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SCU#13-91000003 <br />PilotTravelCenter <br />Page2of4 <br />Analysis <br />:Section106-659oftheCodeofOrdinancesestablishesthefollowing <br />criteriaforreviewofthedevelopmentprojectswithinaPUDzone. <br />LandUse <br />–TheCity’sFutureLandUsePlan2012showsthisarea <br />developingwithamixofbusinessindustrialusesandresidentialuses <br />withStateHighway146dividingsuchdevelopment.Thetractin <br />questionisattheeasternedgeofthePortCrossingBusinessParkand <br />isinanareaundevelopedatthistime.Therearebusinessindustrial <br />andwarehousingusesinthewesternportionofPortCrossing. <br />th <br />Furtherwestof16Streetthepropertyusesbecomeslightandheavy <br />industrialsincetheyhavedirectaccesstorail.Thepropertyeastof <br />thistractissinglefamilyresidentialconsistentwiththe2012Future <br />LandUsePlan.Severalhomesareunderconstructionatthistime. <br />SincethesubjecttractishighlyvisibleandeasilyaccessiblefromSH <br />146withitshightrafficcount,italsohaspotentialtodevelopwith <br />retailusesthatthriveinsuchcircumstances,especiallyingreenfield <br />locationsatkeyintersections. <br />Theproposeduseforthisfacilityisatruckstopwhichisapprovable <br />inBusinessIndustrialzones,howeverLaPorteordinancesdisallow <br />suchuseoutsideofpropertiesfrontingStateHighways225and146 <br />orBarboursCutBlvd.corridors. <br />Transportation <br />–TheprojectislocatedalongStateHighway146at <br />thenorthwestcorneroftheWhartonWeemsintersection.SH146isa <br />primaryarterialandtruckroutewhileWhartonWeemsisalocal <br />th <br />arterialthatterminatesat16StreetgoingwestandBroadwaygoing <br />east. <br />Sincethereisagreatpotentialfortrucktraffictoimpactthe <br />intersection,atrafficstudyandappropriatemitigationwouldbe <br />necessary.ThereshouldbeaminimalimpactonsouthboundSH146 <br />trucktrafficflowwhichisabletoexittothefrontageroadsystem <br />abuttingthebusinesspark,butimpactsfromnorthboundtrucktraffic <br />havethepotentialtoconflictwiththeresidentialtrafficusingthe <br />intersection.WhartonWeemsistheonlygradeseparatedintersection <br />southofFairmontwithinLaPorte,andistheprimarymeansof <br />accessingSH146fromLaPorte’ssouthernneighborhoods. <br />Thesiteplanfortheproposeddevelopmentshowstwodriveways <br />alongtheSH146frontageroadandtwodrivewaysalongWharton <br />Weems.Thosedrivewaysnearesttotheintersectionareone-way <br />facilities. <br />2 <br /> <br />