02-20-2003 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission

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U Zone Change Request #R 03-002 P & Z Mar 20, 2003 Page 2 of 3 Transportation Both tracts gain access using Farrington Boulevard, a minor arterial with 100' ROW, which provides access to Fairmont Parkway and Spencer Highway. However, Farrington Boulevard median cut and its alignment with the access points of the proposed development will be reviewed carefully at the time of plat submittal. Fairmont Parkway, a semi - controlled access highway with 250' ROW, should accommodate the traffic generated by development. Parks and Recreation — The nearest park facility is in Fairmont Park Central Section 2 along Farrington Boulevard at Collingswood. This facility serves the parks and recreation needs of several neighborhoods within a 1 to 2 mile radius. At the time of platting, attention should be given to pedestrian connectivity. The subject tracts would provide the needed access to connect Big Island Slough to the Exxon -Mobil pipeline in the City's pedestrian plan. Utilities — The infrastructure was not analyzed in detail to ensure that sufficient capacity exists. This analysis will occur when subdivision plats are submitted. In addition, the developer must provide any structures or improvements necessary to serve future development. Storm water drainage and detention is also an issue that will be carefully reviewed as a project develops. Staff recommends on -site detention for any future development. Residential Development — The intent of the Comprehensive Plan is to provide for attractive low -density residential neighborhoods. The neighborhood protection standards applicable to this project may include physical screening, increased setbacks, and use of open space buffers. When reviewing the subdivision plat, the Commission may consider additional buffering between land uses. In addition, Staff does not recommend leaving the small GC tract on Farrington Blvd. The Commission should consider modifying the applicant's request by adding undeveloped GC areas not included in the request. This may provide flexibility when preparing future subdivision layout. The Commission should also consider the impact of leaving the GC along Fairmont Parkway unless covenants are in place to limit driveway access on this tract. Conclusion: Staff suggests that during plan review, items such as increased setbacks and deeper lots be considered to buffer the Low -Density Residential (R 1) from the General Commercial (GC). At this time, Staff recommends that the Planning and Zoning Commission approve this rezone request, as it represents the highest and best use of the property. Furthermore, the request supports the goals and objectives of the Comprehensive Plan.