Regulations Specified in Table B, Residential area requirements, section 106-333 6% 50% 20-10-0 20-10-10 6% . 40% 20-10-0 20-20-10 N/A N/A 5-5-5 Same as principle use N/A N%A 20-10-5 Same as Principal Use 45. 45 N/A See section 106-444(b) Freestanding on -premises See article VII of this chapter' signs . Freestanding on -premises ' . See article VII of this chapter signs located in controlled access highway corridors (b) Footnotes to Table B. 1. 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 groundcover, with a planting. plan required to be submitted and approved by the ' enforcing officer. Required landscaping must be maintained by the property owner and/or occupant. 2. '.Screening is required in conformance with section 106-444(a). 3. All yards adjacent to public right-of-way must be a minimum of ten feet. 4. The minimum setback adjacent to any utility easement shall be three feet. 0 ZONING § 106-522 and city council may require that efforts to reduce the potential noise impact be undertaken. These efforts may include screening, landscaping and site planning techniques. (Ord. No. 1501U, § A(art. B), 9-23-96; Ord. No. 1501-AA, § 6, 3-23-98; Ord. No. 1501-BB, § 5, 9-15-98; Ord. No. 1501-II, § 5, 3-27-00) Cross reference —Sexually oriented businesses, § 90-31 et seq. Sec. 106-522. Table B, industrial area requirements. (a) Table B, industrial area requirements. Uses BI business -industrial park; all permitted or conditional LI light industrial district; all permitted or conditional HI heavy industrial district; all permitted or conditional Loading docks Outside storage 4Minimum Landscaping Requirements (percent) 6 6 6 N/A N/A Adjacent to Residential Minimum Minimum Yard Yard Maximum Setbacks Setback Lot F.R.S. F.R.S. Coverage 1.3.5 2.5 (percent) (feet) (feet) 50 50-40-30 50-40-30 70 20-10-10 30-50-50 30 50-50-30 100-150-150 N/A 130-130-130 Same as principal use plus 130 ft. N/A 20-10-5 Same as principal use Maximum Height (feet) 45 45 456 N/A Section 106- 444(b) Shipping containers 6 N/A 50-50-30 100-150-150 367,E -On- and off -premises free- See article VII of this chapter standing signs Freestanding on -premises See article VII of this chapter signs located in controlled ac- cess highway corridors (b) Footnotes. 1. 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 officer. Supp. No. 4 CD106:69 I/l NOTES TO SWEET 1 I: ZI / I. Project atgroge. c( 2. Lardsoap". y I 3. 6'-0• high (.1nimuw) -=Mo. Palmed steel rerx:0 with cou-1. 3--W Wide pedestrian gate, where show, y:-° VENTURE LANE a. Cap high • high Wood ena: Ixb cedar pickets, 2it6 treated Ca 4x4 treated posts set In concrete. 2x10 treated rot n hr 7a °'s n •0 n -off 2a-s7 n -D . B-o'�'0ia o r'0m: ° Z board at base. It 3'-6 3N• 3•,T W, t!) - 5. d'-0• high palntad steel pool)pWygroxkd fence Wr 3'-0' rim n L2, a b•.®. 