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Home My WebLink About10-19-2006 Regular Meeting of the La Porte Planning and Zoning Commission PLANNING AND ZONING COMMISSION MINUTES OF OCTOBER 19, 2006 Members Present: Pat Muston, Nick Barrera, Dottie Kaminski, Paul Berner, and Doretta Finch Members Absent: Kirby Linscomb Jr., Claude Meharg, Hal Lawler (Alt 1) and Les Bird (Alt 2) City Staff Present: City Planner, Masood Malik; Assistant City Attorney, Clark Askins; and Planning and Zoning Secretary, Shaye Bradley 1. CALL TO ORDER. Meeting called to order by Chairperson Muston at 6:00 p.m. 2. CONSIDER APPROVAL OF SEPTEMBER 21,2006, MEETING MINUTES. Motion by Dottie Kaminski to approve the Minutes of September 21, 2006. Second by Paul Berner. The Motion carried. Ayes: Nays: Abstain: Muston, Barrera, Berner, Finch and Kaminski. None None 3. ADMINISTER OATH OF OFFICE TO REAPPOINTED MEMBERS PAT MUSTON, NICK BARRERA AND KIRBY LINSCOMB, JR. Assistant City Attorney Clark Askins administered the Oaths to Chairperson Pat Muston and Commission Member Nick Barrera. Commission Member Kirby Linscomb Jr. was not present. 4. OPEN PUBLIC HEARING TO RECEIVE CITIZEN INPUT ON AN AMENDMENT TO THE ZONING ORDINANCE BY AMENDING THE CODE OF ORDINANCES CHAPTER 106, RELATED TO PROPOSED EXTERIOR BUILDING DESIGN STANDARDS FOR ALL COMMERCIAL/INDUSTRIAL DEVELOPMENTS IN BOTH GENERAL COMMERCIAL AND BUSINESS INDUSTRIAL ZONING DISTRICTS ALONG MAJOR THOROUGHFARES. Chairperson Muston opened public hearing at 6:05 pm. A. STAFF PRESENTATION The Staff Report was given by Masood Malik, City Planner. City Council has expressed an interest in developing exterior building design standards by amending Chapter 106 (Zoning) of the Code of Ordinances. The purpose is to enhance the overall impression of the City, to have quality developments along major thoroughfares, and eventually attract new sustainable business to La Porte. Planning and Zoning Commission Minutes of October 19, 2006 Page 2 of 3 B. PROPONENTS There were none. C. OPPONENTS Sue Gayle Mock Kooken, of 410 S. 1 st St., addressed the Commission opposing the Amendment to the Zoning Ordinance for Architectural Standards. Mrs. Kooken voiced concerns regarding established business owners of the City of La Porte not being able to afford Masonry Buildings if something were to happen to their present structures and that the new standards would possibly affect the preservation of the historical district and the Main Street District. 5. CLOSE OF PUBLIC HEARING. Chairperson Muston closed the public hearing at 6:30 pm. 6. CONSIDER RECOMMENDATION TO CITY COUNCIL REGARDING AN AMENDMENT TO THE ZONING ORDINANCE BY AMENDING THE CODE OF ORDINANCES CHAPTER 1 06, RELATED TO PROPOSED EXTERIOR BUILDING DESIGN STANDARDS FOR ALL COMMERCIAL/INDUSTRIAL DEVELOPMENTS IN BOTH GENERAL COMMERCIAL AND BUSINESS INDUSTRIAL ZONING DISTRICTS ALONG MAJOR THOROUGHFARES. Motion by Nick Barrera to recommend to City Council approval of a revised version of the proposed amendment to the Zoning Ordinance as it pertains to the Exterior Building Design Standards with the revision to exclude the Main Street District and the Historical District from the requirements. Second by Paul Berner. The motion carried. Ayes: Nays: Abstain: Muston, Berner, Barrera, Kaminski and Finch None None 7. ADMINISTRATIVE REPORTS Masood Malik · Wayne Sabo, Planning Director, is attending the APA conference in Corpus Christi. · Port Crossing is moving forward with development. S. !6th Street will be closed from October 11, 2006 to March of 2007. · Chili's Restaurant received their permit from TABC. · Value Place Hotel-1506 W. Fairmont-Site Plan under review. · Quality Inn and Suites-11003 W. Fairmont-Site Plan under review. · Underwood Business Park has a plan for a new building and there will be a Special Conditional Use Permit request at the next meeting. 8. COMMISSION COMMENTS There were none. 9. ADJOURN The meeting was adjourned at 6:40 pm. Planning and Zoning Commission Minutes of October 19, 2006 Page 3 of 3 Shaye Bradl Secretary, Planning and Zoning Commission Approved on this II 0 &!~ Chairperson, Planning and Zoning Commission day of MVQiYltt(;006. I ! I I J I i I [ I I I I I I . I I i I I 1 I i I I I I I I I I I~ ! Q , I I I I , I I I I I I I I I I J I , I I I I I. I I I I I I I I I I I , J I f . I I I I I I I I i I , I I I I I , I ~ Q Q -r-! ttj o ~'"g ~1:1 t:9 -0 :'1 ~ ~ '0 tfn~ ~ ~ C) ~. S. .~ ....r-:> ~ ~ UJ. ~ .a . ~ '::: ~ ~ ~ ~ o~.:: .:: a<S;>> 5!-= ~-o :;I 7i; III .0:> .. ~'O'O i"OC~ --'" .... .:: ..c . --= ...... --eo E!~ - - ;::~:!! Gc= ~o.:: '-E:: ~~8 CO-t- ~lQo eoQ)_ :::0.== c==~ =.::= <u== -Og ~~:. o-c ~"a:=.. ~ G) C ca_ ;;~ 9::1 Q:~ l....lIJ 00 -- !~ Zs .E~ \ 8: .= =-. .. c:-O .a 4;: ~2~ .o"a~ 0:"9 VI "::: C '::Q) CEr.. 11:1.0 · .. 8 ~lC 1.._ Vg .-a ~~ l,...;~ ,- Q. =- 3~ ~-g - LG .. -= c: -'se ~Q, -5. RI ~ m ::c - c: o - C a:I E (D S ll) E e .E ll) ~ "0 .! 5 co .0 ::J W "0 .- Cij ~ z c: o ~ aJ I f : r I , f f 1 I ! I I I I I . I I I I I I , I I I I I I 1 I I I 1 I I I . I f i I I I I I . . J I I I I I I I I I . I I I I I I I I I I I I I , I I , I I I I I I I I r I i I I I I OATH OF OmCE k\r-~ ,lt1StOmb/Jfdo solemnly swe . fai lly e ecute the dutIes of the office of ' , of the City of La e, State of Te , 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 orindirectly 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 confinnation thereof. So help me God. Sworn to and SUbsc~re me'this the f\~8\1{)m , . )lP day of @~DEME1RIUS Mv CommIIIlOn ExpInII .. . september 1', 2010 Notary Public in and for the State of Texas ,1 Retreat at Bay Forest South Replat Exhibits A. Commission's Action Request B. Aerial Map C. Zoning Map D. Staff Report E. Plat Retreat at Bay Forest North South - Replat Planning and Zoning Commission November 16,2006 Location of Subdivision South Broadwav (Old Hie:hway 146) Legal Description TR A5, W. P. Harris Survey, Abstract-30, La Porte, Harris County, Texas. Applicant Don Meeks (Retreat at Bav Forest, L.P.) Present Zonine: Low Densitv Residential (R-l) Requested Use Single-Family Dwellings Acreage 3.5804 acres Surrounding Zoning North Low Density Residential (R-l) East Low Density Residential (R-l ) South Neighborhood Commercial (NC) West Planned Unit Development (PUD) Land Use Map Residential Activity Proposed Residential Summary: · The owner/developer is requesting approval of a replat for the proposed Retreat at Bay Forest South Subdivision to be located along South Broadway. · The applicant is proposing ten single-family residential lots in the subdivision. Corresponding densities equal to 4.8 dwelling units per acre, which is in conformance with the ordinance. · The subdivision will be located south