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HomeMy WebLinkAbout07-21-2005 Regular Meeting and Workshop of the La Porte Planning and Zoning CommissionE E PLANNING AND ZONING COMMISSION MINUTES OF JULY 21, 2005 Members Present: Pat Muston, Paul Berner, Dottie Kaminski, Claude Meharg, Nick Barrera, Kirby Linscomb, Jr., Doretta Finch, Hal Lawler (Alt. 1) Members Absent: Les Bird (Alt. 2) City Staff Present: Planning Director, Wayne Sabo; Assistant City Attorney, Clark Askins; and Planning and Zoning Secretary, Peggy Lee 1. CALL TO ORDER Meeting called to order by Chairperson Muston at 6:00 p.m. 2. APPROVE MINUTES OF THE JUNE 16, 2005, REGULAR MEETING AND PUBLIC HEARING. Motion by Paul Berner to approve the Minutes of June 16, 2005. Second by Nick Barerra. The motion carried. Ayes: Muston, Berner, Kaminski, Meharg, Barerra, Linscomb, Finch, and Lawler. Nays: None Abstain: None CONSIDER APPROVAL OF THE BUILDING DESIGN AND ARCHITECTURAL ELEVATIONS OF THE ENTRY/ EXIT PRE -CHECK FACILITY OF THE PORT OF HOUSTON AUTHORITY FACILITY TO BE LOCATED AT 600 E. BARBOUR'S CUT BLVD., FURTHER DESCRIBED AS 20.7 ACRES OF LAND BEING LOTS 17-32 OF BLOCK 438, LOTS 1-32 BLOCK 439 AND ADJOINING ALLEY, LOTS 1-16 BLOCK 974, LOTS 1-32 OF BLOCKS 975-979 AND ADJOINING ALLEYS WITHIN THESE BLOCKS AND PORTIONS OF 10T", 11T11, AND 12T" AYES., BROWNELL, NUGENT, HOLMES AND CARROLL STREETS, OUT OF THE JOHNSON HUNTER LEAGUE, A-35 CITY OF LA PORTE, HARRIS COUNTY, TEXAS. A. STAFF PRESENTATION Staff presentation was given by Masood Malik, City Planner. The Port of Houston Authority is requesting approval of building designs and elevations for the Entry/Exit Pre - Check Facilities, Building Area at Barbour's Cut Terminal. A Special Conditional Use Permit (#SCU03-001), granted on August 11, 2003, requires the Port of Houston Authority to enhance the building fagade so that it is architecturally and aesthetically pleasing. The project is to be completed in two phases. Phase I of the project, a 20' sound wall, was constructed along the south property line to avoid negative impact on the surrounding residential properties in February 2005. A building permit was issued for the construction of Phase I of the project on July 6, 2004. Phase II of the project will cover all the site work, including the parking lot, drives, water main, and landscaping. Construction of the water main extension project will begin in March 2006, expected to be completed in August 2006. The plans for Phase II of the project will be submitted to the city for review upon approval of the architectural facade by the Planning and Zoning Commission. Construction is to be completed by May 2007. Staff has determined that the new project improves the aesthetic design of Barbour's Cut Blvd., as required by #SCU03-001. This facility will also provide proper parking spaces for trucks along Barbour's Cut Blvd., alleviating some of the current congestion. 0 Planning and Zoning Commission • Minutes of July 21, 2005 Page 2 Motion by Hal Lawler to approve the building design and architectural elevations of the Entry/Exit Pre -Check Facilities of the Port of Houston Authority. Second by Kirby Linscomb, Jr. Motion carried. 4. OPEN LARGE LOT DISTRICT WORKSHOP A. STAFF PRESENTATION Staff presentation was given by Wayne Sabo, Director of Planning. The creation of a Large Lot District would fulfill a goal of Chapter 9 in the City's Comprehensive Plan. Overall, the majority of the citizens affected are in favor of the proposed large lot district. However, in review of the most recent public presentation of the large lot district, several concerns were noted by the public: - According to some, the 1 acre requirement is too restrictive, and the city should lower the requirement to '/ an acre, or 7,000 sq. ft. - A 90 ft width requirement was suggested for large lots, as opposed to the current 100 ft. width requirement. - The current accessory building height limit of 45' could be excessive. - The citizens would like for the City to retain control of equipment storage, to prevent "junkyards" from occurring. - Suggested changes to the current positioning of accessory buildings from the rear of property to