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SCU#13-91000003 <br />PilotTravelCenter <br />Page3of4 <br />Topography <br />–Thisareaisrelativelyflatandstableandisnotan <br />obstacletothistypeofdevelopment. <br />UtilitiesandDrainage <br />–Publicutilityfacilitiesandservicesare <br />sufficienttohandletheproposeddevelopment.Potablewateris <br />availableviaa12”linewithinthesouthrightofwayofWharton <br />Weems.Sanitarysewerisavailableviaa12”linetothewestofthe <br />subjectproperty.Drainageisavailableviaaditchimmediatelywest <br />ofthesubjectpropertywhichaccommodatesthedetentionneedsfor <br />theentirePortCrossingBusinessPark.Thisstormwater/detention <br />facilityhasbeendesignedinaccordancewiththeCityandHCFCD <br />specifications. <br />SocialImpacts <br />–Trucktravelcentersprovideaservicetotransient <br />transportation-induceduserswhomaynotreadilyknowwheretogo <br />forsuchservicesotherwise.Theextendedservicehoursthatare <br />inherentwithatravelcentercanalsohaveatendencytoinvite <br />activitythatmaynotbeappropriateinamixed-useneighborhood.If <br />suchinappropriateactivityweretooccur,itwouldhavenegative <br />effectsonbothlandvaluesaswellasthepotentialforadditional <br />high-qualitydevelopment. <br />Conclusion/ <br />Recommendation <br />Whilestafffeelstheproposedtravelcenterwouldprovideavaluableservicetothose <br />userstravelingthroughLaPorte,staffrecognizestheimpactsofsuchafacilitydesigned <br />toserviceatransientpopulationduringbothdayandnightimehoursandfeelsthe <br />propertywouldnotperformtoitshighestandbestusepotentialinthelongterm,given <br />theneedfornewretailinLaPorte.Basedontheaboveanalysis,staffdoesnotrecommend <br />approvaloftheSpecialConditionalUsePermit,butoffersthefollowingconditionsbe <br />assignedtothedevelopmentshouldtheCommissiondecidetoapprovetheproject: <br />1.ThisSpecialConditionalUsePermitisapplicableforthesubject <br />propertyandsubsequentplanreceivedDecember16,2013,butnot <br />yetapproved,acopyofwhichshallbemaintainedinthefilesof <br />theCity’sPlanningDepartmentuponapproval.Project <br />developmentshallbeconsistentwithsuchapprovedplan,exceptas <br />otherwisespecifiedintheseconditionsofapproval. <br />2.Asiteplanand/orseparateplansshallbesubmittedinconjunction <br />withthebuildingpermitapplication.Existinglandscapingatthe <br />intersectionofWhartonWeemsandSH146plantedasa“gateway” <br />tothePortCrossingBusinessParkshallbemaintainedand <br />incorporatedintothelandscapeplanandirrigationsystemrequired <br />3 <br /> <br />