of Wharton Weems Boulevard with a subdivision entrance off South Broadway. · Reserve A (1.1049 ac.) shall be restricted for detention and wi II serve both north and south subdivisions. · Infrastructure improvement shall be the responsibility of the owner/developer. · A parkland fee shall be applicable in lieu of parkland dedication. · Final Plat of this subdivision was approved on March 16, 2006, with the condition that approval from the Harris County Flood Control District for the drop structure to the adjacent drainage channel shall be required. · After subsequent review, HCFCD determined that an additional 15' drainage easement shall be required in consistence with the easement shown across Wharton Weems Boulevard. · Current submittal shows a dedication of additional 15' drainage easement. In addition, cul-de-sac radius has been compressed to 50'. Recommendations: Replat is in accordance with the City's Development Ordinance. Staff recommends approval of the Plat. Prior to the recordation, followings items need to be addressed: · All construction improvements are complete at site. · Submit Covenants, Conditions, and Restrictions (CCRs) for the subdivisions including fencing standards adjacent to the Golf Course and statement describing that the City will not be responsible for any damage to the property by straying golf balls. · Furnish TxDOT approval letter for the proposed street off South Broadway (Old Highway 146). Actions required by the Commission: · Approval of the Plat withholding signature and recordation until the above are complied. This will authorize the developer to begin construction of subdivision improvements. · Disapproval of the Plat and supporting documents as filed. This will require the developer to file a new plat with the required documents. IXHIBlT A Legend Q Property Lines RaiJIines .. City Limits Disclaimer: The City of La Porte makes no representation or warranty as to the accuracy of this map and as information nor to as fitness for use. Any user of this map product accepts the same AS IS, WITH ALL FAULTS, and assumes a/l responsibility for the use thereof, and further agrees to not hold the City of La Porte liable from any damage, loss, or liability arising from any use of the map product. Independent verification of a/l information contained on this map should be obtained by the end user City of La Porte 604 W Fairmon! Parkway La Porte, TX 77571 (281) 471-5020 wwwlaportetx.gov La Porte GIS Mapping 1 "equals 120' 9 ,iXHIBJr 7, U mJl@ ~ ~~ BAY HARBOR WHARTON WEEMS BLVD I- en ~ 3: c <( o Q: llJ en Legend Q Property Lines Zoning (R-1) Low Density Residential (R-2) Medium Density Residential (R-3) High Density Residential ". (MH) Manufactured Housing ~ (GC) General Commercial ". (NC) Neighborhood Commercial (PUD) Planned Unit Development (BI) Business Industrial iI/I (L1) LIght Industnal '" (HI) Heavy Industrial ., (MS) Main Street District (MSO) Main Street District Overlay (LL) Large Lot DIstrict Raillines .. City Limits Disclaimer' The City of La Porte makes no representation or warranty as to the accuracy of this map and as information nor to as fitness for use. Any user of this map product accepts the same AS IS, WITH ALL FAULTS, and assumes all responsibility for the use thereof, and further agrees to not hold the City of La Porte liable from any damage, loss, or liability arising from any use of/he map product. Independent verification of all infonnation contained on this map should be obtained by the end user City of La Porte 604 W Fairmon! Parkway La Porte, TX 77571 (281) 471-5020 wwwlaportetx.gov La Porte GIS Mapping 1 "equals 120 I e QC.Hlsrt;, Staff Report Retreat at Bay Forest South November 16, 2006 Replat Requested Action: Consideration of Replat for proposed subdivision Retreat at Bay Forest South Requested Bv: Don Meeks, President, Retreat at Bay Forest, L.P. Requested For: A 3.5804 acres (155,963 square feet) of land described as TR A5, W.P. Harris Survey, Abstract-30, La Porte, Harris County, Texas. Present Zonine:: Low-Density Residential (R-l) Requested Use: Residential Subdivision - (Single Family Dwellings) Backe:round: Retreat at Bay Forest North and South sections are proposed residential subdivisions to be located along South Broadway (Old Highway 146) adjacent to the Bay Forest Golf Course. The North Section will be located approximately 700' north of Wharton Weems Boulevard and the South Section will be located at the southwest comer of Wharton Weems Boulevard and South Broadway. Under the terms of Development Ordinance 1444, these are classified as major subdivisions. As proposed, the south subdivision has one block and ten single-family residential lots, and one restricted reserve (1.1 049 acres) to the south of this development for detention basin to accommodate both north and south subdivisions. Corresponding densities conform to 4.8 dwelling units per acre permitted in Low-Density Residential (R-l) zoning districts per Section 106-333, Table B, residential area requirements of the City's Code of Ordinances. The lot sizes, however, are larger than minimum 6,000 sq. ft. required per ordinance. In addition, the subdivision is adjacent to the Bay Forest Golf Course to the west. The Planning and Zoning Commission, at the January 19, 2006, meeting, approved Preliminary Plats of the proposed Retreat at Bay Forest North and South Subdivisions. Final Plats for the subdivisions were approved at the March 16, 2006, meeting, subject to the condition that the developer shall furnish an approval letter from the Harris County Flood Control District (HCFCD) for the drop structure to the adjacent drainage ditch. There is an existing 40' wide drainage easement adjacent to the Golf Course. Harris County Flood Control district has a 20' wide drainage easement on both the east and the west sides of this drainage ditch adjacent to the subdivision. After subsequent review by HCFCD, the drainage channel was determined to be expanded as ultimate 140' wide. Dedication of additional ,~HIBn' J Retreat at Bay Forest - Replat 11/16/06 - P & Z Meeting Page 2 of 4 drainage easement of approximately 50' to the east of the drainage ditch would not make this project economically feasible. The tract just north of the subject property across Wharton Weems Boulevard shows 15' additional drainage easement to the east of this channel. After further review, HCFCD requires an additional 15' drainage easement dedication to be consistent with the north segment of this channel. To move this project forward, the developer has dedicated an additional 15' drainage easement and compressed the cul-de-sac radius to 50'. However, lot sizes have increased and are above the minimum lot size