HomeMy WebLinkAbout2.19.2026 Meeting Minutes of the PZ Commission
Page 1 of 8 February 19, 2026 – P & Z Commission Meeting Minutes
VICTOR PERES Chairman STEVE GILLETT Commissioner At Large A JOE MOCK Commissioner At Large B WAYNE LANDIN Commissioner District 1
RICHARD WARREN Commissioner District 2 Vice Chairman
SEAN MCCABE Commissioner District 3 MARK FOLLIS Commissioner District 4 DEWEY WALLS Commissioner District 5 NANCY OJEDA Commissioner District 6
MINUTES OF THE REGULAR MEETING OF THE LA PORTE PLANNING AND ZONING COMMISSION
February 19, 2026 The Planning and Zoning Commission of the City of La Porte met in a regular meeting on Thursday, February 19, 2026, 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 Nancy Ojeda, Dewey Walls, Mark Follis, Joe
Mock, Victor Peres, Steve Gillett, Sean McCabe, Richard Warren, Wayne Landin. City Staff present: Ryan Hvitløk, Director of Planning and Development; Johnna Matthews,
Planning Manager; Clark Askins, City Attorney; and Netra Nagoor, Planning Technician.
1. CALL TO ORDER
Chairman Victor Peres called to meeting to order at 6:17 p.m.
2. ROLL CALL OF MEMBERS
All members were present.
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.)
Mercy Estrada, 611 Fairway Dr., addressed the Commission regarding SCUP-
2024-0003. Ms. Estrada stated the traffic study presented to the Commission at the January 15th meeting is not reflective of current site plan and should not be considered an accurate analysis. She expressed concern regarding the proposed dry detention basin, noting the property currently retains water, and requested the drainage study not be presented to City Council until Cobb-Fendley completes
their final review. She stated City Council requested a sound study for a 12-foot sound wall, which was not completed. She requested this item not be presented to City Council until these concerns are addressed.
4. CONSENT AGENDA
4.a Consider Approval of the Meeting Minutes
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Approve the minutes of the January 15, 2026, regular meeting of the La Porte Planning and Zoning Commission.
Commissioner Steve Gillett requested that the minutes be amended to
correct the previous statement by the Assistant City Manager, clarifying that
City Council had, in fact, requested a noise study for a 12-foot wall, in January 2025.
Commissioner Nancy Ojeda stated she was opposed to amending the meeting minutes, noting that City Council had taken no action on the
recommendation to conduct a noise study for a 12-foot sound wall.
Commissioner Steve Gillett made the motion to approve the meeting minutes, with the amendment to correct the previous statement by the Assistant City Manager that a 12-foot wall sound study was not requested by the City Council at the December 8, 2025 City Council Meeting, but that
it was requested by two City Council Members at the meeting. The motion
was seconded by Commissioner Sean McCabe. The motion passed 8-1, with Commissioner Nancy Ojeda in opposition.
5. DISCUSSION AND POSSIBLE ACTION
5.a Special Conditional Use Permit (SCUP) #SCUP-2024-0003
Discussion and possible action regarding the January 15, 2026 Planning &
Zoning Commission recommendation to City Council for SCUP-2024-0003, a Special Conditional Use Permit (SCUP) to allow a residential subdivision of 204 single-family lots within the Planned Unit Development (PUD) district at the northeast corner of Wharton Weems Blvd. and SH 146. [Ryan Hvitløk,
Director of Planning & Development]
Ryan Hvitløk, Director of Planning and Development, presented Special Conditional Use Permit (SCUP) #SCUP-2024-0003. He stated that at the January 2025 meeting, City Council requested a noise study for a 12-foot
sound wall. During the Planning and Zoning Commission meeting on
January 15th, 2026, staff were asked whether City Council had requested a noise study for a 12-foot sound wall at their last meeting on December 8th, 2025. Staff clarified that no such request had been made. On December 8th, 2025 the applicant presented a noise study for both a 6-foot and an 8-foot
sound wall to Council, which demonstrated that an 8-foot wall would reduce
noise to below actionable levels. Council discussed the applicant providing a noise study for an 8-foot sound wall; however, no action was taken to direct the applicant to complete a study for a 12-foot wall. At the January 15, 2026 Planning and Zoning Commission meeting, the revised plan was
presented, proposing either an 8-foot sound wall or a 6-foot sound wall atop
a 2-foot berm. Staff is requesting the Planning Commission to determine if this clarified information would affect their recommendation to City Council. The Commission may request to reconsider this item at their next meeting
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on March 19th. Reconsideration will require a public hearing with all required notices.
