09-19-13 Regular Meeting, Public Hearing and Workshop of the Planning and Zoning Commission

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#13-92000002 P&Z 09/19/13 Page 3of 4 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, if any, to the public health, safety, andwelfare of the City. The proposed amendment will leave adequatecommercial land for this area. Currently, there are commercial designated lands to the north and east of the subject site along Sens Road and south side of Spencer Highway. This proposal will setaside approximately16 acres of commercial land along the north of Spencer Highway to serve future commercial activitiesto support residential development in the area. Transportation –The tractsin question will have access toSens Road, whichis currentlya minorarterial with two lanes. The60’ right-of-wayhas beenwidened to 100’ right-of-way, however, pavement widening has not yet occurred. The ultimate paving section will consist of four lanes and will accommodate the additional traffic generated by this development. Controlled access management techniques,possibility of turn lanes, posting of signs to avoid any traffic conflicts, and split median at the only entrance along Sens Road are suggested for emergency vehicular access and clear identification of ingress/egress off this subdivision. Sens Road is a Harris County maintained roadway, aTraffic Impact Analysisstudy wouldbe requiredby Harris Countyfor proposed developmentneartheintersectionof Sens Road and Spencer Highway. Sens Road widening will have animpact on the future developmentsand flow of traffic at this intersection. Utilities –Water facilities are available to the property. A 12” water main is located to the east side in the right-of-way of Sens Road. A 36”sanitary sewer trunk main is located along the west side of Sens Road.In addition, the developer must provide any structures orimprovements necessary to serve future development. Storm water drainage will be reviewed with the plat submittal for proposed development. Detention shall be required to minimize the drainage impact on the surrounding properties. Staff recommends on-sitesubregional detention for the proposed developmentof the entire 33 acres. Economic Development -One of the aspectsof the Comprehensive Plan is to encourage new and sustained developmentsin the City as the basis of a successful redevelopment strategy. This may be achieved by encouraging in-fill development within existing infrastructure service areasand large parcels of undeveloped properties.