of 6,000 sq. ft. In addition, there are no notable changes to the plat. Analvsis: Section 4.03 and Appendix D of the City's Development Ordinance establish review criteria for Subdivision Plats. Staff also used criteria in the City's Zoning Ordinance and Comprehensive Plan to review these proposed subdivisions. Land Use - The project's proposed residential use conforms to the character of the surrounding land uses and Low-Density Residential (R-l) zoning district. As properties adjacent to the subject site are overwhelmingly residential with mid to high density residential uses along South Broadway. The area is intended for developing as residential uses in the La Porte Comprehensive Plan and Land Use Plan. Transportation/Interior Circulation - The proposed subdivision will have an entrance/exit off South Broadway approximately 250' south of intersection at Wharton Weems Boulevard. A 50' wide public right-of-way with a cul-de-sac street off Broadway will service this subdivision. The developer requires approval of this drive from TXDOT. The cul-de-sac has been modified to a 50'radius, which conforms to the Development Ordinance. Interior circulation in the subdivision seems to be adequate. Wharton Weems Boulevard and South Broadway (Old Highway 146), primary arterials with 100' of ROW, may accommodate the traffic generated by these developments. Sidewalks - The developer shall be responsible for construction and installation of sidewalks within the subdivision and the statement is noted on the plat. In addition, the developer shall construct sidewalks along both sides of all public streets within the subdivision 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. Total number oflots here are 10 only. Therefore, a monetary fee in lieu of parkland would be required. Utilities - There is sufficient water service available to serve these proposed developments. Originally, this area was a part of the potentially overloaded sewer system as per South La Porte Wastewater Report. Later, improvement Retreat at Bay Forest - Replat 11/16/06 - P & Z Meeting Page 3 of 4 of wastewater system around Texas Avenue and closing of the Vista Baywood Apartments provided enough relief. In addition, upgrade of the system from Broadway to McCabe Road will provide further relief to the sanitary sewer system. 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 subdivisions are located in the Taylor Bayou Watershed, therefore, detention is required per City of La Porte criteria. North and South sections are designed so that all storm drainage flows directly into the detention basin located in this South section adjacent to a HCFCD facility. A Drainage swale over storm pipe is designed. Future street projection through the detention basin's size and capacity has been reviewed at the construction drawings to ensure that it can adequately serve the proposed developments without burdening the existing system. The developer shall provide all the necessary easements required for proper drainage, including storm water inlets. Fencing - The proposed subdivision abuts to the Golf Course on the West. The design of the back yard fence must be approved by the City. Fence standards shall be stated in the protective covenants or deed restrictions, maintenance/repair costs by the homeowner association and must be stated in the document as well. In addition, a statement should be included that the City shall not be responsible for any damage or destruction to the property caused by stray golf balls. Conclusion and Recommendation: The Final Plat is in accordance with the City's Development Ordinance. Staff recommends approval of the Final Replat for the Retreat at Bay Forest South. However, the plat shall not be released for recordation with Harris County until the following items are addressed: . All construction improvements are complete at site. . Submit Covenants, Conditions, and Restrictions (CCRs) for the subdivisions including fencing standards, damage or liability clause to be approved by the City. . Furnish TXDOT approval letter for the proposed street along South Broadway (Old Highway 146). Retreat at Bay Forest - Replat 11116/06 - P & Z Meeting Page 4 of 4 Options available to the Commission are as follows: . Approval of the Final Plat withholding signature and recordation until the above are complied. This will authorize the developer to begin construction of subdivision improvements. . Disapproval of the Final Plat and supporting documents as filed. This will require the developer to file a new Final Plat with the required documents. Underwood Business Park Replat Exhibits A. Commission's Action Request B. Aerial Map C. Staff Report D. Plat Underwood Business Park - Replat Planning and Zoning Commission November 16,2006 Location of Subdivision Old Underwood Road and State Highwav 225 Legal Description TR of land out of the Enoch Brinson Survey, Abstract No.5, La Porte, Harris Countv, Texas. Applicant Danny Martin (Clay Development & Construction Company) Present Zonin!! Planned Unit Development (PUD) Requested Use Commercial/Industrial Business Park Acreage Approximately 207 acres Surrounding Zoning North Light Industrial (LI) & UPRR East Light Industrial (LI) South Medium Density Residential (R-2) West Underwood Road, City Limits Land Use Map Business/Industrial Activity Proposed Warehouse/Distribution Center Summary: · Applicant is requesting approval of a replat for the Underwood Business Park located along Old Underwood Road south of Union Pacific Rail Road (UPRR) and State Highway 225. · As per provisions of the Planned Unit Development, the project has an approved Special Conditional Use Permit and a General Plan by the City. · Earlier, a tract of land was subdivided into six reserves (A-F), including a restricted reserve for detention purposes. · The project started with the development of Poly One followed by several other office warehouse and distribution center buildings within the park. · Since approval of the General Plan, there have been various lot changes, lot readjustments, dedication of utility easements, and allocation of private streets within the park. · A replat is required in order to update an overall development within the business park. · All the utilities shall be privately maintained except public water. Infrastructure improvements shall be the responsibility of the owner/developer. Recommendation: The Plat is in accordance with the City's Development Ordinance. Staff recommends approval of the Plat with the following conditions: · The Plat shall not be released until the updated title certificate and/or property documents are filed with the City. · Construction drawings must be approved prior to issuance of a building permit for proposed developments. · Submit a set of construction drawings for utilities (as built) for the City record. · Submit covenants, conditions, and restrictions (CCRs) for the park. The document must be approved by the City Attorney. · Add a statement on the plat to ensure maintenance of detention will be the sole responsibility of the owner/developer. · Rail access, spur design plans, and UPRR approval shall be required. Actions required by the Commission: · Approve the Plat as filed with the above listed conditions. · Disapprove the Plat and supporting documents as filed. This will require the developer to file a new Plat with the required documents. .'ikH1alT A ?'Z m ?