Commissioner Victor Peres requested clarification regarding the timeline of
when City Council requested the 12-foot sound wall study.
Ryan Hvitløk, Director of Planning and Development, stated that in January 2025 Council requested the 12-foot sound wall study along with the traffic study, drainage study, and relocation of the entrance. On December 8th, 2025, the applicant presented their revised plan. Based on this new
information, City Council remanded the item back to the Planning and Zoning Commission without taking action. The Commission reviewed the revised plan on January 15, 2026.
Commissioner Steve Gillett inquired if City Council requested another sound wall study at the December 8th, 2025 meeting.
Ryan Hvitløk, Director of Planning and Development, stated City Council
discussed the topic, but no formal motion was made.
Commissioner Steve Gillett stated that he was under the impression City Council had approved the 8-foot sound wall option prior to Planning and Zoning Commission consideration at its January 15, 2026 meeting, rather
than merely having two Council members review the revised plan informally with no formal action by City Council.
Ryan Hvitløk, Director of Planning and Development, noted that at the January 15, 2025 meeting, the Assistant City Manager informed the Commission that the applicant had met with a subset of City Council to
review the revised plan prior to consideration of the Planning Commission.
Commissioner Mark Follis inquired whether the purpose of this discussion was to determine if a noise study for a 12-foot sound wall should be conducted.
Ryan Hvitløk, Director of Planning and Development, stated that the
purpose of the discussion was to clarify the details and timeline regarding City Council’s request for a noise study and to determine whether the Commission’s prior recommendation for approval should be modified based on that information. He explained that City Council requested a noise study for a 12-foot sound wall in January 2025. In December 2025, the applicant
presented a noise study for an 8-foot sound wall to Council after which the matter was remanded to the Commission for review without further action by Council and without a requirement for a 12-foot sound wall study.
Commissioner Nancy Ojeda questioned the motion to approve the January 15, 2026 meeting minutes with the amendment stating that City Council had
requested a noise study for a 12-foot sound wall, noting that Council had
taken no further action on that request.
Page 4 of 8 February 19, 2026 – P & Z Commission Meeting Minutes
Clark Askins, City Attorney, stated that the Commission voted to approve the minutes with that amendment.
Commissioner Steve Gillett requested clarification on the timeline, stating
staff’s report states City Council requested the applicant provide a sound
study on a 12-foot wall at their January 27th, 2025 meeting. The applicant provided a sound study on an 8-foot sound wall at the December 8th, 2025 Council meeting.
Ryan Hvitløk, Director of Planning and Development, confirmed this was
the correct recounting of events. He explained that confusion arose when staff were asked if City Council had requested a 12-foot sound wall study at Council’s last meeting, referring to the December 8, 2025 meeting, where no such request had been made.
Commissioner Joe Mock stated his opposition to bringing this item back to
the Commission as a public hearing item, stating a 12-foot wall study would
be unnecessary if the 8-foot wall study is determined sufficient.
Commissioner Steve Gillett made the motion to add SCUP-2024-0003 to the Planning and Zoning Commission agenda as a public hearing item at a future meeting for reconsideration. The motion was seconded by
Commissioner Sean McCabe. The motion failed 3-6, with Commissioners Nancy Ojeda, Dewey Walls, Mark Follis, Joe Mock, Victor Peres, and Wayne Landin in opposition.
