MUNICIPAL SERVICES CENTER CENTERCENTER
6703 Sullivan Road
Central, Louisiana 70739
p: 225-262-5000
f: 225-262-5001
MEMORANDUM TO:
Zoning Commission
FROM:
Woodrow Muhammad, AICP Planning and Zoning Director
SUBJECT:
TND-1-15 FINAL DEVELOPMENT PLAN: SETTLEMENT ON SHOE CREEK (FINDINGS OF FACT)
LOCATION
This property is located on the west side of Sullivan Road south of the Wax Road intersection near the Brent Avenue intersection with additional access from Sagebrush Avenue of the Morgan Place Subdivision, a portion of which is the former Ruby Lee R. Davis Property in Section 69, T6S, R2E, GLD, EBR, LA.
LAND USE CATEGORY
Restrictive Greenspace, Low and Medium Density Residential, General Commercial
PRESENT ZONING
R-1 (Single Family Residential One), R-2 (Single Family Residential Two), & B-4 General Commercial /Business Four)
LOT ID NUMBERS
611130310, 611130341-344
ENGINEER/LAND SURVEYOR
Tradd Trahan
APPLICANT
Shoe Creek, LLC, Robert Daigle
PROPOSAL
The applicant is Final Development Plan approval for a conditional use traditional neighborhood development consisting of 447 single family detached and attached units, 250 multi-family units with approximately 100,000 square feet of commercial space. In addition, the applicant requests Preliminary Plat approval for the first phase.
1. Background Settlement at Shoe Creek is a 135.3 acre residential development consisting of 447 single family detached and attached residential lots. There will also be 250 multifamily residential units and approximately 100,000 square feet of general commercial and neighborhood business units. The applicant states that the streets and sidewalks will be public with private alleys. The development will connect to Parish sewer with capacity and feasibility approval from EBR Sewer Engineering. 2. Access Existing and Proposed Public Streets 3. Standards Traditional Neighborhood Developments (TND) Section 14.8 of the Zoning Code: The purpose of a Traditional Neighborhood Development (“TND”) is to encourage mixed-use, compact development and facilitate the efficient use of services. A TND diversifies and integrates land uses within close proximity to each other, and it provides for the daily recreational and commercial needs of the residents. A TND is a sustainable, long-term community that provides economic opportunity and Central, Louisiana
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environmental and social equity for the residents. This Section is intended to encourage its use by providing incentives, rather than prohibiting conventional development. A TND: a. Is designed for the human scale; b. Provides a mix of uses, including residential, commercial, civic, and open space uses in close proximity to one another within the neighborhood; c. Provides a variety of housing types, and sizes to accommodate households of all ages, sizes, and incomes; d. Coordinates transportation systems with a hierarchy of appropriately designed improvements for pedestrians, bicycles, and vehicles, which incorporates system of relatively narrow, interconnected streets, roads, drives, and other thoroughfare types, and provides for the connections of those thoroughfare types to existing and future developments; e. Includes compatibility of buildings and other improvements as determined by their arrangement, massing, form, character and landscaping to establish a livable, harmonious and diverse environment; f. Incorporates environmental features into the design; g. Provides a range of open space configured by squares, plazas, greens, landscaped streets, preserves, greenbelts and parks woven into the pattern of the neighborhood; h. Incorporates architecture, landscape, lighting and signage standards integrated with the zoning provisions that respond to the unique character of the region; and i. Provides an increased range of options than are allowed by conventional zoning. TND Development Minimum Standards Standards Common Open Space Mixed Residential Area Net Density
Requirements 20% of Gross Site Area or 27.1 Acres 8.0 units/ net acre (see Attachment A)