>..: z lo!~ tt:J <to am mo m<tll1 WON ~ tt N mo. :Jo~ III Om 0~l.L. Otto OW ~o ttZ W:J 00 Z-, :Jo m W Z -' )0- I- tt W n. o [! n. Staff Report November 16, 2006 Undenvood Business Park Replat ReQuested bv: ReQuested for: Location: Present Zoning: ReQuested Use: Background: Clay Development & Construction Inc. c/o Danny Martin 207 acres of land out of the Enoch Brinson Survey, Abstract 5, described as parcel 1 under the Harris County Clerk's File No. M032856, La Porte, Harris County, Texas. Old Underwood Road and State Highway 225 Planned Unit Development (PUD) Warehouse & Distribution Center This site consists of approximately 207 acres located along Old Underwood Road to the south of State Highway 225 and the Battleground Industrial District. The Union Pacific Railroad (UPRR) is adjacent to the property to the northeast. Houston Lighting and Power Company (now Centerpoint Energy) owns approximately 19 acres of land adjacent to the subject tract to the south. The park has an entrance along Old Underwood Road and access through East 13th Street and Battleground Road off State Highway 225. The subject property is zoned Planned Unit Development (PUD). The PUD zoning assigned to this tract is, to a great extent, based on the large amount of undeveloped, un-subdivided acreage located in this area. Development in a PUD zoning district requires that an application for a General Plan shall be filed and processed simultaneously with the Special Conditional Use Permit (SCUP). The project has an approved General Plan. Previously, 123 acres of land was subdivided into six reserves (restricted reserves A-F) followed by an un-subdivided tract consisting of 84 acres (to be platted later). The project began with the development of Poly One. Later, the plans for Underwood Distribution Centers I & II, Packwell, and SPEC Buildings #14 & #15 received approval. Currently, a huge warehouse building (900,000 sq. ft.) is under construction, to be followed by other buildings. Since approval of the General Plan, there has been a lot readjustment, lot changes, addition of utility easements, additional rights-of-way within the park, and subdivision of existing lots, requiring a replat of the entire park. The chronology of the business park's reserves is as follows: ~HIBIT C Underwood Business Park Replat Page 2 of3 Analvsis: Reserve A Reserve B Reserve C 1 Reserve C2 Reserve D Reserve E Reserve F Reserve G 1 Reserve G2 Reserve H 3.057 acres (Spec. Building #14) 19.607 acres (Packwell) 11.056 acres (OfficelWarehouse Building) 11.509 acres (Spec Building #15) 10.640 acres (Future Development) 11.433 acres (Poly One) 44.4 acres (Detention Purposes) 36.085 acres (Underwood Distribution Center II) 10.115 acres (Freezer Company) 42.318 acres (Underwood Distribution Center I) The replat for an entire 207 acre tract shows 10 reserves as listed above, Porter Road and Pike Court (60' ingress/egress easement), and 150' wide strip of Houston Lighting & Power easement to the south within the park. The park shall be equipped with the rail service. A 40' rail access ingress/egress and utility easement is in place for this purpose. On-site storm drainage/detention system is connected with the regional systems in accordance with the policies of the City, Harris County, and Harris County Flood Control District (HCFCD). 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 City's Land Use Plan indicates this area envisioned as developing for business/industrial uses. The zoning and use of the nearby properties is also commercial and industrial in nature. The current land use and development pattern conforms to the proposed use. In addition, the development within the subject tract should not have any adverse impact on the surrounding area. Transportation - Porter Road, a long cul-de-sac street with other proposed street right-of-way and ingress/egress easement will be privately maintained with a 60'/35' designation (rights-of- way/pavement width). The primary function of these streets is to provide access to the business park predominantly used by automobiles and truck traffic. Future streets shall be designed and constructed in conformance with the City's Standard Specifications (PICM). Underwood Business Park Replat Page 3 of3 Conclusion/ Recommendations: Being located near the State Highway 225 and Battleground Road, a primary arterial and major truck route, provides more than adequate accessibility for circulation of traffic. There should be limited impact on traffic flow within the vicinity even after full implementation of the entire project. It is noted that truck traffic shall not be directed south of the project area along Old Underwood Road. Utilities and Drainage - Public facilities and services are sufficient to handle the supply of potable water, but waterlines have been upgraded for fire protection in the area. There is an existing 12" waterline to the east of Underwood Road. An existing sanitary sewer force main runs north and south along Old Underwood Road. A private 3" "on-site" force main has been installed along Porter Road and tied into the existing private sanitary sewer force main along Old Underwood Road. Each individual parcel within the business park shall construct a small lift station to tie onto the on-site force main. Sanitary sewer analysis shows that 3" on-site force main and 3" force main on Old Underwood Road are capable of handling the expected flows within the park. The Plat is in accordance with the City's Development Ordinance. Staff recommends approval of the Final Replat but notes that the following must occur prior to plat recordation: · Plat shall not be released until updated title certificate and/or proper documents are filed with the City. · Construction drawings must be approved prior to issuance of building permits. . Submit a set of construction drawings (as built) for the record. · Submit covenants, conditions, and restrictions (CCRs) for the park. The document must be approved by the City Attorney. · Add a