DATE: 12/12/2014
TO: Franklin Municipal Planning Commission
FROM: Brad Baumgartner, Planner
Catherine Powers, Director of Planning and Sustainability
Subject
title
PUBLIC HEARING: Consideration of Resolution 2014-97, To Be Entitled "A Resolution Approving a Development Plan for Branch Creek Crossing PUD Subdivision with 2 Modification of Standards (MOS 1 - Location of Loading Areas; MOS 2 - Parking Facing Primary Street in Traditional Area) Located at 574 and 580 Franklin Road, by the City of Franklin, Tennessee." (12/18/14 FMPC 7-0; 01/13/15 WS)
body
Purpose
The purpose of this memo is to provide information to the Franklin Municipal Planning Commission (FMPC) concerning a development plan for Branch Creek Crossing PUD Subdivision, which is proposed for 48 condominiums and 36,480 square feet of office space located at 574 and 580 Franklin Road.
Project Information
COF Project Number: 4692
Applicant: Tim Turner, T-Squared Engineering
Owner: Mary Y. and Leonard B. Fagan
Background/Staff Comments
The applicant is proposing a mixed-use development, consisting of two office buildings of 18,240 square feet each and two condominium buildings with a total of forty-eight (48) residential units. The two office buildings will front Franklin Road with the condominium buildings located towards the rear of the property.
There are significant environmental concerns on this property with Branch Creek going through the middle of the site and Hillside Overlay to the rear of the property.
The land use plan does support this mixture of uses and states the following for this area:
Development Form
1. This area should follow standards for the Mixed Use Design Concept.
2. There are also many areas that are environmentally sensitive slopes which have been assigned the Conservation Design Concept.
3. The main portion of development in this area will occur on the west side of Franklin Road. The east side of Franklin Road offers less development opportunities due to steep slopes and floodway and floodway fringe overlays, but development adjacent to Franklin Road shall mirror the character of new development on the west side.
4. Development shall occur pursuant to a Master Plan. The Master Plan shall provide for a transition of land-use intensity south along Franklin Road to match the Rural Residential character of Franklin Road to the south.
Vision
The Berrys Chapel Character Area, comprised of eight special areas, will be a northern gateway into the City of Franklin that establishes a precedent for quality design. It will include high quality suburban and rural uses along the two north-south corridors, although design along Franklin Road will insure the preservation of a rural character through substantial setbacks. The northern gateway at Franklin Road will be anchored by a Mixed-Use Center. The area between Franklin and Hillsboro Roads will be maintained with a rural character. This will be an area where preservation and protection of the natural scenic beauty created by hillsides, hilltops, view sheds and watersheds is integrated with high-quality land planning and architectural design to retain and enhance the community character.
Modifications of Standards
Modification 1- The applicant is requesting a modification of the Zoning Ordinance Section 5.9.12(3)B that requires loading areas to be located to the rear of the use they serve. The applicant is requesting the loading area to be located to the side of the condominium building. Due to the site layout, the HHO buffer prevents this standard from being achieved.
Staff recommends approval of this modification of standards (MOS1).
Modification 2- The applicant is requesting a modification of the Zoning Ordinance Section 5.3.6(10)(a)(i), as well as Section 5.9.4(8), which state that no off-street parking is to be located between the primary entrance and the primary street for a non-residential building in a traditional area. The applicant is requesting that the parking to be allowed in the front of the office buildings. The proposed configuration of parking is minimal in depth and matches the parking area located across the street at the Gateway Village Subdivision. Staff believes that this modification would be compatible with nearby development.
Staff recommends approval of this modification of standards (MOS2).
Recommendation
recommendation
Staff recommends a favorable recommendation to BOMA.
end
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.