DATE: 12/12/2014
TO: Franklin Municipal Planning Commission
FROM: Catherine Powers, Director of Planning and Sustainability
Subject
title
PUBLIC HEARING: Consideration of Resolution 2014-47, To Be Entitled "A Resolution Adopting a Plan of Services for the Annexation of Certain Areas by the City of Franklin, Tennessee, Specifically the Adams Property, Located on the South Side of Murfreesboro Road and Immediately West of Ridgeway Drive." (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 plan of services for the October Park PUD Subdivision (11.88 acres of the Adams property), located south of Murfreesboro Road and west of Ridgeway Drive.
Background/Staff Comments
Gamble Design Collaborative (GDC) on behalf of the property owner has requested annexation of 11.88 acres located south of Murfreesboro Road and west of Ridgeway and adjoining the City limits within the eastern part of Franklin's Urban Growth Boundary (UGB). The applicant proposes nineteen (19) detached, single-family dwellings. The site is located in a rural section of Williamson County and the Plan of Services stipulates the infrastructure the applicant is required to provide to adequately support the project.
Plan of Services
City departments have provided feedback for the Plan of Services and their requirements are outlined in the attached draft. As expected, the draft Plan of Services primary issues are wastewater and roadway infrastructure. The following is a summary of major improvements:
Wastewater
The Property lies within the Watson Branch Sanitary Sewer Drainage Basin as defined in the City of Franklin Sanitary Sewer Basin Study documents. A development of 19 single family residential homes is proposed for this Property. The Property shall be served by an extension of the City's gravity sanitary sewer system from the existing manhole located on the Property. In addition, the Owner shall be required to extend the gravity sanitary sewer system to the adjacent properties that will naturally drain through the Property. The Owner shall be responsible for all costs associated with the engineering, design and construction of the necessary sanitary sewer infrastructure for the development of this Property and shall comply with all requirements as outlined in the Franklin Municipal Code.
The Developer(s) shall be responsible for the following:
Extending the City's gravity sanitary sewer system to adjacent properties that will naturally drain through the property.
· All costs associated with engineering, design and construction of the necessary sanitary sewer infrastructure for the development.
Streets
The Owner shall be responsible for all costs associated with the engineering, design and construction of the necessary roadway (Streets) infrastructure for the development of this Property and shall comply with all requirements as outlined in the Franklin Municipal Code. The Owner shall be required to connect to Ridgeway Drive. No additional access to Murfreesboro Road (State Route 96) shall be allowed by the City of Franklin. The Owner shall prepare a traffic impact study to evaluate the intersection of Ridgeway Drive and Murfreesboro Road to determine if additional turn lanes are necessary for both Ridgeway Drive and Murfreesboro Road. Should additional turn lanes become necessary due to the proposed development of this Property, the Owner shall be responsible for all the costs for such turn lanes, including any necessary additional rights-of-way. The costs for such required turn lane improvements, including the cost of any necessary additional rights-of-way, shall not be eligible for Offsets of the City Road Impact Fees. Finally, the Owner shall be required to construct five foot (5') wide sidewalks along the frontage of the Property to include both Ridgeway Drive and Murfreesboro Road, as well as providing five foot (5') sidewalks on along both sides of the Streets through any development on the Property.
The Developer shall be required to provide the following:
· Engineering, Design and Construction of all necessary roadway infrastructure for the development.
· Connection to Ridgeway Drive.
· Cost of a traffic impact study to evaluate the intersection of Ridgeway Drive and Murfreesboro Road.
· Cost of necessary turn lane, including additional right-of-way. Not eligible for Offsets of the City Road Impact Fee.
· Construction of five (5) foot sidewalks along the Frontage of Murfreesboro Road and Ridgeway Drive.
GDC's Initial Response to Plan of Services
City staff has met with the representatives from the GDC regarding the draft Plan of Services. The applicant has reviewed the Plan of Services and provided input. There is no disagreement with the Plan of Services.
Financial Impact
The financial impact information attached shows a rough estimate of the revenues likely to be generated from the development of this property. This estimate is based on 22 homes and does not include an estimate of the annual cost of the City providing service to this property when fully developed. There are fees not currently available, but staff calculation indicate an estimate of at least $490,920 in revenues to the City from the annexation and development of this property.
City of Franklin Land Use Plan
SEWARD HALL CHARACTER AREA
The Seward Hall Character Area lies east of I-65 on the easternmost edge of the City of Franklin and the UGB. It is comprised of approximately 10,614 acres. The north and east boundaries of Seward Hall are the limits of the UGB. The southern boundary is the Harpeth River. The major regional commerce center in the McEwen Character Area lies immediately to the west.
The character of this area is a combination of Rural and Suburban. Roughly 46% of the land in this area is either vacant or being used agriculturally. The developed portions of the area are almost exclusively Detached Residential development, comprising 33% of the land area. The remaining 11% of the land is open space, institutional uses or utilities.
