HomeMy WebLinkAbout12.18.2025 Meeting Minutes of the PZ CommissionPage 1 of 8
December 18, 2025 – P & Z Commission Meeting Minutes
VICTOR PERES
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STEVE GILLETT
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WAYNE LANDIN
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RICHARD WARREN
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SEAN MCCABE
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MARK FOLLIS
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DEWEY WALLS
Commissioner District 5
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MINUTES OF THE REGULAR MEETING OF THE
LA PORTE PLANNING AND ZONING COMMISSION
DECEMBER 18, 2025
The Planning and Zoning Commission of the City of La Porte met in a regular meeting
on Thursday, December 18, 2025, at the City Hall Council Chambers, 604 West
Fairmont Parkway, La Porte, Texas, at 6:15 p.m., with the following in attendance:
Commissioners present: Commissioners Wayne Landin, Joe Mock, Mark Follis, Dewey
Walls, Nancy Ojeda, Richard Warren, Steve Gillett, and Sean McCabe.
Commissioners absent: Chairman Victor Peres
City Staff present: Ryan Hvitløk, Planning and Development Director; Yvonne Briscoe,
Planner II; Clark Askins, City Attorney; and Netra Nagoor, Planning Technician.
1. CALL TO ORDER
Vice Chairman Richard Warren called to meeting to order at 6:15 p.m.
2. ROLL CALL OF MEMBERS
Chairman Victor Peres was absent.
3. CITIZEN COMMENT
(Generally limited to five minutes per person; in accordance with state law, the time
may be reduced if there is a high number of speakers or other considerations.)
No Comments.
4. CONSENT AGENDA
4.a Consider Approval of the Meeting Minutes
Approve the minutes of the November 20, 2025, regular meeting of the
La Porte Planning and Zoning Commission.
Commissioner Nancy Ojeda made the motion to approve the meeting
minutes; the motion was seconded by Commissioner Wayne Landin. The
motion passed 7-0, with Commissioner Joe Mock abstaining.
Page 2 of 8
December 18, 2025 – P & Z Commission Meeting Minutes
5. PUBLIC HEARINGS AND ASSOCIATED ITEMS
5.a Future Land Use Plan (FLUP) Amendment #FLUP-2025-0015
The Commission will hold a Public Hearing to receive input on Future Land
Use Plan Amendment #FLUP-2025-0015, a request submitted by the City
of La Porte, Texas, applicant, for a city-initiated FLUP Amendment from
General Commercial to Low Density Residential on approximately 1.15
acres of land generally located on the east side of North 11th Street between
North E Street to the north and West Madison Street to the south, La Porte,
Harris County, Texas. [Yvonne Briscoe, Planner II]
The Public Hearing was opened at 6:17 p.m.
Yvonne Briscoe, Planner II, presented Future Land Use Plan (FLUP)
Amendment #FLUP-2025-0015.
Commissioner Joe Mock expressed concern about additional screening
requirements imposed on the neighboring commercial properties.
Yvonne Briscoe, Planner II, explained that screening requirements for
existing businesses would remain unchanged if the proposed amendment
is approved.
Commissioner Joe Mock inquired whether new commercial development
on the vacant property would require different screening standards due to
its proximity to residential areas.
Yvonne Briscoe, Planner II, stated that the surrounding area already
contains existing homes; therefore, any new commercial development
would be subject to additional screening requirements regardless of the
amendment.
Commissioner Nancy Ojeda questioned why the proposal does not include
adjacent commercial properties.
Yvonne Briscoe, Planner II, explained those properties face Highway 146
and are not suitable for residential development.
Commissioner Wayne Landin inquired about City Council's main concerns.
Yvonne Briscoe, Planner II, explained that City Council was focused on
compatibility between neighboring commercial uses and the nearby
highway.
Commissioner Steve Gillett expressed concerns about potential spot
zoning.
Clark Askins, City Attorney, clarified that the proposal aligns the
comprehensive plan with the zone change, ensuring consistency with
existing residential development.
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December 18, 2025 – P & Z Commission Meeting Minutes
Commissioner Steve Gillett inquired about the distance between the homes
and Highway 146.