6. PUBLIC HEARINGS AND ASSOCIATED ITEMS
6.a Residential Replat #PLAT-2025-0035
The Commission will hold a Public Hearing to receive input on Residential Replat #PLAT-2025-0035, a request submitted by Troy Shanks of Shanks Engineering & Surveying, Inc., applicant, on behalf of James Allen Hare, property owner, for the proposed Sylvan Beach First Subdivision Partial
Replat No. 2 Residential Replat (1 proposed lot), in the Low-Density
Residential (R-1) zoning district, on approximately 0.14 acres of land generally located on the south side of Sylvan Ave. approximately 175 feet east of N. Bayshore Dr.; La Porte, Harris County, Texas. [Yvonne Briscoe, Planner II]
The public hearing was opened at 6:42 p.m.
Johnna Matthews, Planning Manager, on behalf of Yvonne Briscoe, Planner
II, presented Residential Replat #PLAT-2025-0035.
The public hearing was adjourned at 6:45 p.m.
Commissioner Mark Follis made the motion to approve Residential Replat #PLAT-2025-0035. The motion was seconded by Commissioner Joe Mock.
The motion passed 9-0.
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Commissioner Joe Mock inquired whether the Chapter 86 amendment discussed at the January 15, 2026 meeting, allowing the Planning Director to approve subdivision plats, has any impact on this item.
Ryan Hvitløk, Director of Planning and Development, stated that state law
requires a public hearing for all residential replats; therefore, this item would have been presented to the Commission regardless of the recent Chapter 86 amendment.
6.b Special Conditional Use Permit (SCUP) #SCUP-2025-0030
This item has been withdrawn by the applicant. The Commission will
hold a Public Hearing to receive input on Special Conditional Use Permit (SCUP) #SCUP-2025-0030, a request submitted by Eric Doud, applicant, on behalf of Very Fast Realty LLC, property owner, to allow for a secondary dwelling unit within the Low Density Residential (R-1) zoning district; located
at 423 Bay Oaks Road, La Porte; Harris County, Texas. [Johnna Matthews,
Planning Manager]
6.c Special Conditional Use Permit (SCUP) #SCUP-2025-0031
The Commission will hold a Public Hearing to receive input on Special Conditional Use Permit (SCUP) #SCUP-2025-0031, a request submitted by
Dawn Martinez, applicant, on behalf of KSSGH La Porte LLC, property owner, for an amendment to SCUP #21-91000005 which was adopted by City Council as Ordinance 2021-3845 on September 27, 2021, to prohibit warehouses taller than 65-feet and update architectural design requirements on a 6.94 acre portion of the 14.91 acre Reserve L, within the
Planned Unit Development (PUD) zoning district, generally located at the southwest corner of West M Street and State Highway 146, La Porte; Harris County, Texas. [Yvonne Briscoe, Planner II]
The public hearing was opened at 6:48 p.m.
Ryan Hvitløk, Director of Planning and Development, on behalf of Yvonne
Briscoe, Planner II, presented Special Conditional Use Permit (SCUP) #SCUP-2025-0031.
John Gallagher, on behalf of the applicant, presented an updated architectural drawing, addressing articulation, building height, and the proposed extension of the office building. He stated that the facility will be
used exclusively for cold storage of frozen food products and will not be repurposed in the future. The site will contain no outside storage or hazardous materials. The site will include 14 truck bays, resulting in minimal traffic. Both proposed driveways will be located on M Street, approximately 80 feet from the intersection, to facilitate safe vehicle maneuvering. The
landscaping plan includes planting trees as a buffer. Combined with the extended office building, this will effectively screen trucks from view. The warehouse will be 65 feet tall, consistent with the adjacent hotel. The wall facing SH 146 will feature a stucco finish, and the office area will include
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floor-to-ceiling windows. Construction will prioritize sustainability and environmentally responsible building practices.