either the rear or the side of property. - Subdivision of land will become more difficult due to the fact that a lot must be 1 acre and face a public right of way, or citizen must build a City road back to it. - The City requirement of a fire hydrant within 500 ft. of any building would be difficult to accommodate on rear portions of deep lots. - Exceptions to the animal regulations were discussed in reference to organizations such as FFA or 4-H. Options include: o Amending the Ordinance to accommodate such programs. o Requiring a Special Conditional Use Permit so that each case could be evaluated independently. - Creation of a Large Lot District would lead to many pre-existing, non -conforming structures. - Creation of a Large Lot District would lessen the City's tax base and increase development costs. The Committee would like for the Staff to discuss these issues and return with an informal recommendation in workshop form next month. 5. STAFF REPORTS Mr. Malik reported the following: • Dollar General is up and running on Broadway. • Fairporte Green Shopping Center is under construction. • Enterprise Car Rental will be coming on West 'B' Street and Hwy. 146. • The National APA Conference will be held in San Antonio next year, and the City is budgeting for that. • The GIS mapping system is now available on the City's website. • Two ZBOA cases coming up: a) Berdon Lawrence is requesting a variance to put up an 8' fence around his property. b) On behalf of the Methodist Communities, a variance on density and parking requirements is being requested to expand on the Happy Harbor Senior Living Facility. Planning and Zoning CommVi on Minutes of July 21, 2005 Page 3 6. ADJOURN Motion by Paul Berner to adjourn. Second by Kirby Linscomb, Jr.. The meeting adjourned at 7:11 p.m. Submitted by, J?m PeggyLL Secretary, lanning and Zoning Commission Approved on this ! day of IQAA(. , 2005. Pat Muston Chairperson, Planning and Zoning Commission • Green Crest Subdivision (Final Plat) Exhibits A. Commission's Action Request B. Aerial Map C. Staff Report D. Final Plat • • Green Crest Subdivision - Final Plat Planning and Zoning Commission August 18, 2005 Location of Subdivision North "L" Street near Underwood Road Legal Description TR out of Lots 411 and 412, La Porte Outlots Applicant Richard Cansler, General Partner RCJH Present Zoning Low Density Residential R-1 Requested Zoning Low Density Residential (R-1) Acreage 13.877 acres Surrounding Zoning North Low Density Residential (R-1) East Low Density Residential (R-1) South Low Density Residential (R-1) West General Commercial GC Land Use Map Residential Activity Proposed Residential Summary: • The applicant is requesting approval of a final plat for proposed Green Crest Subdivision to be located along North "L" Street. • The subject property is located just west of Lomax Junior High School. • The zoning of the property is Low Density Residential except detention area to the west as General Commercial. • The applicant is proposing 54 single-family residential lots in two blocks with a density yield to approx. 4 dwelling units/acre, in compliance with the City's Development Ordinance 1444. • Reserve A, approximately 2.6 acres located to the west side, is restricted for detention and may serve as a buffer between commercial & residential properties. • Reserves B, C, and D shall be restricted for landscaping and increased setback along North "L" Street. Reserve E is for utility easement. All reserves shall be owned and maintained by the Homeowner Association. • A HOA maintained 20' wide easement to the north will serve as drainage easement out falling into the B106-05-00 through adjacent school district property. The applicant has coordinated with LPISD and HCFCD on the drainage issue. • Public streets are 60' ROW and subdivision has two points of entry along North "L" Street. • There are sufficient utilities in the vicinity to serve this subdivision. Internal infrastructure shall be the responsibility of the owner/developer. • Recommendation: A parkland fee shall be applicable in lieu of parkland dedication. The Final Plat is in accordance with the City's Development Ordinance. Staff