Clark Askins, City Attorney, explained that the area is approximately half a
block from the highway and is currently developed as residential.
Ryan Hvitløk, Planning and Development Director, explained that the subject
properties face 11th Street, which is intended for residential levels of traffic;
leaving the area zoned as commercial would result in businesses facing
existing homes, creating compatibility issues.
The Public Hearing was adjourned at 6:32 p.m.
Commissioner Nancy Ojeda made the motion to recommend approval of
Future Land Use Plan (FLUP) Amendment #FLUP-2025-0015; the motion
was seconded by Commissioner Sean McCabe. The motion passed 5-3,
with Commissioners Dewey Walls, Steve Gillett, and Wayne Landin in
opposition.
5.b Zone Change #ZC-2025-0015
The Commission will hold a Public Hearing to receive input on Zone Change
#ZC-2025-0015, a request submitted by the City of La Porte, Texas,
applicant, for a city-initiated Zone Change from General Commercial (GC)
to Low Density Residential (R-1) on approximately 1.15 acres of land
generally located on the east side of North 11th Street between North E
Street to the north and West Madison Street to the south, La Porte, Harris
County, Texas. [Yvonne Briscoe, Planner II]
The Public Hearing was opened at 6:36 p.m.
Yvonne Briscoe, Planner II, presented Zone Change #ZC-2025-0015.
No public comments.
The Public Hearing was adjourned at 6:37 p.m.
Commissioner Nancy Ojeda made the motion to recommend approval of
Zone Change #ZC-2025-0015; the motion was seconded by Commissioner
Sean McCabe. The motion passed 5-3, with Commissioners Dewey Walls,
Steve Gillett, and Wayne Landin in opposition.
5.c Residential Replat #PLAT-2025-0031
The Commission will hold a Public Hearing to receive input on Residential
Replat #PLAT-2025-0031, a request by Donna Eckles of Pro-Serv,
applicant, on behalf of Robert E. Druckenbrodt and Lori A. Druckenbrodt,
owners, for the proposed Druckenbrodt Estates residential replat (2
proposed lots), in the Large Lot Residential (LL) zoning district, on
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December 18, 2025 – P & Z Commission Meeting Minutes
approximately 5.04 acres of land located at 11315 North H St., La Porte,
Harris County, Texas. [Yvonne Briscoe, Planner II]
The Public Hearing was opened at 6:39 p.m.
Yvonne Briscoe, Planner II, presented Residential Replat #PLAT-2025-
0031.
The owner was present and available for questions.
No public comments.
The Public Hearing was adjourned at 6:42 p.m.
Commissioner Nancy Ojeda made the motion to approve Residential Replat
#PLAT-2025-0031; the motion was seconded by Commissioner Sean
McCabe. The motion passed 8-0.
6. DISCUSSION AND POSSIBLE ACTION
6.a Commercial Plat #PLAT-2025-0032
Discussion and possible action concerning Commercial Plat #PLAT-2025-
0032, a request by Kevin Warren of Grey Wolf Engineers, applicant, on
behalf of Odia Fairmont LLC, owners, for the proposed Spencer Highway
Industrial subdivision (1 proposed reserve), in the Planned Unit
Development (PUD) zoning district, on approximately 38.39 acres of land
generally located on Spencer Highway to the north and Bay Area Blvd. to
the west, La Porte, Harris County, Texas. [Yvonne Briscoe, Planner II]
Yvonne Briscoe, Planner II, presented Commercial Plat #PLAT-2025-0032
Commissioner Joe Mock asked for clarification regarding previous
proposals to the area.
Yvonne Briscoe, Planner II, explained that a past Special Conditional Use
Permit (SCUP) had previously been approved for the entire 130-acre tract.
Commissioner Joe Mock inquired about the purpose of the proposed
commercial plat.
Yvonne Briscoe, Planner II, stated that the owner intends to sell the land for
future development. A site plan will be brought forward for approval in the
future.
Commissioner Wayne Landin inquired whether industrial development is
going to occur on this site.