Commissioner Mark Follis requested clarification concerning how the
abutting office building and proposed landscaping would screen the trucks
from view.
John Gallagher, on behalf of the applicant, referred to the proposed site plan, noting that the office building extends 20 feet outward and that an 80-foot landscape buffer, consisting of trees and shrubs, will provide screening
from trucks.
Commissioner Nancy Ojeda inquired whether the applicant had previously constructed warehouses this height.
John Gallagher, on behalf of the applicant, stated that he has previously constructed warehouses significantly taller than 65 feet.
Commissioner Nancy Ojeda inquired what is the tallest warehouse in the City of La Porte.
Ryan Hvitlok, Director of Planning and Development, stated a warehouse south of Export Dr. has been approved for 100 feet.
John Gallagher, on behalf of the applicant, stated the interior of the
warehouse will be 52 feet, which workers can safely reach via bucket lifts, eliminating unnecessary risk.
Chairman Victor Peres inquired whether there would be designated hours of operation for trucks to prevent them from parking on the street and obstructing the right-of-way. He referenced the current issue on 16th Street,
where facilities can only check in a limited number of trucks at a time, resulting in backups that block the roadway. He inquired if the property will be blocked off from neighboring properties.
John Gallagher, on behalf of the applicant, stated truck drivers will be instructed to use the proposed driveways on M street, which are 700 feet in
length, providing ample space for trucks to pull into the facility without
blocking the street. Drivers will not be permitted to park in public right-of-way, and signs will be placed to instruct drivers on which route to take. He confirmed the property will be blocked off from neighboring properties.
Chairman Victor Peres inquired if there will be a driveway along SH 146.
Ryan Hvitlok, Director of Planning and Development, stated this property will not have access to SH 146; however, the remnant of Reserve L to the south, as required by their development agreement, will have access to SH 146.
Kalpesh Patel, 1532 Colton Way, stated he was in favor of this project, as it
will bring in additional tax revenue for the city. He stated a cold storage
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facility could be useful in the event of an emergency, and he believes additional traffic from this site will be minimal.
Public hearing was adjourned at 7:15 p.m.
Commissioner Mark Follis confirmed that SCUP-2025-0031 will permit the construction of a taller cold storage facility and require enhanced architectural standards.
Ryan Hvitlok, Director of Planning and Development, stated SCUP-2025-0031 will deviate from the original SCUP by allowing an increased building
height and waiving the requirement for storefront windows along the entirety
of SH 146. In exchange, the applicant is proposing enhanced architectural elements and landscaping.
Commissioner Wayne Landin made the motion to recommend approval of Special Conditional Use Permit (SCUP) #SCUP-2025-0031. The motion
was seconded by Commissioner Sean McCabe. The motion passed 9-0.
7. ADMINISTRATIVE REPORTS
Ryan Hvitløk, Director of Planning and Development, provided updates on recent City Council actions.
• January 26th, 2026 City Council meeting was cancelled due to the winter freeze.
• On February 9th, 2026, City Council approved the Chapter 86 (Development Regulations) Amendment and the Chapter 106 (Zoning)
Amendment, with the changes recommended by the Commission at their
January 15th, 2026 meeting.
• City Council approved the South Broadway Livable Study Community Advisory Group.
• On March 9th, 2026, with City Council approval, a consultant for the development code re-write will be selected. A steering committee has not yet been decided; 106 Committee is being considered. The re-write will be a 24-month process with a completion deadline in May 2028, as
established by the Texas General Land Office (GLO).
• The Planning and Zoning Commission meeting on March 19th, 2026, will include training regarding the roles and responsibilities of the Commission. There will be no action items before the Commission.
8. COMMISSIONER COMMENT
Commissioner Steve Gillett expressed excitement for the upcoming Commission training.
Commissioner Nancy Ojeda reiterated her objection to the motion that passed to amend the January 15, 2026 Planning and Zoning Commission
meeting minutes, stating that the requested change does not reflect the
discussion or intent of the Commission at that meeting.