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HomeMy WebLinkAboutWorkshop back up only - 3/20/08 Planning and Zoning Commission Minutes (February 21,2008, meeting minutes will be presented at the next meeting) City of La Porte Established 1892 February 22, 2008 The Honorable Nick Lampson Congress of the United States 436 Cannon House Office Building Washington, D.C. 20515 Re: Appropriations Request Form/Fiscal Year 2009 State. Highway 146 Overpasses at Wharton Weems Boulevard, Shoreacres Boulevard, and Red Bluff Road Dear Congressman Lampson: At their February 21, 2008, meeting, the City of La Porte Planning and Zoning Commission received a status update on State Highway 146 Overpasses at Wharton Weems Boulevard, Shoreacres Boulevard, and Red Bluff Road in $outheast Harris County. The Planning and Zoning Commission extends its unanimous support for these vital projects, which are in the best interest of the community and the region as well. With-the recent developments of Port . Crossing, a_ business park adjacent to State Highway 146 to the west and the upcoming residential development to the east, the _.. Wharton Weems Boulevard Overpass is extremely important and should be out first priority. In addition, these intersections are extremely important to the continued economic development of the region and.our community. State Highway 146 is the major north-south route through La Porte and is an important corridor, as well as a hurricane evacuation route programmed to move residents in the region northward through La Porte. While a significant economic development engine, the Port's construction pace has surpassed TxDOT's ability to react with the necessary funding and construction. We hope that you are able to assist us in securing these funds and again, thank you for this opportunity to convey the message of this community to our Congressman. We wish you well and thank you for your dedication and service to the public. ifel , ~~M son Chairperson, La Porte Planning and Zoning Commission 604 W. Fairmont Pkwy. · La Porte, Texas 77571 . (281) 471-5020 A Commercial Recreational (CR) Zoning District Staff Report Workshop March 20, 2008 Establishing Commercial Recreational (CR) Zonin~ District Backe:round: The City of La Porte Comprehensive Plan 2020 and Bayfront Master Plan 1993 identify issues, needs, assets, and challenges related to redevelopment efforts. Plans encourage to pursue potential waterfront development projects, e.g. Sylvan Beach improvement, high- rise condos, restaurants, hotel and conference center, marina, outdoor theater center, and other tourism attractions. In addition, water-related recreational activities such as Sylvan Beach boardwalk and fishing piers have been recommended for implementation. Intent is to stimulate new economic development, diversify the City's economic base through tourism attraction, and encourage improvement in the physical environment by taking advantage of La Porte's water front assets. In pursuant of redevelopment efforts, proposal is intended to gauge the interest in a full- service hotel and conference center at Sylvan Beach within the footprint of the City's current lease. Recently, Harris County Commissioner's Court has approved the RFQ (Request for Qualification) for a development opportunity. The primary aims of this project are to stimulate economic development within the City of La Porte and to create a more desirable commercial recreational environment through the enhancement of Sylvan Beach Park and its water front. The Commercial Recreational (CR) district is intended for indoor and outdoor sports and recreational areas in which participants may be actively involved or which may also provide entertainment to spectators. Commercial recreation facilities are not limited to sports and other amusement activities but for retail and commercial service facilities to serve the needs of visitors and residents as well. The district is not intended for general application in the City but will be limited to this area where tourist facilities are desired. To move forward, the City will need to evaluate and complete provisions for what is going to be called the Commercial Recreational (CR) district. Existine: Provision: Currently, Section 106-441, Table A, shows a list of uses either conditional or not permitted in the Commercial Recreational (CR) zoning district. However, no area has been designated as Commercial Recreational (CR) zoning district on the City's Official Zoning Map. Permitted Uses: The following areas are only intended to be a starting place for dialogue regarding uses and regulations for establishing a commercial recreational zoning district: Planning & Zoning Commission March 20, 2008 Page 2 of3 1. Visitor-oriented accommodations such as lodges, hotels, motels, bed and breakfast facilities, restaurants, rental homes and cabins, condominiums, townhouses, convention and conference facilities, and appropriate support facilities. 2. Residential dwellings such as single-family detached, condominium, townhouses, and other residential dwellings compatible with the area. 3. Recreational facilities such as miniature golf, clubhouses, pro-shops, sports and spa facilities, skating rinks, bowling alleys, art galleries etc. 4. Boat docks and marinas related activities. 5. Commercial facilities and services such as restaurants, eating and drinking places, drug store, banks/ A TMs, barber shops, beauty shops/salons, floral shops, souvenir shops, clothing stores, day nurseries, candy shops, jewelry stores, travel agencies, specialty shops, real estate and other professional offices, grocery stores, convenience stores, and other facilities which provide for the needs of the community's residents and visitors to the area. 6. Cultural community and entertainment facilities such as theaters, amphitheaters, galleries, arts and craft centers etc. Area Requirements: · Each lot shall have frontage upon an improved public street and shall not include an alley. · Each lot or parcel shall have a front yard of not less than twenty (20) feet. · Each side yard shall be ten (10) feet. On a comer lot, the side yard adjacent to a side street shall not be less than ten (10) feet as well. . Each lot or parcel shall have a rear yard of ten (10) feet. · No required open space, yard, or setback area shall be used or developed for any purpose other than by landscaping and by the minimum amount of walkways or driveways reasonably necessary to serve the permitted use. The following architectural features, structures and access ways may be permitted in the be required setback area: a) Automobile parking area b) Fountains, ponds, planters and walkways shall be an integral part of the landscaping c) Decorative screen type walls not exceeding thirty-six (36) inches in height, where located no closer than ten(10) feet from the front property line. d) Signs Building Requirements: · No building shall exceed 100 feet in height. · All new structures or additions to existing structures above second story shall be served with elevators or escalators in addition to the