statement on the plat to ensure maintenance of detention will be the sole responsibility of the owner/developer or park association. · Rail access, spur design plans, and UPRR approval shall be required. Options available to the Commission are as follows: · Approve the Final Plat as filed with the above listed conditions. · Disapprove the Final Plat and supporting documents as filed. This will require the developer to file a new Final Plat with the required documents. Special Conditional Use Permit #SCU06-007 Exhibits A. Commission's Action Request B. Aerial Map C. Staff Report D. Site Plan E. Draft SCUP F. Public Notice Response Special Conditional Use Permit #SCU06-007 Planning and Zoning Commission November 16, 2006 Location of Proposed Development Old Underwood Road Legal Description A parcel of land being Reserve G2 out of a 206.990 acre tract in the F.A. Staas hen subdivision out of the Enoch Brinson Survey, Abstract-5, La Porte, Harris County, Texas. Applicant Clay Development & Construction, Inc. Present Zoning Planned Unit Development (PUD) Acreage 10.115 acres Surrounding Zoning Planned Unit Development (PUD) and Light Industrial (LI) Land Use Plan Industrial Activi!y Proposed Office/Warehouse Facility Summary: · The applicant is requesting a Special Conditional Use Penn it for developing office/warehouse facility for Preferred Freezer Services within Underwood Business Park. · Underwood Business Park is located along Old Underwood Road south of State Highway 225. · Underwood Business Park started with the development of "Poly One" located at 10100 Porter Road. Later, development plans for 900,000 sq. ft. and 400,000 sq. ft and other distribution/warehousing buildings were approved and these buildings are under construction. · The subject property is zoned Planned Unit Development (PUD) and per ordinance requires a Special Conditional Use Penn it (SCUP). · Proposed project will be located along Porter Road, a 60' ingress/egress and utility easement within the business park. · Battleground Industrial Park is located to the north ofthis property. · Property is in the vicinity of major industrial developments. · The area is eannarked for industrial uses in the Land Use Plan. · The overall impact on public services should be minimal. Recommendation: All applicable elements of the Comprehensive Plan were reviewed and incorporated into this development proposal. Staff recommends approval of the Special Conditional Use Pennit with the following conditions: I. This SCUP outlines, in general tenns, the proposed Planned Unit Development. The developer recognizes and understands that any future construction or development of the private or public improvements anticipated by this SCUP and General Plan shall require further submittal and approval of plats, site plans, construction drawings, engineering analysis, and covenants. 2. Provide on-site improvements, loading and unloading rampslbays that adequately handle the volume associated with this office and warehousing facility. 3. Hazardous or non-hazardous material storage, chemicals, nature, type and fire requirements should be specified. 4. Design of maneuvering isles and driveways criteria shall be followed. Fire truck access, fire suppression requirements, and fire hydrant placement shall be specified on the development site plan. 5. A site plan and/or separate plans shall be submitted in conjunction with the building pennit application. Landscaping is required in percentages specified in Section 106-522 of the Code of Ordinances. 6. Amount and type oflandscaping shall be specified on the plan. Provide an irrigation system to ensure that all landscaping is properly maintained by the owner/developer. 7. The Developer shall comply with all other applicable laws and ordinances ofthe City of La Porte and the State of Texas. Actions required by the Commission: · Recommend to Council approval of this SCUP with conditions. · Recommend to Council denial of this SCUP. · Recommend tabling this SCUP for further review. ~::XHIBll Ii ?'Z 10 ?' ~ Z It:I [!j <0 D..UJ 100 ~<U1 ZOl'l - [! l'l 100. :J OI 10 m oui W o~u. Z O[!O oJ OW ~ ~o [!Z [! W:J W ll. 00 0 ZoJ [l :Jo ll. Staff Report November 16,2006 Office W /H facility for Freezer Company Special Conditional Use Permit #SCU 06-007 Requested bv: Requested for: Location: Present Zonine:: Requested Use: Backe:round: Analvsis: Clay Development & Construction Inc. c/o Danny Martin 10.115 acre tract out of 206.990 acres of land in the Enoch Brinson Survey, Abstract 5, described as parcel 1 under the Harris County Clerk's File No. M032856, La Porte, Harris County, Texas. Old Underwood Road and State Highway 225 Planned Unit Development (PUD) Office Warehouse Underwood Business Park, consisting of approximately 207 acres, is located to the south of State Highway 225 and Union Pacific Railroad (UPRR). The subject park is an approved business/industrial complex located within the Planned Unit Development (PUD) zone along Old Underwood Road. Clay Development and Construction, Inc., owner/developer, is proposing office warehouse facility for a freezer company consisting of 157,500 sq. ft. on a parcel of land being described as Reserve 02 in the Underwood Business Park. The facility will have an access through Porter Road and will be located to the southeast of Poly One at 10100 Porter Road. Porter Road is a 60' wide ingress/egress and utility easement within the park off Old Underwood Road. Major access to the business park is through Battleground Road and State Highway 225. This is an on going project that started with the construction of Poly One and later the plans for 900,000 sq. ft., 400,000 sq. ft., and several other distribution/warehouse buildings were approved by the City. The subject property is zoned Planned Unit Development (PUD). Development in a PUD zoning district requires an application for a general plan to be filed and processed simultaneously with the Special Conditional Use Permit. Once the Special Conditional Use Permit is granted by the City, the developer shall submit a development site plan showing the arrangement of the project in detail, including parking facilities, location of buildings, and other pertinent information required by the Development Ordinance of the City. Section 106-659 of the Code of Ordinances establishes the following criteria for review of the development projects within a PUD zone. 5XHISIT C SCU #06-007 11116/06 P&Z Page 2 of3 Conclusion/ Recommendation Land Use - The City's Land Use Plan shows this area developing with industrial uses. The existing land uses of nearby properties are predominantly industrial. The Battleground Industrial Park is located just north of this development. In