recommends approval of the Final Plat with the following considerations: • Final Plat shall not be released for recordation until all public improvements are complete at site and approved by the City. • The developer is responsible for installation of sidewalks along both sides of all public streets within the subdivision and along east and west right-of- way line of North "L" Street up to end of the subdivision line. Actions required by the Commission: • Approve the final plat as submitted. This will authorize the developer to begin construction of subdivision improvements. • Disapprove the final plat along with supporting documents. This will requires submission of a new final plat and additional documentation as specified by the Commission. AF� IVW, -7� & A -65 7 .4: 10 -47 win. fz�-r v Final Plat -4 K Staff Report Green Crest Subdivision August 18, 2005 Final Plat Requested Action: Consideration of Final Plat for proposed Green Crest Subdivision Requested By: Richard W. Cansler, General Partner RCJH Development, LLP. Requested For: A 13.877 acre tract out of lots 411 and 412, La Porte Outlots, Volume 1, Page 33, H.C.M.R. in the Nicholas Clopper Survey, Abstract No. 198 and the Enoch Brinson Survey, Abstract No. 5, La Porte, Harris County, Texas. Present Zoning: Low -Density Residential (R-1) Requested Use: Residential Subdivision — (Single Family Dwellings) Background: Green Crest is a residential subdivision to be located along North "L" Street approximately 350' east of Underwood Road. Under the terms of Development Ordinance 1444, it is classified as a major subdivision. As proposed, the subdivision consists of two blocks, 54 lots, and five restricted reserves including a detention Reserve A 2.639 acres to the west of the subdivision. A density of four dwelling units per acre conforms to the Code of Ordinance, Section 106-333, Table B, Residential Area Requirements of the City. The Planning and Zoning Commission, at the April 15, 2004 meeting, approved a Preliminary Plat of the proposed Green Crest Subdivision. The Development Ordinance requires a developer to file a final plat within one year of approval of the Preliminary Plat; otherwise, approval of the said plat shall terminate upon written notice to the owner/developer. In addition, the developer may request, in writing, a one year extension specifying reasons not to file a Final Plat. As per information received from the applicant, plan review and approval by other entities delayed the project. An extension of the plat approval was necessary and during the March 17, 2005, meeting, the Commission granted a 1-year extension of the Preliminary Plat. 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. :.1.. 4 4 1 Green Crest - Final Plat 8/18/05 — P & Z Meeting Page 2 of 3 Land Use — The project's proposed residential use conforms to the character of the surrounding land uses and the R-1 zoning district. Properties adjacent to the site are overwhelmingly residential with some commercial properties along Underwood Road. Remainder of lot 411(approx. 7.0 acre) to the west of the subdivision along Underwood Road is for commercial use zoned General Commercial (GC). As per Commission's directions, the developer has provided reserves B, C&D as landscaping easements along North L Street just south of Blocks 1 and 2. The purpose here is to ensure that the proposed housing units are located at adequate distance from the street right-of-way line. Transportation/Interior Circulation — The proposed project is situated approximately 350' east of Underwood Road and north of "L" Street. The main access to the proposed subdivision is along North "L" Street, which has 80' right-of-way (ROW). Underwood Road, a primary arterial with 100' of ROW, may accommodate the traffic generated by this development. The proposed subdivision has internal streets with 60' of ROW. The layout creates two points of access off North "L" Street to this proposed development. Streets will be constructed as per City's standard specs underlined in the Public Improvement Criteria Manual (PICM). Sidewalks - Developer shall be responsible for construction and installation of sidewalks within the