The Farm’s 68 lots approved by Planning Commission

 

While it was not the most confusing preliminary plat discussion we’ve ever seen, Wednesday night’s consideration of The Farm’s 68 lots on 23.73 acres in Council District 11 certainly had its moments.  With the third time being the charm, a 4-3 vote approved the plat after two motions had failed and a five-minute recess was called by Chairman Nicholas Miller.  The approval came with several contingencies that were recommended in the Traffic Impact Analysis.

Commissioner Max Nassar made the motion after the meeting was reconvened.  Berthelot Holdings, LLC (the developer) “must provide official correspondence” to DOTD, accompanied by DOTD’s response, “requesting signal timing modifications” at three intersections:

• Hwy 621 and Airline
• Hwy 621 and Hwy 44
• Hwy 44 and Germany Road

Nothing in the motion required DOTD to approve the modifications, just an official request by Berthelot Holdings.  The developer also agreed to build a turn lane on Hwy 44 at William Ficklin Road.

Commissioner Wade Schexnaydre and Nassar were joined by Commissioners Erik Jones and Cross Marchand in the majority.  Commissioners Mark Villa and Michelle Unitas found themselves in the minority along with Chairman Miller.

It was virtually the same motion that Commissioner Schexnaydre had made prior to the recess being called.  Nassar stripped away a couple of Schexnaydre’s contingencies, all of which had been recommended by the Traffic Impact Analysis too.  Inexplicably, given the panel’s post-recess approval of Nassar’s version, the Schexnaydre motion to approve failed by a 5-2 vote.

The vote on Schexnaydre’s motion followed one made by Commissioner Villa “to deny” the preliminary plat.  Villa’s motion was based, unofficially, on nebulous lamentations over longtime residents having paid taxes for decades without corresponding traffic infrastructure improvements.

Those voters had the opportunity to impose a 1/2 cent sales tax, estimated to generate $8 million annually dedicated to Transportation Improvements.  Dubbed Lanes for Change, the electorate rejected the proposition with 57% in opposition on November 6, 2012.

Shall Ascension Parish Sales Tax District No. 2 (the “District”), under the provisions of Article VI, Section 29 of the Constitution of the State of Louisiana of 1974, and other constitutional and statutory authority, be authorized to levy and collect a tax of 1/2% (the “Tax”) (estimated $8,000,000 generated annually), for a period of 25 years, beginning January 1, 2013, upon the sale at retail, the use, the lease or rental, the consumption and the storage for use or consumption, of tangible personal property and on sales of services in the District, with the net proceeds of the Tax to be used to construct, acquire, improve and maintain roads and bridges, specifically including the following, as prioritized in Transportation and Improvements Plan presented to the District on June 21, 2012: Intersections: LA 431 at LA 931, LA 621, Churchpoint; LA 30 at LA 3251, LA 73; LA 73 at LA 74, LA 429, LA 621, US 61; LA 22 from LA 429 to LA 935; US 61 at LA 621, Roddy; Joe Sevario at LA 933, LA 931, LA 621, Merritt Evans; Braud Road at Causey, Germany; LA 621 at School Driveway, Tiggey Duplesis, George Rouyea, L. Landry; Roddy Road at Black Bayou, Cannon, Weber, LA 935; LA 44 at Loosemore, Parker, Causey, Germany, Black Bayou, LA 621; LA 74 at Coontrap; AP 929 at LA 930, Parker; Bridges: Summerfield; Harry Savoy at Drainage Bayou; Ott at Black Bayou; Savoy at New River; Beco at New River; Parish 197 at Bayou Narcisse; Calbasse Canal; Sam Martin Heath Bayou; Roundtree Road at New River; and Other Improvements: LA 621 (LA 73 to LA 431); LA 431 (LA 621 to LA 931) and (US 61 to LA 621); US 61 (from LA 42 to LA 30); LA 73 (LA 621 to LA 74) and (LA 74 to LA 30); LA 42 at US 61 to LA 44; Devall extension to LA 431; St. Landry Road extension; LA 74 extension to LA 44; LA 30 extension to LA 22; LA 3127 extension; LA 930 widening; LA 1 turn lanes; US 61 access control modifications; subject to funding into bonds for said capital improvements, to the extent and in the manner permitted by the laws of the State of Louisiana?

