05-20-2004 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission

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SCU04-010 June 17, 2004 Page 2 of 4 Land Use — The City's Comprehensive Plan shows this area developing with commercial uses. The existing land uses are primarily commercial (grocery store, restaurants, drug store, beauty shop, insurance company, and other miscellaneous shops). There are single-family residences just east of the proposed project. Certain uses of land,* buildings or structures may not be appropriate under all circumstances in any given zoning district, but may be appropriate and suitable where adequate precautions can be taken to assure compatibility with surrounding uses, public need, and the city as a whole. It is also the ..intent of the Comprehensive Plan that commercial land uses should be clustered throughout the City and convenient to residential areas. Staff - recommends a buffer between commercial and residential area to the rear. Transportation - Staff notes that the subject tract abuts on Underwood Road (100'ROW), which intersects with Spencer Highway 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. The proposed development is in conformance with the City's Development Ordinance and the Thoroughfare Plan. - Topography — This area is relatively flat and stable and should not be an obstacle to this type of development. 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. 'A 12" waterline is located on the .east side of Underwood Road running north to south. Sanitary sewer is near the south property line at the north edge of the parking lot of adjacenf property. An S" sewer line is located on the east side of adjacent property at.2627 Underwood Road in the utility easement running north to south. An easement needs to be retained for the existing utilities to and thru'of this property. The owner/developer will be responsible for any paved area over utilities. Ordinance requires on -site detention for this facility and the drainage plan must account for normal sheet flow off adjacent properties: .Landscaping / Screening - The property abuts commercial uses along Underwood Road. This is the most public face of the tract. Staff suggests that a substantial portion of the facility's landscaping should be placed on Underwood Road. Iri addition, heavy landscaping and screening shall be required,. adjoining residential properties to the rear. The building style coupled with the proposed landscaping and setbacks should result in a, facility that is attractive and compatible with surrounding properties.