subdivision and shall be stated in writing on the plat. In addition, the developer shall construct sidewalks along both sides of all public streets within the subdivision and along east and west right-of-way of North "L" Street towards the end of the subdivision line. As a part of the Commission's conditional approval of the preliminary plat, sidewalks references per note# 14 and 15 are stated on the final plat. Parks and Recreation — Section 12.0 of the City's Development Ordinance requires the developer to provide on -site open space and recreational space or fees in lieu of parkland to the City. Per the Ordinance, an area of land dedicated to the city for parkland purposes shall equal one acre for each 160 proposed dwelling units. This subdivision has only 54 lots. Therefore, a monetary fee in lieu of parkland would be required prior to the issuance of building permit. 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 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). Green Crest - Final Plat • 8/18/05 — P & Z Meeting Page 3 of 3 Drainage — The proposed subdivision is designed so that all storm drainage flows directly into the detention pond. Drainage details between the developer, HCFCD, and LPISD have been settled. A 20' utility easement to the north was necessary for its outfall through to the nearest drainage facility on the east of the La Porte School District property. Detention area size and capacity were reviewed to ensure that it will adequately serve the proposed development and accommodate the storm water from the subdivision without burdening the existing system. The developer is responsible for maintenance of all necessary easements required for proper drainage. A note is added on the plat in this regard. It is further added that the maintenance of 20' drainage & utility easement to the north all the way up to the outfall into B 106-05-00 will be the sole responsibility of the HOA. LPISD will be responsible for surface maintenance of an easement on their property. Conclusion and Recommendation: Staff reviewed the Final Plat and found it to be in accordance with the Development Ordinance of the City. Staff recommends approval. The following items need to be addressed prior to the recordation of the Plat: • All construction improvements are complete at site. • Furnish approval letter from the Harris County Flood Control District (HCFCD) for the drop structure through LPISD property on to the Big Island Slough. • Sidewalks shall be installed along both sides of all public streets and along north side of North L Street on the east and towards west end of the subdivision. • Payment of $244.36 shall be made to the City for street sign installation. • Payments of $2,530.00 and $1,896.36 shall be made to the City for streetlights installation and 1-year service cost respectively. • Payment of $9,450.00 shall be made to the City in lieu of parkland dedication. Options available to the Commission are as follows: • Approval of the Final Plat withholding signature and recordation until the above are complied. 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NMIAM(M WIM 11 IONTS INCH MOM "DOS NDI LISP THAN 1NMITT 130M IMOES In Lt"GM ----------- O'CLOCK. DATE: JULY. 2005 SCALE: 1" • 60' AND Thai MIS AT CMPL It NIM fMK NCgrIMCM"Ts AS s"CIFIto In M CITY Or LaFONK OLYQ0M1EN11 OIDIINAIEt. I AF.�y�li Ci4 :� O•, DUO C. NEWELL 9- :+ Goes •Y;• V°M{Wicp [011T"LLRA}iW no.AM '.:0'rsaaa'' Us i - - - ---- - ----- MTUM W HMO MO SM OF WrMY 11MICIL LK DAY AID Wn LAST INICK DEVELOPER swiiOL P IER /OWNER: C1d°` °r "" C01I"' 001N' of RCJH DEVELOPMENT, LLP MARINA CaPMY.TETAS RICHARD W. CANSLER, GENERAL PARTNER e*• ________ 3425 FjEDERAL STREET DIPUTY PASADENA, TEXAS 77504 713/947-6606 PREPARED BY: CIVIL CONCEPTS, INC. 3425 FEDERAL STREET PASADENA,TEXAS 77504 713/94 7 -6606 PROJECT 107-98 II ,' 6 tlpt9.EQ" Workshop Large Lot Rural District Exhibits A. Staff Report B. Committee Recommendations C. Boundary Map Staff Report Workshop Large Lot Rural District August 18, 2005 On July 21, 2005, the Planning and Zoning Commission held a workshop for the proposed Large Lot Zoning District, and discussed citizen's input gathered