DATE: 12/12/2014
TO: Franklin Municipal Planning Commission
FROM: Amy Diaz-Barriga, Principal Planner
Catherine Powers, Director of Planning and Sustainability
Subject
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PUBLIC HEARING: Consideration of Resolution 2014-93, To Be Entitled "A Resolution Approving a Development Plan for the Township PUD Subdivision, Located at 1127 Murfreesboro Road, by the City of Franklin, Tennessee." (12/18/14 FMPC 6-1; 01/13/2015 WS)
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Purpose
The purpose of this memo is to provide information to the Franklin Municipal Planning Commission (FMPC) concerning a development plan with four design modifications for the Township PUD Subdivision, located at 1127 Murfreesboro Road.
Project Information
COF Project Number: 4718
Applicant: Greg Gamble, Gamble Design Collaborative
Owner: J.D. Eatherly
Background/Staff Comments
This PUD plan proposes 43 townhomes and a 1 story assisted living facility on three properties behind the Williamson Square shopping center. Planning is supportive of these types of uses in this location; they provide a less intense and more compatible use to the adjacent existing neighborhood. The scale of the development, and the secluded location, are features that could help create a sense of a small, tight-knit community.
However, there are several outstanding factors of the plan that Planning does not support. First and foremost, the plan places 28 dwelling units within an existing, platted setback. There is a 100' platted setback along the north property line, and until such time as this setback is removed by re-platting the lot, this plan is in direct violation of a legal document defining the setback requirements for the site.
Second, Planning is not supportive of front loaded garages as shown on the plan and elevations. The applicant is requesting a design modification to allow such a product, but it goes against the environment that the development is trying to create, as a walkable, pedestrian-connected community. As stated in their comparability statement, "the assisted living facility will provide service for the senior town homes as needed. These services will include access to a physician for minor problems, meals and delivery as requested, and neighborhood van service for shopping and heath care. The van will reduce vehicular use typically seen at town home developments". Planning applauds the development for their efforts to reduce the dependency on cars, and feels that the plan should reflect this goal. Front loaded garages places the emphasis on the vehicle, rather than the pedestrian. Also, front loaded garages create a constant obstruction for pedestrians traversing between their town house and the assisted living facility and services. Placing the garages at the sides or rear of the units removes this obstruction, and enforces a pedestrian-centric corridor on the fronts of the townhomes. Along these same lines, Planning does not support a front loaded garage that is 16' in width, as being requested in a design modification. This large width of the garage door on the front façade further emphasizes the vehicle rather than the pedestrian. If it is the intent of the development to truly reduce the dependency on vehicles, and FMPC chooses to allow front loaded garages, Planning would suggest providing a single loaded garage, with ample space on the interior of the garage to easier accessibility into and around a vehicle. Should Planning choose to deny the two requests for design modifications regarding garage doors, the plan will need to be significantly revised, and will be required to be brought back to Planning Commission for review.
Lastly, the applicant has not yet obtained an access easement through the church site, but does not show the required turnaround at the terminus of their private drive in the absence of such an access agreement. Until such time as an access easement is recorded for this development, the plans should be revised to show the required fire access turnaround.
Project Considerations
Project Considerations are not conditions of this approval, but are intended to highlight issues that should be considered in the overall site design or may be required when more detailed plans are submitted for review. These items are not meant to be exhaustive and all City requirements and ordinances must be met with each plan submittal.
In order for this plan to obtain a building permit, a re-plat will need to be recorded to reduce the current platted setback.
Items used for buffer reductions (berm and fence) will be reviewed and approved at site plan. Should items not meet zoning code requirements, buffers will be required to be their full width, and the development plan will be revised to reflect these updated widths.
Design Modifications
1. Request to increase the maximum building length of the assisted living building from 200 feet to a length of 381 feet.
Staff recognizes that the elongated portion of the building does not directly face the proposed townhomes, but rather an existing large structure. Staff feels that this length of building does not go against the intent of the zoning ordinance so long as the elevation includes additional architectural detailing and façade variation. Staff recommends approval.
2. Request to permit front facing garage doors.
Staff, as stated in the comments above, feels this goes against both the intent of the zoning ordinance and the intent of the development, as a pedestrian-oriented development. Staff recommends denial.
3. Request to permit one 16-foot wide garage door.
Staff, as stated in the comments above, feels this goes against both the intent of the zoning ordinance and the intent of the development, as a pedestrian-oriented development. It should be noted that if the garage were placed on the side or rear of the townhome unit, a 16-foot wide garage would be permitted. Staff recommends denial.
4. Request to permit the minimum height of the foundation for the town homes at 4 inches from finished grade.
Staff acknowledges that this development is focused on a certain demographic, and this reduced finished floor elevation would assist in mobility. Staff recommends approval.
Recommendation
recommendation
Staff recommends an unfavorable recommendation to BOMA. Should FMPC wish to recommend favorably for this development plan, they should consider doing so with the conditions provided.
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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.