Proposed 30.68 Acres 6.9 units/net acre
Mixed Use Area Net Density Maximum Number of Lots
11.7 units/net acre
71.4
559
447
Maximum Number of Apartment Units
28.1 plus 10% plus 10= 41
250
Total 600
Total 697
4. Summary of Development Review Committee Comments Planning See Attachment B with Applicant response.
Central, Louisiana
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Drainage Impact Study Summary: The intent of this Drainage Impact Study is to satisfy State, Parish, and City requirements which specify that a development must not endanger surrounding properties by causing an increase in the peak runoff from the site. This study is required by City of Central UDC Sec. 7:15.2. The goal of this study is to address and mitigate additional runoff from the site above the levels that exist in the current state of land use and provide the necessary calculations which will show how that can be achieved. Through a combination of subsurface drainage, outfall control structures, and detention ponds the Pre-Developed Peak 10 Year flow will be maintained to ensure any off site effects of the development are mitigated before the runoff exits the development. Additional calculations will be shown for Shoe Creek that runs through the middle of the site which is proposed to be widened beyond its existing size and configuration while serving as the subdivisions primary outfall tie in location. Fill in the floodplain will be mitigated on site as required by City Ordinance. Drainage Engineering: The submitted drainage impact study meets the minimum requirements at this time. According to the report this proposal is decreasing runoff into Shoe Creek for both the 25 year and 100 year storm event when compared to pre-developed runoff from the site. In addition, due to the presence of wetlands, no clearing of land can be performed until permit approval from the Corps of Engineers is obtained and copy of the permit is submitted to our office. Traffic Impact Study Summary: The study limits of the traffic study included the following: a. Trip distribution with the anticipation of a connection to Wax Road and Marlin Avenue. b. The completed Sullivan Road widening geometry can be used as based condition. However, one through lane on Sullivan Road will be stripped out at the Wax Road intersection. c. Intersections to be included in the study were as follows: 1. Sullivan Road at Wax Road 2. Sullivan Road at Walmart / proposed entrance 3. Sullivan Road at Huntley Avenue 4. Shoe Creek Drive at Sagebrush Avenue 5. Shoe Creek Drive at Hooper Road It should be noted that Sullivan Road is currently under construction to widened Sullivan Road through the LA 3034 (Wax Road) intersection. It is anticipated that this construction will be completed before construction of this proposed development. In addition, there are future plans to widen Sullivan Road from north of LA 3034 (Wax Road) through its intersection with LA 408 (Hooper Road). Therefore, this study considers this proposed roadway widening with the geometry as per the construction plans as the base condition. As per the National Cooperative Highway Research Program (NCHRP) Report Number 457 entitled "Evaluating Intersection Improvements", the intersection Sullivan Road at Walmart Driveway / Proposed Driveway warrants an exclusive northbound left turn lane on Sullivan Road. As per LADOTD's "Traffic Impact Policy for New Access Requests" , for a speed limit of 45
Central, Louisiana
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mph the northbound left turn lane requires 230' of full width storage (75' queue + 155' deceleration). Upon completion of the development this intersection is anticipated to operate at an acceptable Levels of Service (LOS) during the AM and PM peaks. It is anticipated that signal modifications will be required at this intersection to accommodate the additional fourth leg of the intersection and the recommended northbound left turn lane on Sullivan Road. Striping modifications will be required on Sullivan Road, between Brent Avenue and the proposed driveway, to accommodate dedicated left turn lanes into both Brent Avenue and the proposed development. The intersection capacity analysis for the intersection of Sullivan Road at Huntley Avenue / Central Woods Avenue indicates that upon completion of the development, this intersection will experience delays for the southbound approach on Sullivan Road during PM peak. However, this section of the Sullivan Road between Huntley Avenue / Central Woods Avenue and LA 408 (Hooper Road) will be widened to a four-lane section in near future. It is anticipated that with Sullivan Road as a four lane section, this intersection will operate at an acceptable LOS. In addition, additional access to Huntley Avenue maybe provided in the future with the proposed extension of Wax Road and connectivity to this proposed development. As per the National Cooperative Highway Research Program (NCHRP) Report Number 457 entitled "Evaluating Intersection Improvements", the intersection of LA 408 (Hooper Road) at Shoe Creek Drive warrants an exclusive eastbound right turn lane on LA 408 (Hooper Road) for existing volumes. As per LADOTD's "Traffic Impact Policy for New Access Requests", for a speed limit of 45 mph the eastbound right turn lane requires 155' deceleration length in addition to a 165' taper length. Upon full build out of this development and connectivity to Shoe Creek Drive, this intersection is anticipated to operate at an acceptable Levels of Service (LOS) during the AM and PM peaks. It should be noted that the requirement of right turn lane is based on existing volumes. In addition, this development will not have a significant impact on the LOS at the intersections of Sullivan Road at LA 3034 (Wax Road), Sullivan Road at Brent Avenue and Sagebrush Avenue at Shoe Creek Drive. Traffic Engineering: City Parish Traffic Engineering and DOTD offered no recommendations or formal comments regarding the final detailed traffic impact study. It appears that they approve of the recommendations or improvements detailed in the study. 5.