And here we are.

Villa’s motion to deny The Farm resulted in a deadlock…

with Chairman Miller declining to cast a tie-breaking vote.

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The meeting agenda packet included the following pertinent findings.

The Farm:

The proposed major subdivision is located on the North side of LA Hwy. 621 approximately 600’ east of Young Road. The project lies in Council District 11 and is zoned Medium Intensity Residential (RM). The application is on behalf of Berthelot Holdings, LLC, by MR Engineering & Surveying, LLC.

The property consists of +/-23.73 acres. The applicant is proposing a subdivision containing 68 lots with a minimum size of 6,500 square feet. There are 21 lots at a 50’ width range, 41 lots at a
60’ width range, 6 lots at a 70’ width range. There are 0.92 acres zoned Rural (R) with an allowed density of 2 Dwelling Units (D.U.)/Acre. There are no lots within the rural zoning area, only
roadway. There are 22.81 acres zoned Medium Intensity Residential (RM) with an allowed density of 3 D.U./Acre. This would allow a development with a total lot count of 70 D.U. The proposed
subdivision will require 1.36 acres of park space, and the developer is providing 1.81 acres of dedicated park space with all the required area consisting of upland park space (not including any
detention pond area in this calculation). This complies with the major subdivision regulations. Approximately 1.5% of the TOTAL property is within the A flood zone with a base flood elevation
of 13.0’ and existing elevations between 13.0’-20.0’. No buildable lot or public infrastructure will be constructed within a flood hazard area. The project drains directly to the Calebasse Canal lateral thence into Black Bayou to the south. The applicant is proposing a sewer system discharging along this route from a private treatment system. All sewer discharge permitting is subject to approval
from LDH.

STAFF ANALYSIS:

According to the current Master Plan, the project sits in an area designated as ‘Residential Neighborhood’. The Master Transportation Plan shows future plans for the addition of 2 travel lanes along LA Hwy. 621 from IH-10 to LA Hwy. 44. The proposed plat/map meets all guidelines for a major subdivision per current ordinance. Traffic, Drainage and the Offsite Drainage Analysis conform to code requirements but will continue to be analyzed through the construction document phase. There are two proposed entry/exit points to this development as required by the Subdivision Regulations per Appendix IV, Paragraphs 17-4032.C and 17-4032-B.C.3. The main entry is from LA Hwy. 621 with a secondary entry/exit point on William Ficklin Road. The Commission has the option of approval, approval with conditions or denial. Should the commission approve this subdivision preliminary plat, staff will ensure any comments and/or conditions are noted, and that the development will not move beyond the construction document phase to construction until all conditions and code requirements are met with the final design.

“The applicant has addressed the off-site drainage assessment (ODA) requirement by demonstrating no increase in off-site water surface elevations. Based on the information provided and review of the results, the ODA satisfies all requirements stated under Code 17-506.3

TRAFFIC IMPACT STUDY (concluded):

Existing analysis shows that the intersection of LA 44 atWilliam Ficklin Road operates below the acceptable LOS D threshold. The existing LOS E on the eastbound approach can be improved to LOS D through the addition of an eastbound right-turn lane. The development’s impact on this approach is minimal, generating only four additional vehicles and approximately five seconds of incremental delay.

Existing analysis shows that the intersection of LA 621 at US 61 operates below the acceptable LOS D threshold in the PM. Revised signal timing was the proposed solution. The development’s impact on this approach is minimal, generating only four additional vehicles and approximately five seconds of incremental delay.

All other intersections operate at LOS D or better with LA 44 at LA 621 performing at acceptable levels in the existing conditions.

 

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