Yvonne Briscoe, Planner II, explained a preliminary Pre-Application
Consultation meeting indicated plans for four warehouses and regional
detention along Bay Area Blvd. The current proposal includes access off
Spencer Highway, with no roadway access to Bay Area Blvd.
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December 18, 2025 – P & Z Commission Meeting Minutes
Ryan Hvitløk, Planning and Development Director, stated the property along
Bay Area Blvd. is intended for commercial development, while the rear
portion has an underlying zoning of Business Industrial and Light Industrial,
consistent with the approved PUD and SCUP.
Commissioner Nancy Ojeda requested clarification on whether the entire
38-acre tract would remain intact if sold to an industrial applicant, and the
full 38-acres would be developed as industrial.
Yvonne Briscoe, Planner II, confirmed that the current proposed plat is for
one 38-acre reserve.
Commissioner Mark Follis questioned whether warehouses are an
approved use for the area.
Yvonne Briscoe, Planner II, explained that the proposed warehouses would
function as flex space and that a site plan will be submitted for Commission
approval. Uses are limited to what is permitted by the approved SCUP. The
NAICS codes that require adjacency to the high frequency truck route are
permitted for office use only. The SCUP also limits the number of trucks per
day and other conditions that must be met.
Commissioner Wayne Landin expressed concern about the lack of a
designated truck route.
Clark Askins, City Attorney, explained the exception in the La Porte
ordinance or origination/ destination which allows trucks to use the shortest
route from the nearest designated truck route to the destination.
Commissioner Wayne Landin noted the nearest truck route is along
Highway 225 and Highway 146.
Yvonne Briscoe, Planner II, stated the SCUP prohibits those uses requiring
adjacency to a high-frequency truck route. The NAICS codes that require
adjacency to the high frequency truck route are restricted to office only. The
SCUP also limits the number of trucks per day and other conditions that
must be met.
Commissioner Steve Gillett inquired if an amendment to the SCUP could
be requested.
Yvonne Briscoe, Planner II, stated an amended SCUP could be requested;
an amendment would be determined by Commission recommendation and
City Council approval. The current discussions regarding the proposed
development are focused on ensuring compliance with the requirements of
the approved SCUP.
Clark Askins, City Attorney, reminded the Commission that the current item
under consideration is the commercial plat.
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December 18, 2025 – P & Z Commission Meeting Minutes
Ryan Hvitløk, Planning and Development Director, stated that the SCUP has
already been approved and staff believes the plat meets all subdivision
requirements.
Commissioner Steve Gillet inquired about truck access to the property.
Yvonne Briscoe, Planner II, explained that the property is currently
undeveloped and access will be determined during site plan review.
Commissioner Steve Gillet inquired if access via Bay Area Blvd. would be
permitted.
Yvonne Briscoe, Planner II, stated that the current proposal does not include
access from Bay Area Blvd, but this will be evaluated during site plan review.
Commissioner Wayne Landin inquired about the fire department's
regulations.
Yvonne Briscoe, Planner II, responded that all future construction will have
to comply with the fire department's regulations.
Commissioner Nancy Ojeda made the motion to deny Commercial Plat
#PLAT-2025-0032.
Clark Askins, City Attorney, advised that a motion to deny must cite specific
provisions of the La Porte Code that the plat fails to meet.
Commissioner Nancy Ojeda withdrew the motion.
Commissioner Mark Follis made the motion to approve Commercial Plat
#PLAT-2025-0032; the motion was seconded by Commissioner Sean
McCabe. The motion passed 8-0.
7. ADMINISTRATIVE REPORTS
Ryan Hvitløk, Planning and Development Director, provided updates on recent City
Council actions.
x December 8th City Council approved the removal of fees for mobile food
vendors.
x Proposed zoning regulations on mobile food vendors will be presented to
the Planning and Zoning Commission on January 15.
x December 8th City Council approved Ordinance 2025-5011 for Special
Conditional Use Permit (SCUP) #SCUP-2025-0027 to allow for
Recreational buildings and community centers use for an enlargement of
the Lomax Rodeo Arena.
x December 8th City Council approved Ordinance 2025-5018 for Special
Conditional Use Permit (SCUP) #SCUP-2025-0025 for the development of