02-25-1993 Public Hearing and Regular Meeting of the La Porte Planning and Zoning Commission

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• • Page 2 of 3 • Staff Report Main Street Zoning A11 psis A,s reflected in the Land Use Plan, the Comprehensive Plan addressed the issue of industrial versus residential land use in the areas between Barbours Cut Blvd., Main Street, Broadway, and the eastern corporate limit line. The Comprehensive Plan shows that industrial development, rather than spreading throughout the City, should be confined to major transportation corridors. As illustrated in the Land Use Plan, these corridors are located in a manner that will tend to channel industrial related traffic onto three thoroughfares; SH 225, SH 146, and Barbours Cut Blvd. The land use pattern provides protection for the residential and commercial areas by reducing the need for port and industrial traffic to use the areas of East Main and Morgans Point. In order to accomplish this land use pattern, the zoning along East Main from "Five Points" east to Brownell and Idaho was restricted to General Commercial. Beyond these streets, the zoning is the more restrictive residential. The zoning effectively accomplishes the goals of the Comprehensive Plan. • As now requested by the applicant, the objectives established by the Comprehensive Plan must be changed. In order to amend the plan, two questions must be asked; 1) Have conditions changed that would merit amending the plan, and 2) will this change have a negative impact on the surrounding area? In response to the first question, the staff feels the answer is no. The need still exists to keep the more intense truck traffic generating activities on Barbours Cut Blvd. Granted, not a lot of redevelopment as commercial or residential property has taken place, but the Comprehensive Plan is a long range document. The simple answer to question two is yes. Since both the Comprehensive Plan and zoning must encompass more than just the lots in question, there is no doubt that the area will receive negative impact from any changes. The changes would very likely increase truck traffic along Main Street and affect what has become a fairly stable specialty retail area. Secondly, the change could impact the residential areas to the north and northeast. The Industrial Zoning classification would not only open the area for the non-offensive mini- warehousing, but also for a full range of industrial activities. The activities could very well drive away many of the residents of the area. There is perhaps another option that can be explored for this property. The staff s review of this request showed that the Standard Industrial Classification for this development is #4225, General Warehousing and Storage. The three uses in this group include general • warehousing,mini-warehousing, and self-storage warehousing, all fairly non-intense activities.