06-17-2004 Regular Meeting and Public Hearing of the La Porte Planning and Zoning Commission

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SCU04-010 July 15, 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. Development of the tract of land in'questioned is hampered by the existence of 'a pipeline. easement. cutting off the front of this. tract and bisecting adjacent tracts. The parameters of this easement allow only access to owned land via a paved driveway. These tracts of land have remained vacant for several years and offer- several challenges to traditional commercial/retail development. If approved, staff recommends a buffer between commercial and residential area to the rear. Transportation Staff notes that the subject: tract_ abuts on Underwood Road (I00'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 adjacent property. An 8" 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.