03-05-09 Special Called Meeting of the La Porte Planning and Zoning Commission

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Preserve at Taylor Bayou March 19,2009 Page 2 of5 Analvsis: Section 106-659 of the Code of Ordinances establishes the following criteria for review of development projects within a PUD zoning district: . Uses - Review of the City's Land Use Plan indicates this 107-acre area was envisioned as developing as low density residential with a southeast comer for commercial use. However, this proposed development is not considered to be an overall low-density residential but a mixed use development within the spirits of the Planned Unit development. In addition, the Nature Preserve or Conservation Easement would serve as a buffer between their proposed development and surrounding properties. . Streets - The proposed development is located at the comer of State Highway 146 and McCabe Road The developer is proposing two points of entrance/exit off McCabe Road. These common access drives serve an entire development and Nature Preserve. Further coordination with TXDOT for future plans for SH 146 is required. The possible addition of turn lane on McCabe road should also be considered. Monetary contribution shall also be applicable. Traffic Analvsis: The applicant has submitted a traffic analysis study report. The report previously had taken into account an entire development for a build-out in 2007. It also included the Commercial Strip Center and Nature Preserve as an estimate with no other detail of their nature. The study mentions the future TxDOT Highway 146 improvements, but concludes no impact on the study or development. The study gives a cursory mention of other developments but generalizes a 5% annual growth and takes that factor into the estimates for the survey. That rate is average for the HGAC region although local estimates can be much higher. The growth, according to the study, will not have a significant impact on the development or the traffic flow in relation to level-of-service ratings because of the limited access between McCabe Road and SH 146 now and in the future. With Level-Of-Service (LOS) A being the best, LOS D being acceptable and LOS F being severely congested service, the study cites that the development, given the parameters stated above, will rate no worse than LOS B and concludes no adverse impact for this development. . Topography - This area is relatively flat and stable and should not be an obstacle to this type of development. The site for this development does, however, split Flood Zone X to the west and a Flood Zone AE to the East. A flood plain development permit shall be required by the City.