during the Town Hall Meeting on June 9, 2005, at the Lomax Elementary School. The Commission has reservations about some of the recommendations made by the Large Lot Committee. The citizens also voiced their concern at the Town Hall meeting. The Commission directed staff to assess and make suggestions for the following issues: • Minimum lot width 100' • 45' height proposed for accessory buildings • No control proposed for outside equipment storage • Rules for Grazing Animals What are Accessory Uses or Buildings? An accessory use or building is subordinate and incidental to and serves a principal use and related to that of principal structure of the land, and which is located in the same lots as that of the principal structure or use, including but not limited to barns, stables, equipment sheds, poultry houses, swine pens, granaries, pumphouses, water tanks, garages, carports, bathhouses, greenhouses, tool sheds, and swimming pools. Existing Requirements: Minimum Lot Width — Per Section 106-333, Table B, Residential Area Requirements, minimum lot width for single-family large lot (1 acre) is 100 L.F. Accessory Buildings — Per Section 106-741, accessory buildings, uses and structures shall not exceed 15 feet in height, three feet or more from all lot lines, six feet or more from any other building or structure on the same lot, and shall not be located upon any utility easement. In addition, accessory buildings in single- family residential large lots may not exceed 2,000 square feet. The accessory building excess of 1,000 square feet must be located at least 30 feet from any property line and 30' behind the rear of the primary structure. Outside Equipment/Exterior Storage — It is unlawful to leave, stand or park a commercial motor vehicle, pole trailer, semitrailer, shipping container, trailer, truck tractor on any property zoned residential. Boats or recreational vehicles parked or stored in a rear yard are exempted. In addition, no accessory uses or equipment except for air conditioning structures, compressors or condensers may be located in the side yard except for side yards abutting streets where equipment is fully screened from public view. ,ov Planning & Zoning Commissl • August 18, 2005 Page 2 of 2 Per Section 106-773 of the ordinance, all materials and equipment shall be stored within a building or fully screened from adjoining properties, except for the following: • Clothesline poles and wires • Construction and landscaping material being used on premises • Off-street parking of vehicles • Firewood, compost, or residential lawn and garden tools. Suggested Requirements: Minimum Lot Width — An inventory of existing lots shows that majority of lots have front between 90'to100'. Under the circumstances, a minimum lot width of 90' is appropriate for the proposed district. Accessory Buildings — Accessory buildings and structures shall not exceed 35' in height. In fact, it conforms to the maximum height of primary structures in residential areas in town. Outside Equipment/Exterior Storage — Reinstate the control on equipment and exterior storage in the area. A strict compliance to Sections 106-741 (h) (i) and 106- 773 shall be adhered. It is staff s opinion that "No Control" on storage of outdoor equipment will lead to junkyards or eyesores in the area. In addition, screening shall be required in accordance with Section 106-444(a) of the Ordinances. Any storage shall be fenced with an opaque fence or planting screen to a height of at least four feet, but no more than six feet. The material for that fence shall be approved by the City. It is suggested that any transitional yard located behind an opaque fence shall be landscaped with a suitable ground covers, shrubs, and the planting of shade trees. Grazing Animals — As breeding/raising of animals for show, such as found in FFA and 4H programs, is not a listed use for large lot residential, this unlisted use shall be subject to a special conditional use permit and requires zoning permit for tracking purposes. General procedure per Section 106-216 shall be applicable. Provision will be for an assembly of animals for the purpose of competition or public presentation