DATE: 4/15/2015
TO: Franklin Municipal Planning Commission
FROM: Andrew Orr, Principal Planner
Catherine Powers, Director of Planning and Sustainability
Subject
title
PUBLIC HEARING: Consideration of Resolution 2015-27, To Be Entitled, "A Resolution Approving A Development Plan Revision 6 For Highlands At Ladd Park PUD Subdivision, With 3 Modifications Of Standards (MOS1-Parkland Dedication In Floodplain To Be Used As Canoe Access; MOS2-Allow Impervious Paving Surface For Canoe Access; MOS3-Receive Future Credit For Land Dedication In Excess Of 1.21 Acres), Located Along Carothers Parkway And Long Lane, By The City Of Franklin, Tennessee." (FMPC 04/23/15 7-0, 05/12/15 WS)
body
Purpose
The purpose of this memo is to provide information to the Franklin Municipal Planning Commission (FMPC) concerning a Development Plan Revision for the Highlands at Ladd Park PUD Subdivision located along Carothers Parkway and Long Lane.
Project Information
COF Project Number: 5800
Applicant: Greg Gamble, Gamble Design Collaborative
Owner: Paul Arnold, Trillium Ventures
Background/Staff Comments
The rezoning and concept plan for The Highlands at Ladd Park were originally approved by the BOMA on June 14, 2005 (Ordinance 2004-82). The approved concept plan has been revised five times prior to this submittal, most recently on July 24, 2014 (project # 4596).
With this revision the applicant proposes several changes:
· Density increase from 1,150 dwelling units to 1,203 dwelling units. The revised density is now 1.94 units.
· Section N has been completely revised and has also been aligned to connect to Section M in the future.
· Section K has been absorbed into Sections L and M so that K no longer exists.
· Road layouts in Sections L and M have been revised, lot sizes have been increased, and associated open spaces and lots in reserve have been adjusted accordingly.
· Open space 14 has been converted into a lot in reserve.
· Eight lots have been added in a previous Lot in Reserve along Alfred Ladd Road West at the main entrance to the subdivision at Long Lane-all open space and lots in reserve have been recalculated accordingly.
Modifications of Standards
The applicant is requesting three Modifications of Standards.
MOS 1: Trillium Farms is providing land sufficient to construct a canoe ramp and parking area in excess of 1.21 acres and Signature Homes will construct the ramp and parking area. This will be dedicated to the City of Franklin to be used as a public park. Trillium Farms requests that the dedication of land be located 100% in the floodplain.
Staff supports this request and recognizes the importance of this access point to the Harpeth River for recreation but also public safety. It would provide great access to the City's blue-way network and also serve as a portal for the fire department and police in case of related emergencies. Staff recognizes that by the very nature of the proposed use that being located in the FFO and FWO is acceptable and reasonable.
MOS 2: Signature Homes requests they provide non-pervious paving for the construction of the parking lot and ramp.
Staff supports this request on the basis of functionality and reduced long-term maintenance. The City owns and maintains a canoe access at the site of the former lowhead dam. This park has pervious pavers that are no longer functional. In a short period, floods have filled the pavers with sediment, rendering them impervious. For the purpose of long-term maintenance, staff recommends using an impervious paving material for the canoe launch and parking area.
MOS 3: Trillium Farms requests they be given credit for parkland dedication for any land dedicated to the City in excess of 1.21 acres for any future additional lots in the development.
In the future, the applicant could propose an additional increase in density from 1.94 units/acre to 2.0 units/acre. Staff supports giving future parkland credit with this MOS request.
Recommendation
recommendation
Staff recommends 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.