The topography in the Seward Hall Character Area is relatively moderate, with rolling hills and some steep slopes occurring north of Liberty Pike. The floodplain areas are generally limited to the southern portions of the area.
Planned extensions of Liberty Pike and McEwen Drive, as well as the extension of Market Street and improvements to Murfreesboro Road, will increase development pressure in this area. Pedestrian and cycling facilities in the form sidewalks, bike lanes and multi-use paths are necessary to meet the needs of the increasing population.
City sewer is currently available for the existing subdivisions north and south of McEwen Drive, areas near McKays Mill Subdivision off Clovercroft Road and the Ivy Glen and Caldwell Estates Subdivisions. Recent development in the area has tapped into existing sewer lines. Limited sewer, especially in the areas south of Murfreesboro Road, will constrain development to mainly large-lot Detached Residential uses. It is anticipated that as sewer expands south of Murfreesboro Road, that areas to the west of this area would more easily be served.
VISION
The Seward Hall Character Area will be comprised of seven special areas, where residential uses should be predominant. Three of the special areas are identified for smaller scale commercial uses, and are still appropriate areas for residential uses. The entire area should retain a Suburban and Rural character. The preservation of natural features in the area is critical in order to retain its current character.
CHARACTER AREAS SPECIAL AREA 3
Character
1. This area is largely built out and typically includes detached residential uses on larger lots. However, there are significantly sized parcels that are currently vacant or agricultural which may be considered for development in the future.
2. The protection of environmental features is important to this area's unique community character and should be protected. Of particular importance in this area is the floodplain.
3. Historic preservation helps to maintain a connection to a community's history, and it helps to maintain community identity in times of high growth. This special area is home to Cedarmont, constructed between 1816 and 1823 and placed on the National Register of Historic Places in 1984. Cedarmont is received its name from the row of cedars which lined the driveway to the house. This residence is located at 2030 Cedarmont Drive near what is now the Cedarmont Subdivision.
Land Use
4. Existing uses are predominately detached residential. New development shall be consistent with these predominate uses.
5. There are currently limited Civic and Institutional uses sprinkled throughout this special area. Additional Civic and Institutional uses are appropriate so long as the site design and traffic implications are adequately addressed.
6. Because of there is the potential for Activity Centers within Seward Hall Character Area, additional commercial, office or retail uses are not supported.
7. New growth should be encouraged only in areas where adequate public water, sewer and streets are currently available or are planned.
Development Form
8. This area should follow standards for the Conventional/Suburban Design Concept. There are also many areas that are environmentally sensitive which have been assigned the Conservation Design Concept.
9. Smaller lots should not be located on the exterior of a proposed development adjacent to, or across the street from, larger lots of an existing development. Lot sizes shall transition to address existing development patterns. However, if the applicant proposes an alternative, and if potential conflicts will be created, the applicant shall give justification as to how they will be mitigated or avoided.
Connectivity
10. The Major Thoroughfare Plan identifies roadway improvements to South Carothers Road and Arno Road and roadway widening to Highway 96/Murfreesboro Road.
11. Greenways should be encouraged as they provide an open space network between neighborhoods, mixed use centers, office and commercial developments, business districts, parks, schools and historic sites. The Greenway and Open Space Plan calls for a multi-use path and bike lanes along Highway 96/Murfreesboro Road as well as secondary routes along South Carothers Road and Arno Road.
12. New subdivisions should provide street connections in all directions and should be planned to connect with adjacent planned or existing roads. Establishing more local street connections helps disperse traffic thereby reducing the volume on major corridors and easing congestion. Additionally, more local street connections increases accessibility and can reduce vehicle miles traveled and average trip length.
Open Space
13. Areas identified for the Conservation Design Concept include key environmentally sensitive sites such as floodplain but also private open-space over five acres, utilities and cemeteries. Although they may not be graphically indicated, all private open space and cemeteries should be considered under the Conservation Design Concept, regardless of size.
14. Redevelopment of any existing private open spaces should be considered in conjunction with the overall subdivision layout and the City's open space requirements.
15. Cemeteries shall be governed by all federal, state and local laws, as appropriate.
16. A well-integrated network of connected open space and parks shall be encouraged to add public amenities and to preserve the existing qualities of the area.
17. Common design elements, such as fieldstone walls and wood plank fencing, shall be used to create and maintain a community identity.
BOMA Meeting
A Public Hearing was held on September 23, 2014, at the BOMA meeting to obtain additional input from citizens, the applicant, and staff. Following the public hearing, the BOMA referred the Plan of Services back to staff, to begin the process of the Annexation, Rezoning, Development Plan, Plan of Services, and agreements. It should be noted that direction by the Board to refer the Plan of Services and the annexation process does not imply approval by the Board during later stages in the process. The referral simply moved the item for further work, review by staff, the FMPC and, ultimately, the Board.
Recommendation
recommendation
Staff recommends a favorable recommendation to BOMA.
end