02-19-2004 Regular Meeing and Public Hearing of the La Porte Planning and Zoning Commission

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Safe Harbour ~ • SCU04-0O1 Page 2 of 4 • Extent to which the proposed use designation would adversely affect the capacity or safety of that portion of road network influenced by the use; • Extent to which the proposed use designation would permit excessive air, water or noise pollution, or other environmerrtal 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. Land Use -The City's Land Use Plan shows this azea developing with commercial uses. The existing land uses aze primarily commercial (offices, restaurants, drug store, office supplies, medical center, grocery store, insurance company, and banks etc.) To the south, the Planning and Zoning Commission and City Council have approved the Texas Import/Export Pazk, which is restricted by both a Development Agreement and covenants in an attempt to develop a well planned, quality mixed use developments. The property between TIED and this location is not restricted but was included in infrastructure planning of this azea. Appropriate comments will be made in these azeas. Transportation -Staff notes that the subject tract abuts on South 13~` Street (80'ROW) which connects with Fairmont Parkway with 100' ROW. The transportation system should adequately accommodate the traffic and existing properties should not be impacted by the proposed development. The existing roads are adequate to support the said project. As, the proposed development does not conflict with the Thoroughfare Plan, City Council has asked staff to look at circulation in this area. Presently, Council has asked for future consideration of paving "L" Street with connection back to Fairmont Parkway. It has not been determined if either 13a` Street or 14~' Street or both would be these connectors. Utilities and Drainage -Staff reviewed the existing facilities and services for each of the components of the utility system for the proposed development. Existing water is adequate for potable and fire protection needs. Sanitary sewer is along West K Street (unimproved ROW) with existing manhole at the northwest corner of South 12~' Street. However, on-site detention is proposed for this site and could be constructed. The overall azea plans (TIFF, Taylor Bayou Watershed, and South 16'h Street Planning Area) have prompted regional detention for the undeveloped land mass south of the Fairmont Pazkway system. The projected pathway for this channel is between the 13~' and 14~' Streets ROW. The City will eventually choose one of these ROWS for the storm sewer/channel and pedestrian path. The City has also discussed with Harris County for this path as being available for increased runoff from future paving projects on Fairrnont Pazkway. Staff believes it is premature to close these paths at this time. There is a major trunk sewer 24" stubbed out at "K" and south 13~' Street. This stub out is to provide for future line south to serve the undeveloped areas.