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

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SCU #13-91000003 Pilot Travel Center Page 3 of 4 Topography — This area is relatively flat and stable and is not an obstacle to this type of development. Utilities and Drainage — Public utility facilities and services are sufficient to handle the proposed development. Potable water is available via a 12" line within the south right of way of Wharton Weems. Sanitary sewer is available via a 12" line to the west of the subject property. Drainage is available via a ditch immediately west of the subject property which accommodates the detention needs for the entire Port Crossing Business Park. This stormwater/detention facility has been designed in accordance with the City and HCFCD specifications. Social Impacts — Truck travel centers provide a service to transient transportation -induced users who may not readily know where to go for such services otherwise. The extended service hours that are inherent with a travel center can also have a tendency to invite activity that may not be appropriate in a mixed- use neighborhood. If such inappropriate activity were to occur, it would have negative effects on both land values as well as the potential for additional high -quality development. Conclusion/ Recommendation While staff feels the proposed travel center would provide a valuable service to those users traveling through LaPorte, staff recognizes the impacts of such a facility designed to service a transient population during both day and nightime hours and feels the property would not perform to its highest and best use potential in the long term, given the need for new retail in La Porte. Based on the above analysis, staff does not recommend approval of the Special Conditional Use Permit, but offers the following conditions be assigned to the development should the Commission decide to approve the project: This Special Conditional Use Permit is applicable for the subject property and subsequent plan received December 16, 2013, but not yet approved, a copy of which shall be maintained in the files of the City's Planning Department upon approval. Project development shall be consistent with such approved plan, except as otherwise specified in these conditions of approval. 2. A site plan and/or separate plans shall be submitted in conjunction with the building permit application. Existing landscaping at the intersection of Wharton Weems and SH146 planted as a "gateway" to the Port Crossing Business Park shall be maintained and incorporated into the landscape plan and irrigation system required