01-15-2004 Regular Meeing and Public Hearing of the La Porte Planning and Zoning Commission

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Zone Change #R 04-001 P & Z Feb 19, 2004 Page 2 of 4 applicant is requesting a zone change. However, the proposed development is not in accordance with the spirit of the current PUD zoning district regulations. Analysis: In considering this request, Staff reviewed the Comprehensive Plan elements as a guideline. The specific issues considered are as follows: Land Use — Review of the approved General Plan and SCUP shows that a 150-acre tract for proposed La Porte Golf Course Community was envisioned as developing as low -density residential with a small corner for commercial use. Staff evaluated the proposed commercial use for compatibility with the firhrre adjacent residential uses. The General Plan shows, a 1.531 acres (66,706 sq.ft.) commercial tract is already reserved at the northeast comer of McCabe Road and SH. 146. There is no need of creating another commercial tract at this comer. Furthermore, it will be against the requirements of the zoning district regulations. Transportation — The tract gains access using Wharton Weems Boulevard, an arterial with 100' ROW, which provides access to the State Highway 146. The City and TxDOT have worked together to promote two turn lanes off SH 146 frontage road at Wharton Weems Boulevard (letter attached for ready reference). The TxDOT negotiated with the owner to purchase the land for this purpose. But, the owner has been non -responsive to date. There were also discussions to ensure that traffic control devices are placed properly to encourage smooth traffic flow and control speed at this intersection (maps attached). In addition, limited driveways are suggested to minimize impedance of traffic flow along these major thoroughfares. The submitted site plan shows two driveways each along Wharton Weems Blvd. and SH 146. The driveways plan conflict with the SH 146 and need to limit access at Wharton Weems Blvd. from a safety standpoint. Furthermore, it will negatively impact on the local thoroughfare network and aesthetic appearance considerations. Utilities — Staff reviewed existing facilities and services available to the area of proposed development. The water is readily available to the property. A 16" waterline runs north south along easterly right-of-way line of State Highway 146. The fire protection is adequate. However, sanitary sewer is not available to the property. The nearest sanitary sewer service facility is a lift station along McCabe Road near mobile home park. It is approximately 2500 ft. away from the subject property. Per Section 74-3 of the Ordinances, any property located within 200 ft. of an existing sewer system must tie-in with such City sewer system. Whereas, the applicant is proposing a septic tank that could create an unsanitary condition within or across the property.