addition, the Battleground Industrial District - Extra Territorial Jurisdiction (ETJ) of La Porte is located north of State Highway 225. Transportation - The project is located within proximity to State Highway 225 and Battleground Road, major highway, primary arterial and major truck route. This project provides adequate accessibility for circulation of traffic. All traffic entering/existing will be through Porter Road along Old Underwood Road. There should be limited impact on traffic flow within the vicinity. In addition, the traffic shall not be directed south of Underwood Road as per plan submitted by the developer. Topography - This area is relatively flat and stable and should not be an obstacle to this type of development. Utilities and Drainage - Public facilities and services are sufficient to handle the supply of potable water. The developer has installed a new water line for fire protection in the area. In addition, provisions must be made to ensure sufficient utility extensions are provided to serve this development. Storm water drainage or detention will be managed through existing on-site detention to mitigate any adverse impacts associated with this proposed development. Staff feels that the project would make a significant impact on economic development within the City of La Porte. Based on the above analysis, staff recommends approval of the Special Conditional Use Permit with the following conditions: · This SCUP outlines, in general terms, the proposed Planned Unit Development. The developer recognizes and understands that any future construction or development of the private or public improvements anticipated by this SCUP and General Plan shall require further submittal and approval of plats, site plans, construction drawings, engineering analysis, and covenants. · Provide on-site improvements, loading and unloading ramps/bays that adequately handle the volume associated with this office and warehousing facility. SCU #06-007 11/16/06 P&Z Page 3 of3 · Hazardous or non-hazardous material storage, chemicals, nature, type and fire requirements should be specified. · Design of maneuvering isles and driveways criteria shall be followed. Fire truck access, fire suppression requirements, and fire hydrant placement shall be specified on the development site plans. · A site plan and/or separate plans shall be submitted in conjunction with the building permit application. Landscaping is required in percentages specified in Section 106-522 of the Code of Ordinances. · Amount and type of landscaping shall be specified on the plan. Provide an irrigation system to ensure that all landscaping is properly maintained by the owner/developer. · The Developer shall comply with all other applicable laws and ordinances of the City of La Porte and the State of Texas. Options available to the Commission are: · Recommend to Council approval of this SCUP with additional conditions. · Recommend to Council denial of this SCUP. · Recommend tabling this SCUP for further review. City of La Porte Special Conditional Use Permit # SCU 06-007 This permit is issued to: Clay Deyelopment & Construction. Inc. Owner or Agent 800 Gessner. Suite 850, Houston TX 77024 Address For Development of: Preferred Freezer Services (157.500 SF.) Development Name Old Underwood Road at State Hiohway 225 Address Legal Description: 10.115 acres of land beinq Reserve "G2" in a 206.990 acre tract Out of Enoch Brinson Survey. A-5. La Porte. Harris County. TX. Zoning: Planned Unit Development (PUD) Use: Office/warehousinq facility Permit Conditions: 1. This SCUP outlines, in general terms, the proposed Planned Unit Development. The developer recognizes and understands that any future construction or development of the private or public improvements anticipated by this SCUP and General Plan shall require further submittal and approval of plats, site plans, construction drawings, engineering analysis, and covenants. 2. Provide on-site improvements, loading and unloading ramps/bays that adequately handle the volume associated with this office and warehousing facility. 3. Hazardous or non-hazardous material storage, chemicals, nature, type and fire requirements should be specified. 4. Design of maneuvering isles and driveways criteria shall be followed. Fire truck access, fire suppression requirements, and fire hydrant placement shall be specified on the development site plan. 5. A site plan and/or separate plans shall be submitted in conjunction with the building permit application. Landscaping is required in percentages specified in Section 106-522 of the Code of Ordinances. 6. Amount and type of landscaping shall be specified on the plan. Provide an irrigation system to ensure that all landscaping is properly maintained by the owner/developer. 7. 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 zoning of the entire tract shall be in full effect on the portion which is undeveloped. Validation Date: Director of Planning City Secretary :'XlitBIT ~ Zone Change Request #R06-003 Exhibits A. Commission's Action Request B. Aerial Map C. Zoning Map D. Staff Report E. Conceptual Plan F. Application G. Public Notice Response Zone Change Request #R06-003 Planning and Zoning Commission November 16,2006 Location of Proposed Chan2e Canada Road at Fairmont Parkway Legal Description of Proposed Zoning TRS 692C, 693B, 706 & 707, W. B. Lawrence Subdivision, William M. Jones Survey, A-482. Applicant Bobby Grisham c/o Kenneth Dawson, Trustee Present Zonin2 Medium Density Residential (R-2) Requested Zoning General Commercial (GC) Acreage to be Rezoned 17.7717 acres Surrounding Zoning North Medium Density Residential (R-2) East Low Density Residential (R-l) South General Commercial (GC) West Manufactured Housin2 (MH) Land Use Map Mid to Hi2h Density Residential Activity Proposed Commercial/Retail Summary: · The applicant is requesting rezoning of the subject property from Medium-Density Residential (R-2) to General Commercial (GC) for commercial/retail purposes. · The subject tract is located to the east of Canada Road approximately 1000 feet north of Fairmont Parkway. · A pre-existing and non-conforming warehouse building at 3337 Canada Road, a mobile home park, and the City's proposed site (33 acres) "West Side Park" are in the vicinity of the subject tracts. · Canada Road, a four lane road divided with a 1 OO'ROW, connecting Fairmont Parkway with Spencer Highway, has been completed. · This roadway shall benefit the movement of traffic from Fairmont Parkway to State Highway 225 thru East Blvd. · Improvement of this thoroughfare and findings of commercial study for this intersection have encouraged the applicant/developer to plan commercial development