2&.0. c( Wlde •car closing and Self latching gates WFere sheer. c ' B'•°' 6. (2A4'-0' Wide x 6'-C' high horizontal sliding painted ,teal limited access gates With Fire Dept. lode box. arty T T activated b resole operator. exit activated by exit op ~ I -"ter 3v. viler pavmnt. Cne side wl!g gaga at Er:lry Only/ Exit --- - -- - ! - - -- -� Dtelpa (Par note 04)and two _ � i:' �+< • �' � � z,{�- _' _ I _ p -' T ` �- a'•°• 1. ter with l•.0• high wood r ence p 0• wide gates. star slab l` :a:i.y.»x'•;y.. 9A ::Cs::tG+-`� •fin:.., '•i `6';;: $° 'S � ;0:; i_ •ra`s.•N_ _ � � d'• b wdc to • ; 'm--' O:gip, . P - ,A • 4 +'Q� . t 1, g :6.::r .: :'+:.'.• 1.. 1 - �'7 in rrend 9 Dw^P. Ir- A= Ibl onto, l p ►tin box b be NL. Accaulble, � -Ac off . g space � 4, , ;-:6 . .. • ! . v�• . i _ a "``Ln.: : ter.+ -'� G,y`�` :s;tt . ;,[ii;,;: 6 1 \ •@. NC. Accnsible parking s ce with al a per details "�.•' • kiln Side `• BLCG. TT E :�,n•• A>' �w„`r. � TM- Wlda arki ■ ace with 5'-0' mica able). hpc 4 -6'ir .y :1:, .;,t6+ .: ::tit�.+ M(a.6. b .; a,+y -,..�„ Rkx x••ii : • 9 .^h.¢e,• L?5'. \� 4'•0• b• \ 1p• P ^b, P spa" With Signal. detail• ^?'v ' 6 - 'h,•rt ' i. lei. � :... 't � 1 •x{• § :� ( •a3, `9..FtG. Van-eccasslble Parking p -01.. •? a•. 6` : "6,• :'4 .r. rpm pf t ' . $ t� 3ii a. 9^• Per (cat�r ..a�{� b `a'''• '��m! • rt6:: $ L :.y p-it� R:;.: L:.. „ , e ¢ A �� i�+i•�ahi.;. ' „�' y • $-:.G:,. :lY.�, .i4-i: a , a , :':6:.• ?i!Y :r: rb''t . P(.� .r6 ": • $ :'� : �'., ,...• ' ,1 � .. ,: .:?�O�r�-: .. v.�.+ 8 �' � � 10. Not W wide` ar.4l � ore wl°+ g ' u P �^9 Pa B'-0• ■Ice able). /��7a. S� • $ • IL Dashed Ilse hQndlce`ppgd accessible route Parking LY,•i. Y•y,.i. _'ZY-.;p ..i`+ $ _k ' 1 m �I.;,L"', R.�eih •ii1D.1. :V:%r' ,_"•2 a , \ ll •.� c h.�v. + >$ '� C' • `Q'R stall And Acce from to �b envi■un 1:50 slope, provide °' Is 0-°' - -J------ 9 `,M1�s•r r. .•.•,�_• .` p n$ 9 Porch slab. siaxtmuw _ - 71•-3 .f.. 2B'•C \ ..,p h20 slope !n direction or travbhalong accessible route 1�0 _ _ - "' .. T•, ,a .s;•..... ;y r ` \ (max. 1:90 cross slope). Meximor: F.5® slope withYk i0' of r 6' �` _ _ J� - :'•: •• ..: _ -t .,. ''� ' 1 ` ,` \ try doers. Provide accessible lava) cMrge at threshold. 55P • lyO' Sa- 70'-°' 105p • m'-0• J76•.a• ft�"" - U R o. Pr`Vl iways a. shown .m_y;y 55r+n er B e,fr �v 78/ trwyi eo.:cwksinukn- ` `,`3 �4�.0� avlp3d�4erdlwp GosaNg with cub rap. a v -� , a isasp • m'•Ca�, V. N' e• � • =., o:: � .�. 15 bd..a° h coa? mile. a e aped area■, tuy. \ / •0'_ , -- � }. .� f i•� � Id'_0` W'I'da,�frx�ale• _ •7T.°. _8.�� - r '{ to. Dashed line dr-K, 'x%: concrete wheals - doWenad into pav at Tar in 2'-0' rrom curb i head \e -- _ _ _ -- -- _ -- - p '-tl '-O' m'• : - 7a••0 'a / or stall 0 per cart •�..7J ), 9 ll _ o r . ' `v.0 e' S ro• / n. Pool deck� .,,� :. ♦ 6 �'.'6:•i :. fin:. ., _ lj a `� � / •� 18. Puese .k telk�homga isl nor td operate erxry gate, i yp • m,°. , § '� \ / New 4'-p wife month le sidewalk Per City or La Forte ' '- :',% "' tor• ;a S adiirds. Mainum as la Route acro.s drhresay. ZY"-m 7.:f Y,.y . _..:. .N .. _•fs' I •o / aL pr200' emximun as sY{�aldo lchair passing spaces ..