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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PUBLIC HEARING: Consideration of Resolution 2014-95, To Be Entitled "A Resolution Approving a Development Plan for the Franklin Housing Authority - Reddick Street Development Phase 2 PUD Subdivision with One Modification of Standards (MOS 1 - Minimum Parking Requirements), Located at 145 Strahl Street, by the City of Franklin, Tennessee." (12/18/14 FMPC 7-0; 01/13/15 WS)
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Purpose
The purpose of this memo is to provide information to the Franklin Municipal Planning Commission (FMPC) concerning a development plan for Franklin Housing Authority Reddick Street Development, Phase 2 located at 145 Strahl Street.
Project Information
COF Project Number: 4711
Applicant: Tony Heath, Littlejohn
Owner: Franklin Housing Authority, Rep: Derwin Jackson
Background/Staff Comments
This project was approved as a concept plan in May 2010 as a two-phase development of a senior living facility, and low-income housing in both attached and detached units. Phase 1, the senior living facility, has been completed. Changes to the site plan met a trigger from the Zoning Ordinance which requires previously approved concept plans to be resubmitted as development plans and re-reviewed. In this case, one of the external connection points were removed, which requires the plan to be re-established as a development plan, and requires only an FMPC review and approval (not BOMA). However, because the project is now asking for a modification of standards, the plan will be reviewed by FMPC, and a final determination will be made by BOMA.
In terms of the plan itself, it is consistent with the recommendations of the Land Use Plan, and generally meets the intent of the Zoning Ordinance. It provides an affordable housing option within the Central Franklin Character Area, and does so on a location within walking distance to a variety of amenities. The plan sites the single family and duplex units along the perimeter of the site, and concentrates the taller, multi-unit buildings internal to the site, thereby responding to the scale of the surrounding neighborhood. The number of units, 65, has not changed from the previously approved plan. Parking lots have been slightly relocated on the plan, mainly in response to the removal of one of the external access points. This access point was removed due to the significant grade change in the area of this access point. The plan still has large open space areas within each internal block. The plan does not address a previous requirement to have all residential buildings sprinklered. This requirement has been made one of the conditions of approval.
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.
New addresses will be assigned due to the new layout of the site. Addresses will be assigned at site plan.
Modifications of Standards
1. Requesting that the minimum parking requirement be reduced to 2.2 spaces per dwelling unit.
The applicant is requesting a modification of standards to reduce the minimum parking requirement to 2.2 spaces per dwelling unit. The zoning ordinance requires 1.5 spaces per 1 bedroom unit, 2.5 per 2 bedroom unit, and 3 spaces per 3+ bedroom unit, and 2 spaces per detached unit. At this current requirement, this project should provide 171 spaces. It currently proposes to provide 143 spaces throughout the complex. Since the future residents of this complex will be those who qualify for low-income housing under the US Housing and Urban Development guidelines for Public Housing, it is unlikely that every household will have the number of vehicles as outlined in the Zoning Ordinance. Further, this site is located adjacent to three stops along two separate bus routes, and less than one mile from downtown Franklin, reducing the need for multiple personal vehicles. As such, staff recommends approval of this modification of design standards.
Recommendation
recommendation
Staff recommends a favorable recommendation to BOMA.
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See attached pages for a list of staff recommended conditions of approval.
PROCEDURAL REQUIREMENTS:
1. Fifteen (15) half-size copies of the Development Plan shall be submitted to the Department of Planning and Sustainability by 9am on the Monday after the Planning Commission meeting in order to be placed on the Board of Mayor and Aldermen agenda.
2. If the plan receives BOMA approval, the applicant shall upload the corrected plan to the online plan review website (https://franklin.contractorsplanroom.com/secure/) and submit one (1) complete and folded set and a .pdf file of corrected development 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.
3. The city's project identification number shall be included on all correspondence with any city department relative to this project.