near this intersection. · Infrastructure has been designed and constructed to accommodate the anticipated uses. · Fairmont Parkway and Spencer Highway may have adequate capacity to handle the traffic generated by the proposed development. · Big Island Slough to the east of the subject tract would provide adequate buffer and open space to minimize any adverse effects of commercial activities on adjacent residential developments in the area. · Landscaping/screening adjacent to the channel shall be required to minimize any noise impact to the abutting residential uses. In addition, staff will ensure that parking lot lighting shall be arranged so as to deflect lights away from any adjoining residential zone or from public right-of-way. Recommendation: · Staff recommends approval of the zone change request. Actions required by the Commission: · Recommend to Council approval of this rezone request · Recommend to Council denial of this rezone request · Table this item for further consideration by the Commission. IXHIBfr "" j~'B' r .;"i\.H d' ,~1' -~ ". /?t,....'-'; : Z~J=I~~~;t;lC~:I~: ~~~~J C" C/i;-,-(3(l:-@WiY~E(CT 1 i -'~,--! ...----.._-~'- ,\hTr:T~:'-/ A, .~ I (il~-7"-- ';--"i- A,sl(",,- ( -'. - ~ - -~ ' j lil ,~_:y."'~I..'; _~ _J i--- '/~' ~ t ~ ~--r--~~- rn ~~-- -I ~r-,."... I I , I Q . I r '", -L~-y-- __I :;i/ " "'" ! · . ! : ; ! ;: S', /(e~~';t~vE'N:RD i -. 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Citylimits ~ _H .~ ~ Discfaimer: The City of La Porte makes no representation or wammty as to the accuracy of this map and as information nor to as fitness for use, Any user of this map product accepts the same AS IS, WITH ALL FAULTS, and assumes all responsibility for the use thereof and further agrees to not hold the City of La Porte Hable from any damage, ioss, or Hab/iity arising from any use of the map product, independent verification of all information contained on this map should be obtained by the end user. City of La Porte 604 W Fairmon! Parkway La Porte, TX 77571 (281) 471-5020 wwwlaportetx.gov La Porte GIS Mapping 1 "equals 633 ' 9 ~HIBrr "'1 'lJ Staff Report November 16, 2006 Zone Change Request #R06-003 Requested by: Bobby Grisham, agent on behalf of Kenneth P. Dawson, Trustee Requested for: TRS 692C, 693B, 706 and 707 (17.7717 acres), La Porte Outlots, as recorded in Volume 83, Page 344, of the Deed Records of Harris County, William M. Jones Survey, Abstract 482, La Porte, Harris County, Texas. Location: 2000 Block of Canada Road Present Zonin2: Medium Density Residential (R-2) Requested Zonin2: General Commercial (GC) Surroundin2 Zonin2: North - Medium Density Residential (R-2) South - General Commercial (GC) East - Low Density Residential (R-l) West - Manufactured Housing (MH) Back2round: The subject tracts comprise approximately 18 acres of land out of William M. Jones Survey, Abstract-482, La Porte, Harris County, Texas. The property is located approximately 1000' north of the intersection of Canada Road and Fairmont Parkway. The property in question is also in the vicinity of a pre-existing warehouse/storage facility, manufactured housing, and a single-family residential subdivision along Canada Road. The adjoining property to the west across Canada Road and adjacent to the Harris County Flood Control District (HCFCD) facility consists of 33 acres of land intended for use as the proposed "West Side Park" of the City of La Porte. The applicant seeks to rezone this property from Medium Density Residential (R-2) to General Commercial (GC) for commercial/retail purposes. Analvsis: In considering this request, Staff reviewed the following Comprehensive Plan elements: Land Use, Thoroughfare System, Utility Infrastructure, and Economic Development. The specific issues considered are as follows: Land Use -- Review of the City's Land Use Plan shows the subject tract developing as mid-to-high density residential, however, some commercial uses are shown at the intersection of Canada Road and Fairmont Parkway. 'lXHU:Jn' "1 #R 06-003 P&Z 11/16/06 Page 2 of 4 Last year, approximately 35 acres of land just south of the subject tract, located at the intersection of Canada Road and Fairmont Parkway, was rezoned from Medium Density Residential (R-2) to General Commercial (GC). The adjacent properties across the Big Island Slough (B 1 09-00-00) are single-family residential (Pecan Crossing Subdivision). Other surrounding existing uses to the north are single-family residential, a manufactured housing park, and a storage/warehouse facility at 3337 Canada Road. An undeveloped vacant property and the City's proposed "West Side Park" are also in the vicinity. The current land use plan designates the area as intended for commercial uses, and the City has been consistent in providing General Commercial (GC) uses along the major roads within the City limits. However, the following aspects shall be considered for a rezone request: · Ability of infrastructure to support the permitted use. · Impact on the value and practicality of the surrounding land uses. · Conformance of a zoning request with the land use plan. · Character of the surrounding and adjacent areas. · Suitability of the property for the uses which would be permissible, considering density, access and circulation, and adequacy of public facilities and services. · The extent to which the proposed use designation would adversely affect the capacity or safety of that portion of the road. · The extent to which the proposed use designation would create excessive air pollution, water pollution, noise pollution, or other environmental harm to adjacent properties. · The gain, ifany, to the public health, safety, and welfare of the City. Transportation - The tract in question will have access along Canada Road running north and south between Spencer Highway and Fairmont parkway. Earlier, the design of Canada Road improvement was completed in 2004. The rights-of-way for the proposed road improvement acquired and the utilities to serve this general area were designed given special consideration to the pipeline adjustments and power lines relocation. The bidding and construction of the road and utilities started in January 2005. The Canada Road improvement/widening project were completed in November, 2005. Traffic signalization is already in place and opened for traffic from Fairmont Parkway to State Highway 225 via East Boulevard. #R 06-003 P&Z 11/16/06 Page 3 of 4 Canada Road, an arterial with a 100' ROW, may accommodate the additional traffic generated by future commercial developments. In addition, Fairmont Parkway, a controlled access highway with a 250' ROW may also accommodate additional traffic generated by this development. Utilities - Due to