� °' S °' a w •R. 1�° :a1.E`di. U-0' 1.G �' / � or9 6 PPad rap P 9 ':, {j v • "jai � 20 I/axtica Aecessbl curb par Cit of La Porto -',�•'• 3. a - "fy iCi`. r:.6 G'' ; . 2a- r ,r®? �' enderd,. / ' ar• i 0 .. :a, ,.. y� .... a �i '� • " I' �'•:� /' - 21. Corriate orb per City ar Le Porte Standards. sure =to o M�:d, n be .Ldmit are to sty or � 3••13/4. 6 t3T 1 tsl:. t 'GL�` ]3'.0• ' a • :' lT� SS+P :. elructura y rat 9 rb•, separate appr al / perwit . 0 t0 9E - 65P • m'•p• . bo'•0` 5tiP • m se'- LI7UPSTTBt'1 N SITE PLAN AIJ I• . d®.-®. CsENERAVNGIT S: I PLA I T +sr � i; i ', i - f•' L At each harldleagped accessible par" space, provide a parWrg sigh ocePIMIM with figure 46.4 on SMet AI05 ' - • 'd:'' 15•.r /: y U ' / 2. Cdordha lot tlons of transformers. gas mortars. water meters, bla {v a telephnna Wf MEP drawings. 3. Addrstriates Fir Dept. aeeessYlah �, mist be visible from the ! N -;go / 4. At ie ai ks, ntatmeln A. selbie Route across 6- driv ys (max. 1:20 slope In d5ection or travel, max, 1:90 aIcp&JL Provide Accessible orb rasps per Clty or La i 'l - xa. i bilk SAT �.si 'U Por stanwrda at comer.. T - 5 altr tshop drawing. to be submitted to City of La i. st a for .kming Pools and St�gnsi to be Sbmitted to C1ty or La i'' .'..a"--- �'' �.pors -� +(a t 4_d+�•d a.' 3ra. to/for separate permits. to e f ��, `•�*�. - 3•: 3 A; sir y 1�. • Clyl�/ NOTES: 'b� 6gP • , / r r CI I Engineer to provide electronic drawing rile for '" ; •*. ' . ' p t /EI ' • ...b,. I di enalomI control. 2. R6rcr to civil Stoats for locations, slopes and elevations F' /+'II ... ' , ' •. \�. .tubqr 11 sideaanu, r4nn. driveways. parking. spaces. and ! xf •'EIS K. �i a 3. Maintain Accessible Roue as required by Fair 14"ing and ' Z x .y0• x . i�: yt•E� / The Texas A--.ibkilty Standards (re,: Note To Sheet 9U. NO 1. Locations of all appliances and fixtures are to be 5 I I ± r�Q�r' / gorvmnd by liv bdtitaeturol draminy.. 2. AC 'ors alhoWri InAte with .n l ea edJacmrt to bldg. / l q r r W' : •` ' �`� 3. SM indicates an apartment unit with Sight and tearing ' - '�'• R Q4 �,.,t��,1 t.palred with visual and audible devices. / E •Q �. i:. ' { h I�.`(G�QSQ V' 248 unit. x 29s . 4 unit. required to c.WN (Re, Bldg.. S, /; 2• •� S `� �� .40:` 'r.Fi ///� L �,.t y.��, 9. D a 20J • Y J W � PROJECT SUMMARY: etare.n Type Do-"$M 94 Nit Mara Aran troy kao / All on Ba irom i Beth lilt ik) 2 T06 or. oil. T06 0. A7 Co Bedrow I Beth ( al . }d fY) 0 Toil ■t. 0 a1. T06 or. A3 Ora Bodrook I Bath (IIW 2 ld6 91. 0 Lt. 106 not..f. BI fine Bedroast I Bath (14 (►! m 10.1 0 L. Ta.f. B3 3 M*BaB dci BBotthh MCJiYJ m 412of• o.t Vl.ir . • D O ' r - fi;[Yd p, Be, hate aedoot ( Bath (&d ti.1 7 lm .f. m .L 1160 .1. .-J - 11 �. - / / Total Ar eeboow T30a !alai 2B-0 •o• 7e' 0�. Q Too Babacat 2 BBaatthh (Fljp:ly 2M MJ 66 966 31 83 u. l%at69 or. / Q Tap Bedrao k Bath frasl NCJ 7 tJ 98 sf. 051. S15.1. t:4 Tao 8adrooq 2 Bath (Faally led fY) 2 1011 sl 64 of. Ip99.f. 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