stairways. · Distance between any accessory building and main building shall not be less than ten (10) feet. · All buildings including accessory buildings and structures shall not cover more than 70% of the area of the lot or parcel ofland. Planning & Zoning Commission March 20, 2008 Page 3 of3 Other Requirements: · Off-street parking shall be permitted. · One off-street loading space shall be provided and maintained on the same lot. · A solid decorative type masonry wall, landscaped earthem berm or any combination not less than six (6) feet in height shall be provided along and immediately adjacent to the site boundary line of any commercial development abutting a residential zone except in a required front yard setback, where the height shall be thirty-six inches. No wall or berm shall be required across any vehicle or pedestrian accessway. · Any truck loading or trash collection areas shall be adequately screened from any reasonable view from the residential area. Trash containers shall be screened from view of public and public right-of-way. · Architectural standards shall be applicable. Minimum exterior wall standards shall be one hundred percent (100%) masonry or glass products. Front and side walls, which may be seen from any public street or alley shall be constructed of brick, stone, or approved masonry products. To ensure understanding of the Planning and Zoning Commission, City Council's intentions, goals and objectives of the La Porte Comprehensive Plan, it is the intent to establish procedures and standards for developing commercial recreational zoning district while ensuring that all applicable land use requirements are achieved and available resources are used productively and efficiently. Staff suggests a review by the Planning and Zoning Commission on the subject matter. Action by the Commission: 1. Discuss the Issue 2. The Commission may elect to: ~ Direct staff to develop recommendations based on P&Z input ~ Arrange a public hearing by next meeting ~ Make a Recommendation to City Council at the conclusion of a public hearing B Maximum Height Staff Report March 20, 2008 Height Restrictions Workshop Backe:round: The Planning and Zoning Commission requested staff to schedule a workshop to discuss the possibility of adding height restrictions to the commercial uses of properties which abut residential neighborhoods along Fairmont Parkway. The current discussion was precipitated by the recent discussion of rezoning tracts or parcels of land from General Commercial (GC) to Neighborhood Commercial (NC) along Fairmont Parkway, at the workshop meeting on January 17,2008. The concerns over the location of Quality Inn Hotel under construction along Fairmont Parkway at Driftwood prompted the Planning and Zoning Commission and Staff to review the ordinance requirements pertaining to hotels/motels located in General Commercial (GC) zoning districts when adjacent to residential zones within the City. City Council, at the July 23, 2007, meeting, approved an ordinance amending the Code of Ordinances of the City of La Porte, Section 106-441, Table A, Commercial Uses, by making Hotels and Motels located within General Commercial zoning districts a "Conditional Use" when adjacent to residential zoned districts. Current research has not confirmed the exact reason for establishing 45 feet maximum height for buildings within the City. Discussion of fire protection and the general blocking of view were sighted as possible reasons. Given the economic challenges to development posed by in-fill lots and the reduced dimensions of available land, commercial developers were seeking relief from the height requirement to make their project more economically feasible. Viewing economic development as a priority, City Council approved an ordinance in which Commercial/Industrial maximum height requirements were removed. Existine: ReQuirements: Under Sections 106-443, Table B, Commercial Area Requirements, the maximum allowable height for structures is not applicable. Analvsis: As per current ordinances and guidance provided by the Comprehensive Plan, when a commercial property is adjacent to residential zoned districts, screeninglbuffering and landscaping are required. Building setbacks are Front 20', Rear 20', and Sides 10' adjacent to residential uses. A 20' rear setback area requires screening from view of adjoining residential buildings in compliance with Section 106-444(a) of the Code of Ordinances. Landscaping/screening should create an opaque fence with plant height reaching at least eight feet within two years from the time of planting trees/shrubs in the rear setback or landscape easement. Planning & Zoning Commission March 20, 2008 Page 2 of3 Fire Department 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. (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) Planning & Zoning Commission March 20, 2008 Page 3 of3 . Similarly, Table 503 of the International Building Code (IBC) addresses height requirements. Table 503 utilizes intended use and construction type of buildings to determine allowable height and areas for a building. · Later sections (Sec. 504) allow for some increase in building storieslheight when automatic sprinkler system requirements are met; and Sec. 506 provides for some area modifications based on certain setbacks and sprinkler systems. . The building code is, in fact, more restrictive than the Fire Codes. Even with sprinkler systems, most building height and area limitations are not unlimited and are governed by the IBC. . Commercial developments that include fire sprinklers utilize water distribution flow tests to determine fire suppression capabilities in relation to the proposed height of the project. Conclusion: The City's Code of Ordinances provides guidelines to minimize any adverse influence of commercial activities on adjacent residential development by requiring appropriate buffers such as physical screens, increased setbacks, and use of open space. Recommended Requirements: The hotel/motel issue is already taken care of by making it a "Conditional" use in commercial zoning districts when adjacent to residentially zoned properties. The other adverse impact would be height limitations for those uses permitted in general commercial zoning districts adjacent to residential neighborhoods. Upon the conclusion of the workshop, several members felt that the previous 45' rule remained a valuable tool to monitor growth and development within the City and was in the best interests of the citizens regarding the maximum height of development. Staff recommends that the 45' maximum height rule should be reinstated for the future developments in commercial zoning districts when adjacent to residential zoned properties only. The Planning and Zoning Commission may also wish to continue review/discussion of uses in General Commercial (GC) zoning district. Action by the Commission 1. Discuss the Issue 2. The Commission may elect to: ~ Direct Staff to develop a recommendation ~ Arrange a public hearing by next meeting ~ Make a Recommendation to City Council at conclusion of a public hearing.