the success of the Canada Road improvement project, infrastructure for anticipated development at this intersection is in place. Storm water drainage will be reviewed case by case with the development site plan submittal for the proposed development. Economic Development - One of the intentions of the Comprehensive Plan is to encourage new and sustained investment in the City as the basis of a successful redevelopment strategy. This may be achieved by encouraging in- fill development within existing infrastructure service areas. As per plan, commercial, retail, and service activities shall be clustered throughout the City and be convenient to residential areas. In addition, commercial activities should be concentrated in nodes along major thoroughfares and intersections, such as the proposed location along Canada Road. Buxton Study - An economic development study took place on the La Porte area in order to specify which types of retail business the community should be targeting to attract commercial development in the area. Projection of future commercial growth and tax components are to be favorably considered in this matter. The City of La Porte selected three sites to be analyzed and ranked for possible retail development or revitalization. To aid in the decision-making process to select the best site, the company has ranked Canada Road and Fairmont Parkway as having the best overall retail trade potential site. Retail potential of this site is based on the following analysis: · A twelve minute drive time trade area · Customers in each trade area segmented as per buying habits and lifestyles · Profile of La Porte's customers within the trade area · Retail demand for more than 400 products and services determined for the potential trade area. Based on the above analysis and the best use review option by the applicant and the prospective developers reveal that the subject site would be better served by the proposed rezone, which would be consistent with the anticipated use of property to the south of this tract. Using this scenario, the applicant is requesting to rezone the property from Medium Density Residential (R-2) to General Commercial (GC). A conceptual plan for future commercial activities planned at this site is attached as Exhibit. #R 06-003 P&Z 11/16/06 Page 4 of 4 Conclusion / Recommendation: Based on the above analysis, staff finds the requested change conforms to the abutting zoning and is suitable for the requested change to General Commercial, allowing commercial/retail development. Development within the subject tract should not negatively impact the surrounding properties nor harm the value of nearby properties. The zone change should not have a significant impact on traffic conditions in the area and utilities can support future developments. Actions available to the Commission are listed below: . Recommend to Council approval of this rezoning request, from Medium Density Residential (R-2) to General Commercial (GC). . Recommend to Council denial of this rezoning request from Medium Density Residential (R-2) to General Commercial (GC). . Table this item for further consideration by the Commission. OFFICE USE ONLY: Fee: $300.00 CITY OF LA PORTE APPLICATION FOR ZONE cHANGE REQUEST Application No.: Date Received: Receipt No.: Ul Q-()U3 /0 - /'f- ().b 70S.l:) Note: This Fee is Non-Refundable Regardless ofthe Commission/CC's Decision Certified Plans Submitted: ( ) General Plan ( ) Minor Development Site Plan () () Major Development Site Plan Preliminary Plat Applicant: ,0 Q bb~ Cr p-\ 5$ W\ Name +~~D (!entM--~-1)""~tl( 1$ Address PH:~ Owner's Name: Address: -0 0,fl1JlI-fl: ~ ~ J ~ 715 7/ Legal])escription,jrJ.'1'1lrJ (:1} W ~ ;M:> U.l) (.t!3/'JOb'ttJDfJ 0 ~ ~ ~"I ~ ()~ I am the owner of the herein described property and ] ~ ~~aAIIIL ) is authorized to file this application on my behalf: 6~ . V~ . ~tD k Date I ' Present Zone: ~i . Requested Zone: ~ ~ ~ Proposed usage711At ~ tl.u.tiJ m.& Office Use Only SIC# Recommendation: YorN Date ofP&Z Public Hearing: Applicant & adjoining property owners notified: City Council Meeting Date: Approved: YorN This application is: Approved ( ) Denied ( ) Adopted by Amendment Ord.#: Comments: ~H'B1T A Meeting of the La Porte Planning & Zoning Commission (Type of Meeting) Scheduled for RECEIVED ~ovember16,2006 (Date of Meeting) NOV {J 6 ~. ::06 to Consider PLANNING Rezone Request #R06-003 (Type of Request) I have received notice of the above referenced public hearing. I am in FAVOR of granting this request for the following reasons: I am OPPOSED to granting this request for the followinj reasons: ,Iv e ))~ Aft I )(/ e/~e;/I Apt jUl);t;f S7'~t/ C!&f<JIuJ /fIJ fA[~ ~~~. 4Je/fLe CL cP~1eT {ic /J1 fti <A-Nf' ty -. Lei- s Jr~ j I' fiAl- tv/fy.. Ffl/}hI );1o/l~1t Name (please print) 15~-r }t1rfl , Signature 9;'JLj CA-,/)/)~ C! T Address LA flt:5Lrc} TeN'f.5 77.5'71 , City, State, Zip I~HIBrf A Meeting of the La Porte Planni~ & Zonin2' Commission (fype of Meeting) Scheduled for R (: r. r ~\iE' U~': .. ,.n.! ~ _ ~ovember16,2006 (Date of Meeting) NOV 0 6 2006 to Consider PI Ar.!f\ll~\r' p;;. .- ,,\I ~ ..~\.] dL Rezone Request #R06-003 (fype of Request) I have received notice of the above referenced public hearing. I am in FAVOR of granting this request for the following reasons: I am OPPOSED to granting this request for the following reasons: I feel that commercial property just 200 yards from our back fence would make our neighborhood noisy, and possibly not nearly as safe. We are paying a good price for our peace and quiet as wen as our safety and security and do not wish to give that up. We also feel it would decrease the value of our property for which we paid a premium price. Thank you for your consideration in denying this rezoning request. J.4J Claudia Rogers 9221 Barton Ct La Porte TX 77571-7906 A Meeting of the La Porte Planning- & Zoning- Commission (Type of Meeting) REGEfj;r-n t _._1 \i r., i ".,~ ,,~.~ Scheduled for N(JV 1 4 2006 PLANNING DEPT~ ~ovember16,2006 (Date of Meeting) to Consider Rezone Request #R06-003 (Type of Request) I have received notice of the above referenced public hearing. I am in FAVOR of granting this request for the following reasons: tHe R-1.. d.'st.v-rd:. c;;)llows ~~ C\~... ot"hev- r~lat:i\le1"1 iV\~Se..- l!o"l!eV\t:.v.:tt:..lo~ of aweni l'1.j uf'\./6s... On -t;I.,is -rut.IJf'e. Vl'j h -tv~,..c. \--oci)el,;)S LUhe..-\ .'e e~~d.s. -tll\rouj~ ~ +he ~~ I it LVOuld be. MOve I n'jl'r~( ~k pt'c>p~ r'-c~ dloV\j CQ.v\.:lda -/-0 pI!!!.. J.-ez.onet:l -to 0eV'\eV"c:2l CoW\~' &-1 . I am OPPOSED to granting this request for the following reasons: F~ E. P~,-u..s. ~='~ Signature q22.S ~ ~A t!.o(...)R.1 Address LA Pof2IBj ~~ 77S71 City, State, Zip