including but not limited to fairs, shows, and rodeo events. Conclusions: The above stated recommendations are based on Planning Dept. staff research and direction provided by the Commission during the July 21, 2005 meeting. It is staff s opinion that the recommendations allow for reasonable development of accessory buildings which will contribute to the comfort, convenience or necessity of the occupant or resident in the principal structure or use. In addition, it will not be contrary to public interest and will not result in substantial injury to surrounding property or the appropriate use. Actions available to the Commission are as follows: • Set a public hearing date. • Provide other direction to staff. • Continue discussion until next meeting. • CITY OF LA PORTE PLANNING DEPARTMENT 604 W. Fairmont Parkway, La Porte, TX 77571 www.laporte!x.M Phone: (281) 471-5020 / Fax (281) 470-5005 Large Lot Rural District Committee Recommendations On March 3, 2005, the Large Lot Committee formed their final recommendations on regulations and boundaries governing the creation of a Large Lot Zoning District. At the conclusion of this meeting, the committee set April 21, 2005, for the presentation to the Planning and Zoning Commission in a workshop format and recommended using a town hall meeting to disseminate the proposal to the citizens At the April 21St workshop, the Planning and Zoning Commission conducted the workshop regarding the proposed regulations and boundaries for the creation of a Large Lot Zoning District. The Commission directed that the City Staff conduct a public hearing to gather citizen input prior to formally considering the Large Lot Committee's recommendations. The proposed regulations are described below in comparison with the existing City of La Porte Zoning Ordinance. Where the proposed regulations are the same as the existing ordinance, the fact is indicated along with the appropriate Section of Chapter 106, Zoning. Where the proposed changes differ, the change is indicated in red: Parameter/Issue Current Ordinance Proposed Reference Minimum Lot Size: 1 Acre Same Sec 106-333 Minimum Lot Width: 100 L.F. Same Sec 106-333 Minimum Yard Setbacks (F.R.S.): 25-15-5 Same Sec 106-333 Maximum Height of Pri. Structure: 45 feet Same Sec 106-333 Minimum Site Area/Unit 1 Dwelling Unit per Acre Same Sec 106-333 Maximum Lot Coverage: 30% 40% Sec 106-333 2 These issues refer to Article V. Supplementary District Regulations; Division 2. Accessory Buildings, Uses and Equipment; Page CD 106:82: Parameter/Issue Current Ordinance Proposed Accessory Buildings: 2000 S.F.; 15' high 5000 S.F.; 45' high Accessory Building Setbacks: 30' from property lines 10' from property lines 30' from other structures 20' from other structures Number of Accessory Buildings: Placement of Accessory Buildings: Control on Equipment Storage: Control on numbers of animals: Detached Garage: Carports width: Exterior Storage: Street Openings: Up to 30% coverage Up to 4v io coverage Rear yard only Rear and Side yards Unlawful for certain Equip. No controls Section 106-742 Same 6' (rear) from primary bldg. Same Max 25' Front/Side Yard No control on width Stored in Bldg. or screened Same PICM, concrete .curb/gutter Asphalt/open ditch. Shipping Containers: Not allowed Same These issues refer to general policy and safety guidelines: Parameter/Issue Current Ordinance Proposed Driveways 12' : First 40' dust free Same Driveways 20': First 20'x20' dust free Same Driveways (General): Service 1 residence only Same Public Utilities (water): Tap public ROWS only Same Public Utilities (sewer): Tap public ROWS only Same Fire Hydrant (coverage): <500' from residence Same Fire Hydrant (placement): Public water line only Same ., _ ..'•--•• : Al— �'•�`�•'���� ...,^.rr.---^••_^.- �,1 • - y. r.:: +w ,,.. �M',3bYt,7l5Y,. '�1 h. Y; ... n.. ,.. ,..• 1,.�..,.,,, a..:_:-""'�.,-''u C ,�•••� -1Y it yg, r ..� �: „v�' �� ..� • ! i it _ �.. ff K 7ip ix� � • - , - ::r,, r, .. _ ,. '? :,, r ; �e?r. .�.'p�.r w.�Z : .... .,. .. t v, ( x- ���II�.) � � "� '.-,.s,�-YS... '^• ^r.. -6 .a . � y1, a 7 Y�' � �3•� r t , 7 r -y '. ,,s>.. 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