01-16-14 Regular Meeting of the Planning and Zoning Commission

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SCU #13-91000003 Pilot Travel Center Page 2 of 4 Analysis: Section 106-659 of the Code of Ordinances establishes the following criteria for review of the development projects within a PUD zone. Land Use —The City's Future Land Use Plan 2012 shows this area developing with a mix of business industrial uses and residential uses with State Highway 146 dividing such development. The tract in question is at the eastern edge of the Port Crossing Business Park and is in an area undeveloped at this time. There are business industrial and warehousing uses in the western portion of Port Crossing. Further west of 16t' Street the property uses becomes light and heavy industrial since they have direct access to rail. The property east of this tract is single family residential consistent with the 2012 Future Land Use Plan. Several homes are under construction at this time. Since the subject tract is highly visible and easily accessible from SH 146 with its high traffic count, it also has potential to develop with retail uses that thrive in such circumstances, especially in greenfield locations at key intersections. The proposed use for this facility is a truck stop which is approvable in Business Industrial zones, however La Porte ordinances disallow such use outside of properties fronting State Highways 225 and 146 or Barbours Cut Blvd. corridors. Transportation — The project is located along State Highway 146 at the northwest comer of the Wharton Weems intersection. SH 146 is a primary arterial and truck route while Wharton Weems is a local arterial that terminates at 16t' Street going west and Broadway going east. Since there is a great potential for truck traffic to impact the intersection, a traffic study and appropriate mitigation would be necessary. There should be a minimal impact on southbound SH 146 truck traffic flow which is able to exit to the frontage road system abutting the business park, but impacts from northbound truck traffic have the potential to conflict with the residential traffic using the intersection. Wharton Weems is the only grade separated intersection south of Fairmont within La Porte, and is the primary means of accessing SH146 from La Porte's southern neighborhoods. The site plan for the proposed development shows two driveways along the SH146 frontage road and two driveways along Wharton Weems. Those driveways nearest to the intersection are one-way facilities.