Master Plan Statement The subject property is designated Medium Density Residential, Low Density Residential, Restrictive Greenspace, and General Commercial land use on the Master Plan. (See Attachment C) The proposed TND Final Development Plan is consistent with the Master Plan with respect to use; however, the density exceeds the recommended levels that were planned in the Master Plan. Despite the excess in density, the TND provisions requires more open space than would be afforded in an alternative PUD development (20 percent vs. 10 percent, respectively). This development is proposing 27 percent open space. The property is located in the ‘Restricted Growth Sector, ‘Reserved Open Space Sector’, ‘Controlled Growth Sector’ and Intended Growth Sector. (See Attachment D) The Controlled Growth Sector is areas characterized with slightly less suitability and/or existing infrastructure resources typically adjacent to and just beyond existing development. Streamlining the permit process, density bonus options and offering assistance with infrastructure development are tools that might be used to encourage development of these high-priority areas. The ‘Intended Growth Sector’ are areas that match high
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suitability with adequate infrastructure resources. These are the highest priority areas in which to direct new growth. Development in these areas can be strongly encouraged by offering a variety of incentives such as deferred taxes, tax credits, permits fasttracking or density bonuses. The ‘Restricted Growth Sector’ are areas that have considerable pressure for development, but due to either poor overall suitability or lack of existing infrastructure these areas should be carefully monitored to limit new development in the near term. Only very high –value, transformative developments should receive special assistance with regard to permitting and development assistance. The ‘Reserved Open Space Sector’ are areas primarily composed of either agricultural or forested lands, with increased risk for flooding and where new development could adversely impact existing development or valued cultural amenities. 6. Planning Commission Staff Recommendation. The Staff’s analysis of the proposed TND Final Development Plan is that the proposal meets or exceeds most of the standards of the Zoning Code and meets the intent of the TND Ordinance. The Staff’s opinion is that this proposal has the potential to be a high-value or transformative development as suggested in the Master Plan; therefore, density-bonuses should be given consideration. The Staff recommends approval of the conditional use TND Final Development Plan and the Phase 1 Preliminary Plat with the following conditions: a. No occupancy shall be granted for a Phase 1 building lot until a secondary access is secured as proposed in the Final Development Plan. b. All buildable lots shall further conform to the TND Ordinance at permitting. c. Signage and lighting plans shall be submitted with the constructions plans for further review. d. Sewer servitudes shall be dedicated between designated lots or along boundary lines to adjoining properties to allow for future connections to public sewer. e. All future final plats shall comply with applicable DRC comments. (See Attachment B) f. Any major changes as defined by Code, Council and/or the Zoning Commission shall be subject to Planning Commission approval especially with respect to Phase 3 (West of Shoe Creek) connectivity to Sagebrush Avenue and/or the extension to Wax Road. 7. Scheduled for Zoning Commission Meeting on June 25, 2015.
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