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

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Safe Harbour SCU04-001 Page 3 of 4 Currently, the area sheetflows from northwest to southeast. The development requires on-site detention but where that detention is proposed to outfall to is not indicated. However, the planned outfall is the 13th Street right-of--way to the south. Piping any underground storm sewer north to the Fairmont Parkway storm sewer is out of the question for the following reasons: 1) Fairmont Parkway storm sewer is not designed to have the capacity to handle it. Taking any stormwater drainage west to South 16th Street is a possibility but as South 16th Street is a Harris County maintained road, this will require approval from Harris County. Taking storm water drainage east to the SH 146 feeder (same as Fairmont Parkway) not designed for it without detention and may not be acceptable for the TxDOT. 2) Any of these options increase future storm sewer costs and deviate from the plan to route storm water to the 13th or 14th Streets ROW. A 66" sanitary sewer in the middle of the West "K" Street ROW would prevent it as there would be elevation or flow line conflicts. Open Space/Pedestrian Plan -The City's open space/pedestrian plan promotes anorth-south pedestrian way thru the Texas Import/Export Park and to this area via south 13th street ROW to "K" Street. Closure of 13th Street would interrupt this opportunity. The property abuts commercial uses along Fairmont Parkway to the north across West K Street, South 15th Street on the west, and South 12th Street on the east. This is the most public face of the tract. Staff suggests that a substantial portion of the facility's landscaping should be placed adjacent to these streets. If approved, architectural standards coupled with the proposed landscaping and setbacks should result in a facility that is attractive and compatible with surrounding properties. The project as presented depends on the closure of 13th and 14th Streets between west "K" and "L" streets. For a variety of reasons presented here, staffwould not recommend the closure of these streets. Secondly, the project as presented contains no architectwal standards to provide compatibility with the surrounding commercial activities. The specific use will adversely impact the other properties or significantly diminish or impair property values within the immediate vicinity. Conclusion: Based on the facts and considerations presented above, staff recommends denial of Special Conditional Use Permit #SCU04-001 because the project as proposed (with street closures) interrupts several utility/ infrastructure plans that are in place. Also, the project was not presented with any architectural standards to improve compatibility and protect property values in the adjacent important commercial area.