DATE: June 15, 2016
TO: Franklin Municipal Planning Commission
FROM: Andrew Orr, Principal Planner
Emily Hunter, Long Range Planning Supervisor
Bob Martin, Interim Director of Planning and Sustainability
Subject
title
Land Use Plan Amendment request, to remove the properties located at 4344 and 4350 South Carothers Road from Seward Hall Character Area, Special Area 3 (SWCO-3), and add them to McEwen Character Area, Special Area 6 (MECO-6).
body
Project Information
COF Project Number: 6141
Applicant: Greg Gamble, Gamble Design Collaborative
Background from the Franklin Land Use Plan (LUP)
The applicant seeks to remove the properties located at 4344 and 4350 South Carothers Road from SWCO-3, and move them into MECO-6. The properties currently serve as the western boundary of SWCO-3. When the Land Use Plan was adopted in 2004 and the Zoning Ordinance was adopted in 2008, the land use in SWCO-3 was limited to detached residential on lots of one to five acres. In 2010, the Land Use Plan was amended to update the Seward Hall Character Area, and the lot size restriction was eliminated. When the Zoning Ordinance was amended in 2011 to update the Character Area Overlay Districts to coincide with recent amendments to the Land Use Plan, the lot size restriction was voted to remain in the Zoning Ordinance. Therefore, the properties in SWCO-3 are still required to have a detached residential use on lots of one to five acres.
In MECO-6, the Land Use Plan recommends that new development reflect the character of the established area. The established character in MECO-6 includes mainly single-family dwellings on lots generally ranging from 5,500 to 15,000 square feet, as well as some townhomes and big-house-style multifamily dwellings. The McEwen Character Area has not been comprehensively updated since 2004.
Planning and Sustainability Department Comments
The two properties total 29.1 acres and are located directly south of Cross Creek Subdivision and the Adams Property. Since the Land Use Plan was adopted, conditions have significantly changed in this area, specifically along South Carothers Road. The Lockwood Glen PUD Subdivision and Simmons Ridge PUD Subdivision have been approved, totaling over 1,000 attached and detached dwelling units. These neighborhoods are in proximity to the subject properties and have helped shape the development pattern in this area.
Currently, South Carothers Road divides the MECO-6 and SWCO-3 areas in this location. There are only eight properties, including the two subject parcels, along the eastern side of South Carothers Road that are located in a different special area from the properties opposing them on the west side of the street. There is merit in placing all eight of these properties in MECO-6 to provide a consistent development pattern on both sides of South Carothers Road. MECO-6 includes properties along both sides of South Carothers Road to the north and south of these eight parcels. Adding all eight parcels to MECO-6 would allow these properties to develop detached residential lots of a size consistent with that of the established area, rather than lots of a size exceeding one acre. Because the established character of MECO-6 includes detached residential as the predominant use with townhomes and big-house-style multifamily residential as appropriate complimentary uses, new development in MECO-6 could also include some supporting attached residential uses in the form of townhomes or big houses.
For the reasons previously stated, approval of the Land Use Plan amendment request to add the properties located at 4344 and 4350 South Carothers Road to MECO-6 is recommended that the following properties be moved to MECO-6, as well:
• 4352 South Carothers Road (Parcel 089-04200)
• 4356 South Carothers Road (Parcel 089-04100)
• 4364 South Carothers Road (Parcel 089-0400)
• 4372 South Carothers Road (Parcel 089-03900)
• 4378 South Carothers Road (Parcel 089-03801)
• 4378 South Carothers Road (Parcel 089-03800)
All of these properties are located outside of the Franklin corporate limits. No changes to the Land Use Plan text are requested.
Recommendation
recommendation
Approval of the Land Use Plan amendment request is recommended, with an amendment to add the six properties located between the requested parcels and Simmons Ridge to MECO-6.
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