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e e Park Forest Apts. , Phase I SCUOO-OOl September 21,2000 Page 2 on · Uses - Review of the City's adopted Land Use Plan indicates this 107 acre area was envisioned as developing as low density residential with a small comer for commercial uses. Although the Forest Park Apartments is not considered to be low density residential, if you take into consideration the 75.7 acre Conservation Easement, the overall 107 acre tract yields dwelling units per acre that is comparable to low density residential. The proposed high-density residential use should not be detrimental to the use and enjoyment of surrounding properties. With the 75,7 acre Conservation Easement, this development will be well buffered. During review of the site plan, staff and the Commission should look for sufficient open space, adequate parking, and a good mix of recreational amenities. With regard to the commercial area, the proposed commercial comer is an ideal location for a convenience type activity. · Streets - Being located at the comer of SH 146 and McCabe Road provides more than adequate accessibility into and out of this site. Access into Phase 1 and Phase 2 of this development will be provided by a private drive that is shown on the General Plan. At the south boundary of this General Plan , the developer has shown a road right-of-way to serve existing lots in the City of Shoreacres. Although the road will need to be constructed at some time in the future, it should not fall under the maintenance responsibility of La Porte. · Topography - this area is relatively flat and stable and should not be an obstacle to this type of development · Density - staff utilized the Land Use Plan as a guide. With the designated land use as Low Density Residential and applying a development ratio of 4.8 units per acre (Section 106-333) to 107 acres, this property may have, at one time, yielded approximately 514 dwelling units. This current plan designates only 26 acres to be developed as residential. If we applied a density of 19.7 units per acre, this would yield the same number of total dwelling units. This density is considerably less than the 27 units per acre allowed in R-3 zoning districts. Other examples of multi-family residential projects are the Fainnont Oaks Apts. that has a density of approximately 16 units per acre and the Plaza at San Jacinto Park on Luella Blvd. that has a density of 24 units per acre. · Utilities - there are sufficient water distribution facilities along McCabe Road to supply potable water and fire protection to this proposed project. Provisions will have to be made to ensure that sufficient utility extensions can be made to serve Phase 2, Sanitary sewer service is not readily available to this site. There is a sewer force main located along the south line of this property that transports sewer to the Gulf Coast Waste Disposal Authority plant. A tie-in can be made to this force main but the City will need to make improvements to a nearby lift station in order to accommodate the additional flow from this project. The City has anticipated upgrading this lift station and funds are budgeted to