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
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Land Use Plan Amendment request, to remove the property located at 1152 Hillview Lane from Southall Character Area, Special Area 3 (SOCO-3), add it to Southall Character Area, Special Area 7 (SOCO-7), and revise recommendations for SOCO-7.
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Project Information
COF Project Number: 6140
Applicant: Greg Gamble, Gamble Design Collaborative
Background from the Franklin Land Use Plan (LUP)
The applicant seeks to remove the property located at 1152 Hillview Lane from SOCO-3, and move it into SOCO-7, which was created through the approval of a Land Use Plan Amendment request at the February 22, 2007 FMPC meeting. Through the Green PUD Subdivision encompasses all of SOCO-7.
The property serves as the eastern boundary of SOCO-3. The Land Use Plan policy for SOCO-3 calls for “hamlets or conservation subdivisions that respect the extensive hillside and hilltop constraints with a maximum of 150 dwelling units accommodating approximately 400 residents.” Conversely, the Land Use Plan calls for attached residential uses in SOCO-7.
Planning and Sustainability Department Comments
The 54-acre property is zoned Light Industrial, whereas the Land Use Plan recommends a clustered single-family residential use that respects and preserves natural features in the area. Since the Land Use Plan was adopted, conditions have changed in proximity to the property. The Shadow Green townhomes have been constructed to the shared property line, and two streets (Vintage Green Lane and Shadow Green Drive) are stubbed to this property line. An extension of the townhouse development pattern onto this property would be appropriate and provide a consistent transition.
Additionally, the property is constrained by the Hillside/Hillcrest Overlay and associated 500-foot buffer on the west. This protected area would provide a natural break between SOCO-7 and SOCO-3. The property will also be bisected on the south by future Mack Hatcher R.O.W., which could provide another point of transition in land use to the south. By adding this property to SOCO-7, the attached residential use could provide a more orderly shift from the light industrial uses to the north to the single-family residential uses to the south.
The applicant is also requesting the following revisions to the SOCO-7 text:
1) Delete statement 4: “Interconnectivity to the north shall be prohibited. Interconnectivity shall be provided to the east and west and in addition require north/south interconnectivity to the east within Special Area 1 to Century Court.”
Access to Century Court was established with Through the Green PUD Subdivision, and the staff recommends future connectivity to the City’s Sanitation and Environmental Services property.
2) Add the statement: “Where a property is adjacent to single-family homes or land intended for a detached residential use, attached residential dwellings should be in the form of townhomes or big houses, where multiple dwelling units resemble detached residential.”
Adding this statement would limit the types of attached residential on this particular property to development forms that are more compatible in massing and scale with future nearby single-family development.
3) Add the statement: “Future Mack Hatcher R.O.W. should be the southern limit of attached residential dwelling units.”
The future Mack Hatcher R.O.W. will likely bisect the southern portion of the property. Adding this statement would keep the attached residential use from continuing south of Mack Hatcher.
Recommendation
recommendation
Approval of the Land Use Plan amendment request is recommended.
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