Memphis City Council Summary Sheet S.D. 16-01 Roland Road Street Right-of-Way Dedication Resolution requesting a Street Dedication south of U.S. Hwy 64 at the southern terminus of Roland Road to extend Roland Road south to the south property line of the First Alliance Bank Tract: The item is a Resolution with conditions for a Street Dedication to allow the above; and The Office of Planning & Development at the request of the Applicants: First Alliance Bank; and the Representative: SR Consulting, LLC; and The Resolution, if approved with conditions will dedicate public right-ofway for an extension to Roland Road; and The Resolution may require future public improvement contracts.
LAND USE CONTROL BOARD RECOMMENDATION CASE #: S.D. 16-01 At its regular meeting on Thursday, February 11, 2016, the Memphis and Shelby County Land Use Control Board held public hearings on the following application requesting a Special Use Permit on the property described as follows: LOCATION: OWNER/APPLICANT: REPRESENTATIVE: REQUEST: AREA: EXISTING ZONING: South of U.S. Hwy 64 at the southern terminus of Roland Road First Alliance Bank SR Consulting, LLC Dedicate right-of-way fifty feet in width and 625 feet in length for an extension of Roland Road at the southern terminus of existing roadway 0.82 Acre (35,720 sq. ft.) Conservation Agriculture (CA) District The following appeared in support of the application: Cindy Reaves, 5909 Shelby Oaks Drive-Suite 200, Memphis, TN 38134 agreed with the recommendation of staff and conditions for approval, except: Amendments: (1) If the Samida Tract does not agree with the dedication, the dedication would be on the East side and (2) To remove and improved stated in the Staff s Recommendation Conditions. No one spoke or appeared in opposition to the application. The Land Use Control Board reviewed the application of First Alliance Bank, requesting a Street Dedication and the report of the staff. A motion was made and seconded to recommend approval of the application with amendment to Condition 1 to delete the requirement for improvements. The motion passed by a unanimous vote of 8 to 0. The Board approved the conclusions of the staff as contained in the staff report. Respectfully submitted, Brian S. Bacchus, Principal Josh Whitehead, Director Office of Planning and Development Cc: Committee Members File
Land Use Control Board Site Plan Conditions: 2 1. The Samida Tract may be included in this application to dedicate fifty (50) feet of right-of-way to accommodate Roland Road to the north property line, including the land owned by First Alliance Bank in accordance with the requirements of the zoning code. 2. A temporary turn-around of asphalt shall be constructed at the southern end of Roland Road in the location illustrated on the final plan.
AGENDA ITEM: 5 CASE NUMBER: S.D. 16-01 L.U.C.B. MEETING: January 14, 2016 DEVELOPMENT NAME: LOCATION: ROLAND ROAD DEDICATION South of U.S. Hwy 64 at the southern terminus of Roland Road COUNCIL DISTRICT(S): District 1-Super District 9-Positions 1, 2 & 3 APPLICANT: REPRESENTATIVE: REQUEST: AREA: LAND USE & ZONING: First Alliance Bank SR Consulting, LLC Dedicate right-of-way fifty (50) feet in width and 625 feet in length for an extension of Roland Road at the southern terminus of existing roadway 0.82 Acre (35,720 sq. ft.) Rural, undedicated roadbed in the Conservation Agriculture (CA) District CONCLUSIONS 1. The property is located at the south end of a public road with varying right-of-way widths on a rural cross-section with no curb, gutters or sidewalks. The existing roadbed terminates at the southern end with an undedicated temporary turn-around. 2. The Roland Estates (P.D. 00-335) Planned Development required dedication and improvement to Roland Road, but the Outline Plan has since expired on March 19, 2012. The tracts of property adjacent to this prescriptive easement cannot develop, because of the inability to attain legal lot status on a public right-of-way necessary for a building permit. 3. The Grays Creek Area Plan recommends this area develop for single family homes and may continue with the dedication of an adequate road network to accommodate large tracts of land for multiple landowners. 4. Furthermore, existing Roland Road exceeds maximum length for a dead-end road in Sub-Section 5.2.5B of the zoning code. A temporary turn-around shall be provided in this application and a waiver of this requirement may be necessary, because the future plans for this roadway is to connect with a development plan to the south across Grays Creek. OFFICE OF PLANNING & DEVELOPMENT RECOMMENDATION Approval with two (2) Conditions Staff Planner: Brian Bacchus Email: brian.bacchus@memphistn.gov 1
S.D. 16-01 Page 2 PLANNING MAP Subject Property 2
S.D. 16-01 Page 3 VICINITY MAP Subject Property 3
S.D. 16-01 Page 4 ZONING MAP Subject Property Surrounding Land Use & Zoning North: East: South: West: Single family homes on estate lots and tracts in Conservation Agriculture (CA) District. Vacant tracts and small pond in Conservation Agriculture (CA) and Flood Plain (FP) Districts and Grays Creek Drainage Canal in Floodway (FW) District. Vacant tracts in Conservation Agriculture (CA) and Flood Plain (FP) Districts and Grays Creek Drainage Canal in Floodway (FW) District. Vacant tracts in Conservation Agriculture (CA) and Flood Plain (FP) Districts. 4
S.D. 16-01 Page 5 Roland Road-Earth View North-End of Dedication South-End of Dedication 5
S.D. 16-01 Page 6 Roland Road Dedication @ North-End 6
S.D. 16-01 Page 7 Roland Road Dedication @ South-End 7
S.D. 16-01 Page 8 SITE PLAN 8
S.D. 16-01 Page 9 Neighborhood Meeting: N/A Public Notice: No Sign Posting Required: Public Notices mailed on December 31, 2015. STAFF ANALYSIS Site Description The subject property is a 0.82 acre (35,720 sq. ft.) located south of U.S. Hwy 64 at the southern terminus of Roland Road in the northern portion of the East Central Shelby Planning District within the City of Memphis corporate limits. The site is in Conservation Agriculture (CA) District zoning and is currently an unimproved roadbed serving as an extension to land-locked tracts of vacant land. There are overhead power utilities serving the tracts as evidenced by the existing power poles with some street lighting. The applicant seeks to provide access to tracts of land without adequate public road access. The tracts to the south are located in the floodplain and floodway districts within a special flood hazard area according to FEMA maps dated September, 2007. Stree Dedication Analysis The property is primarily flat with no significant slope or elevation changes from the front to the rear, except the top of bank for Grays Creek Drainage Basin. The property is located at the south end of a public road with varying right-of-way widths on a rural cross-section with no curb, gutters or sidewalks. The existing roadbed terminates at the southern end with an undedicated temporary turn-around. The Roland Estates (P.D. 00-335) Planned Development required dedication and improvement to Roland Road, but the Outline Plan has since expired on March 19, 2012. Since that time, the tracts of property adjacent to this prescriptive easement cannot develop, because of the inability to attain legal lot status on a public right-of-way necessary for a building permit. This request in CA residential zoning has access to public light, gas; water and the availability for public sewer with tracts that could meet the subdivision exemption criteria for land four (4) to twenty (20) acres. The dominant land uses to the north are large estate tracts of land for single family homes. The Grays Creek Area Plan recommends this area develop for single family homes and may continue with the dedication of an adequate road network to accommodate large tracts of land for multiple landowners. However, the Samida Tract to the west shall be included in this street dedication application to adequately provide public road access to a 120 acre vacant tract of land with no public road frontage. Furthermore, existing Roland Road exceeds maximum length for a dead-end road in Sub-Section 5.2.5B of the zoning code. A temporary turn-around shall be provided in this application and a waiver of this requirement may be necessary, because the future plans for this roadway is to connect with a development plan to the south across Grays Creek. This proposed road network will provide an adequate north/south connection to Roland Road within the Oaklawn Estates Planned Development and an alternative traffic route to U.S. Hwy 64 from the Eads community. RECOMMENDATION: Approval with two (2) Conditions 1. The Samida Tract shall be included in this application to dedicate fifty (50) feet of right-of-way to accommodate Roland Road to the north property line, including the land owned by First Alliance Bank and improved in accordance with the requirements of the zoning code. 2. A temporary turn-around of asphalt shall be constructed at the southern end of Roland Road in the location illustrated on the final plan. 9
S.D. 16-01 Page 10 GENERAL INFORMATION Street Frontage: Planning District: Roland Road---------------------------------------------------------------+/-21.50 linear feet. East Central Shelby Zoning Atlas Page: 1860 Parcel ID: 09670000384 DEPARTMENTAL COMMENTS The following comments were provided by Inter-governmental Agencies/Organizations to which this application was referred: City Engineer: 1. Standard Subdivision Contract as required in Section 5.5.5 of the Unified Development Code. Sewers: 2. City sanitary sewers are available at developer's expense. 3. This site is located within the area served by the Grays Creek Interceptor Special Sewer Service Area. The developer must agree to pay all surcharges assessed upon his project as a part of the Special Sewer Service Area regulations. Roads: 4. Roland Road exceeds the maximum length for a dead-end street allowed in the UDC Section 5.2.5B. 5. Dedicate 50 feet of right of way to accommodate Roland Road to the north property line, including the land owned by First Capital Bank and improve in accordance the requirements of the Unified Development Code. 6. Show all easements for existing sanitary sewers, drainage facilities and other utilities that are located within or adjacent to the proposed right of way. 7. City sanitary sewers/drainage facilities are located within the proposed dedication area. Drainage: 8. An overall drainage plan for the entire site shall be submitted to the City Engineers prior to approval of the first final plan. 9. Drainage improvements, including possible on-site detention, shall be provided under a Standard Subdivision contract in accordance with Unified Development Code and the City of Memphis Drainage Design Manual. 10. Drainage data for assessment of on-site detention requirements shall be submitted to the City Engineer. General Notes: 11. The width of all existing off-street sewer easements shall be widened to meet current city standards. 10
S.D. 16-01 Page 11 Fire Services: No comments received. Memphis & Shelby County Health Department: Water Quality Branch: Septic Tank Program: No comment. No comment. Memphis Light, Gas and Water: MLGW has reviewed the referenced application, and has no objection, subject to the following conditions: It is the responsibility of the owner/applicant to identify any utility easements, whether dedicated or prescriptive (electric, gas, water, CATV, telephone, sewer, drainage, etc.), which may encumber the subject property, including underground and overhead facilities. No permanent structures will be allowed within any utility easements. It is the responsibility of the owner/applicant to contact TN-1-CALL @ 1.800.351.1111, before digging, and to determine the location of any underground utilities including electric, gas, water, CATV, telephone, etc. It is the responsibility of the owner/applicant to pay the cost of any work performed by MLGW to install, remove or relocate any facilities to accommodate the proposed development. It is the responsibility of the owner/applicant to comply with the National Electric Safety Code (NESC) and maintain minimum horizontal/vertical clearances between existing overhead electric facilities and any proposed structures. Street Trees are prohibited, subject to the review and approval of the landscape plan by MLGW Engineering. It is the responsibility of the owner/applicant to submit a detailed landscape plan to MLGW Engineering. It is the responsibility of the owner/applicant to submit a detailed plan to MLGW Engineering for the purposes of determining the availability and capacity of existing utility services to serve any proposed or future development(s). Application for utility service is necessary before plats can be recorded. o All residential developers must contact MLGW's Residential Engineer at Builder Services: (901) 729-8675 to initiate the utility application process. It is the responsibility of the owner/applicant to pay the cost of any utility system improvements necessary to serve the proposed development with electric, gas or water utilities. Shelby County Schools: Construction Code Enforcement: AT&T-TN: No comment. No comments received. No comment. Neighborhood Associations/Organizations: Fisherville Civic Club: No comments as of 1/8/16. Staff: bb 11
RESOLUTION A Resolution to approve a Street Dedication for public right-of-way for the extension of Roland Road from the southern terminus to the south property line of the Alliance Bank Tract. WHEREAS, First Alliance Bank, the owners of parcels of real property located at the southern terminus of Roland Road, approximately one-quarter (¼) mile south of U.S. Hwy 64, Memphis, Tennessee, which is more particularly described as follows:
WHEREAS, First Alliance Bank desires to dedicate the hereinabove described thoroughfare and it is deemed to be in the best interest of the City of Memphis that said thoroughfare be accepted, and dedicated to the public use; and WHEREAS, the Memphis and Shelby County Land Use Control Board, in their regularly scheduled meeting on Thursday, January 14, 2016, recommended approval of this Street Dedication, known as Case No. S.D. 16-01, subject to the following conditions: 1. The Samida Tract may be included in this application to dedicate fifty (50) feet of right of way to accommodate Roland Road to the north property line, including the land owned by First Alliance Bank in accordance with the requirements of the zoning code.
2. A temporary turn around of asphalt shall be constructed at the southern end of Roland Road in the location illustrated on the final plan. NOW, THEREFORE BE IT RESOLVED by the council of the City of Memphis that the above described thoroughfare be, and the same is hereby accepted for public use, subject to the above mentioned conditions, the approval of a Standard Improvement Contract, and the recording of a Final Street Dedication Plat.