DATE: 12/12/2014
TO: Franklin Municipal Planning Commission
FROM: Amy Diaz-Barriga, Principal Planner
Catherine Powers, Director of Planning and Sustainability
Subject
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Forrest Crossing Subdivision, Site Plan-YMCA Parking Addition, 98 additional parking spaces on 8.00 acres, located at 501 Royal Oaks Court (APPEAL OF ADMINISTRATIVE DECISION)
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Purpose
The purpose of this memo is to provide information to the Franklin Municipal Planning Commission (FMPC) concerning an appeal of an administrative decision on a site plan for a parking lot addition at the YMCA at 501 Royal Oaks Court.
Project Information
COF Project Number: 4658
Applicant: Troy Gardner, Ragan Smith
Owner: YMCA of Middle Tennessee
Background/Staff Comments
This site plan was approved administratively with conditions in November 2014. The site plan proposed an additional 98-space parking lot in front of the YMCA's existing parking lot and building. Site conditions necessitated the location of the proposed lot. The spaces, as they exceeded the 120% threshold for the use of the property, are proposed to be pervious, and all other conditions of stormwater and green infrastructure are being adequately met. The zoning ordinance requires all new construction, including construction of a parking lot, to provide a sidewalk if none already exists along all adjacent ROW. Because the site plan did not show a sidewalk along either property line adjacent to a ROW, a condition of approval requires a sidewalk to be installed along the Royal Oaks Court ROW, and extended to the intersection of Royal Oaks Court and Mack Hatcher Parkway. Extending to the intersection is a typical condition required of site plans. More often than not, a sidewalk is required along both sides of a corner lot, so extending to the curb becomes a non-issue; the two sidewalks are simply constructed to join up. In a few instances, DRT does not make a corner lot provide a sidewalk on both sides of the ROW. In these cases, DRT does require the sidewalk provided to extend to an intersection, to complete a usable section of sidewalk. This precedent has been set on other projects, the most significant of which is at the northeast corner of this same intersection. In this case and similar to the YMCA site plan's requirements, the sidewalk along Mack Hatcher was not made a requirement, but an extension of the sidewalk to the intersection was made a condition.
Staff feels that requiring this sidewalk extension is justified not only because precedent has been set in other nearby locations, but also because it further address the welfare of those citizens traveling to and from the site. This intersection, and this section of Royal Oaks Court, is well traveled by pedestrians and cyclists, many of whom are traveling to and from the YMCA. They currently traverse within the roadway and within the ROW. Providing a sidewalk would provide a safer condition, and extending to the intersection provides them with a safe resting spot to wait to cross a very busy intersection that currently does not have crosswalks.
Project Considerations
Project Considerations are not conditions of this approval, but are intended to highlight issues that should be considered in the overall site design or may be required when more detailed plans are submitted for review. These items are not meant to be exhaustive and all City requirements and ordinances must be met with each plan submittal.
This project was granted two variance requests in November 2014. The first allowed the parking to be placed in front of the building for a depth larger than 180 feet. The second allowed for the omitting of a pedestrian connection from the to-be-constructed sidewalk to the building.
Recommendation
recommendation
Staff recommends approval, with conditions as administratively approved on 11/20/2014.
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See attached pages for a list of staff recommended conditions of approval.
PROCEDURAL REQUIREMENTS:
1. In addition to uploading the corrected plan to the online plan review website (https://franklin.contractorsplanroom.com/secure/), the applicant shall submit one (1) complete and folded set and a .pdf file of corrected site plan to the Department of Building and Neighborhood Services (Suite 110, Franklin City Hall). All revisions to the approved plans shall be "clouded." With the resubmittal, each condition of approval/open issue in the online plan review system shall contain a full response from the applicant as to the satisfaction or completion of that condition.
2. Once the corrected site plan has been approved, one (1) full-size and one (1) half-size copy of the final approved landscape plans shall be submitted to the Department of Building and Neighborhood Services for future landscape inspection purposes.
3. Once all conditions of approval related to engineering and tree preservation concerns have been met, the applicant shall submit one (1) half-size copy and four (4) full-size copies of the corrected grading/drainage and seven (7) full-size copies of the corrected water/sewer plans to the Department of Building and Neighborhood Services (Attn: Engineering Dept.) to be stamped and signed by city officials prior to the issuance of stormwater and grading permits and water/sewer approval, where applicable. It is also suggested that the applicant submit the stormwater and grading permit applications and stormwater maintenance plan and agreement in conjunction with the grading/drainage plan submittal.
4. The applicant shall upload complete building plans, including the approved, revised site plans, to the City's IDT site for Building and Neighborhood Services Department review and approval prior to the issuance of a building permit.
5. Prior to start of any excavation work, the developer and/or contractor shall notify AT&T and Comcast.
6. The city's project identification number shall be included on all correspondence with any city department relative to this project.