04-17-2003 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission

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#R 03-004 P&Z 5/15/03 Page 3 of 4 • Extent to which the proposed use designation would adversely affect the capacity or safety of that portion of the road network influenced by the use; • Extent to which the proposed use designation would permit excessive air pollution, water pollution, noise pollution, or other environmental harm on adjacent land use designations; and, • The gain, if any, to the public health, safety, and welfare due to the existence of the land use designation. Whereas the surrounding uses are also commercial, light manufacturing, and industrial in nature, none are as intense as the applicant's use. If the applicant's- request is granted, a Special Conditional Use Permit (SCUP) is required. The Commission could require specific conditions regarding landscaping, limits to ingress and egress, and fagade design features on the project. However, these changes would only apply to this use. If the property is sold and the new owner finds a use that is allowed by right in the LI district, these restrictions or other restrictions could not be imposed. Transportation — The property in question has one of its side approximately 250 feet frontage along Spencer Highway. The main entrance to the site is along 16' Street, which is a designated truck route. The proposed expansion may increase truck traffic to the area. Spencer Highway, a primary arterial with 100-ft. right-of-way, should accommodate the traffic generated by this development. However, additional study would be required to determine if additional driveways would be needed and to determine the extent of the increase in truck activity to the site. Utilities — Currently, the site has sufficient water and sewer facilities to serve this development. It will be applicant's responsibility to provide any structures or improvements necessary to accommodate increased demand of water and sanitary sewer. Storm water management is also an issue that will be carefully reviewed with the site development. However, public infrastructure should not be adversely affected with this designated change Conclusion: Based on the above analysis, staff finds the requested change is not compatible with the zoning and uses of nearby properties. The change from Business Industrial to Light Industrial (LI) with a Special Conditional Use Permit (SCUP) would impact future development within the area by moving. . away from the intent of the Comprehensive Plan. In reviewing this request the Commission should consider the following: