DATE: December 8, 2017
TO: Franklin Municipal Planning Commission
FROM: Andrew Orr, Principal Planner
Kelly Dannenfelser, Long Range Planning Supervisor
Emily Hunter, Director of Planning and Sustainability
Subject
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Consideration Of Resolution 2017-86, To Be Entitled: “A Resolution By The Franklin Municipal Planning Commission To Adopt A Text And Map Amendment To Envision Franklin For Properties Located At The Southwest and Southeast Quadrants Of The Mack Hatcher Parkway And Franklin Road Intersection.” (PUBLIC HEARING)
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Project Information
COF Project Number: 6586
Applicant: Gary Vogrin, Kiser + Vogrin Design
Owner: Marylyn Goutman
Background/Staff Comments
The amendment request includes two parcels under common ownership located southeast and southwest of the Franklin Road and Mack Hatcher Parkway intersection. The southwestern property encompasses 13.43 acres and borders the Franklin United Methodist Church. The southeastern tract makes up 48.37 acres. The CSX railroad bisects the property and the area east of the tracks is mostly floodplain. Together, both parcels make up approximately 61.8 acres.
Envision Franklin designates both parcels as Conservation Subdivision. Single-family residential is the only listed primary use for Conservation Subdivision, but big houses, duplexes, and the farmstead compound are secondary residential uses that could be supported. Institutional and recreational uses could also be appropriate. For residential development, the intent is to maintain a single-family form and preserve a minimum of 50% open space. Alternatively, the farmstead compound could be used, but additional open space should be preserved to offset the additional site intensity.
The parcels contain sensitive environmental and historic features. Spencer Creek flows through the property. The stream buffer and associated floodplain make much of the area east of the railroad tracks undevelopable. A small area of floodplain exists on the western parcel near the intersection of Daniel McMahon Lane and Franklin Road. The entire property is located in the Historic Preservation Overlay (HPO) as well as CFCO-5.
The amendment request deviates from previous planning studies and the policies set forth in Envision Franklin. The Plan designates several parcels along the Franklin Road corridor as Conservation Subdivision with the purpose of preserving open space, the rural viewshed, environmental features, and the low-density single-family form. Many of the policies were carried over from the Franklin Road Small Area Plan and incorporated into the Conservation Subdivision Design Concept. New development should be at a low intensity and scale. The applicant is requesting Mixed Residential, which supports townhomes, big houses, single-family, and duplexes as primary uses. The staff strongly recommends maintaining the uses supported by Conservation Subdivision and not allowing townhomes. The introduction of townhomes changes the character and lends itself to a more urban style and form.
Envision Franklin sets forth a 150’ setback from Mack Hatcher Parkway and Franklin Road. The applicant is requesting the flexibility to encroach into this setback along Franklin Road. The setback was established to protect the scenic and rural character and the staff strongly recommends maintaining the 150’ setback in its entirety.
The applicant is requesting a new Special Consideration for the Mixed Residential Design Concept that carries over many of the policies identified in the Franklin Road and Mack Hatcher Parkway Special Consideration.
The applicant requests adding the following italicized Special Consideration to Mixed Residential:
Proposed developments within this location should set aside a substantial amount of property as permanently protected open space in its natural state. New development should preserve a minimum of 50 percent open space, strategically targeted toward scenic vistas, greenways, pastures, trails, woodlands, or other uses that maintain scenic character, protect habitat value, and contribute to the quality of life for residents.
Franklin Road is the last rural gateway into Downtown Franklin. Building setbacks should be at least 150 feet along Franklin Road and Mack Hatcher Parkway in order to preserve the scenic viewshed. Context sensitive parallel drives are allowed within the outer one‐half (75' ‐ 150' range) of the 150' setback. The orientation of structures should address Mack Hatcher Parkway and Franklin Road.
Development should use the existing, natural topography and minimize grading to the maximum extent practicable.
Commercial uses are not appropriate within this rural corridor.
The form, architecture and style of new buildings should draw from the surrounding area and from historically significant buildings. Some of the historic dwellings in the area were built in the early nineteenth century and have Federal and/or Greek Revival architecture. New buildings located immediately adjacent to the side/front of historic buildings should appear to be within one‐half story of the historic building height.
Residential buildings directly fronting Franklin Road should be a maximum of two‐and one‐half stories. Residential units located behind the first row of residential units along Franklin road shall be a maximum of three stories.
Street infrastructure improvements to Franklin Road should be context sensitive in coordination with TDOT and City Streetscape Plans. Alternative options should be taken to avoid widening Franklin Road. Streetscape improvements to Franklin Road should be rural in nature, including informal, natural landscaping and traditional rural elements.
New local streets, adjacent to Franklin Road only, should be rural in character, with swales instead of curbs, informal street‐tree plantings, and traditional rural elements, such as stone walls and wood‐plank fencing.
The Daniel McMahon Lane and Franklin Road intersection should be studied for possible relocation in order to provide safe access to the SW and SE quadrants.
Trail interconnectivity should be promoted by using current and future planned trails, together with trails along Spencer Creek and the Harpeth River.
Common design elements, such as fieldstone walls and wood plank fencing, should be preserved and used along major thoroughfares to reflect Franklin’s community identity.
Parking should be to the side and rear of buildings or on‐street.
Creekside Manor and ancillary historic structures should be preserved in their locations and context with careful site design around them to preserve the character of Franklin.
Project Considerations
The applicant is interested in relocating the vehicular access as shown in the exhibits, near Creekside Estate’s driveway, which would not only encroach into the side and rear yard of the historic estate, but also not meet intersection spacing requirements. Providing access to the site will be challenging, but the staff recommends maintaining the existing Daniel McMahon Drive alignment and intersection. Passage of this amendment, or any portion thereof, does not constitute City of Franklin or TDOT approval of the Daniel McMahon Drive relocation or sub-standard intersection spacing.
A neighborhood meeting was held on November 2, 2017 at the Franklin City Hall to review the plan amendment request. The overwhelming sentiments were against changing the policies set forth in Envision Franklin. A copy of the sign-in sheet and comment cards are included in the packet.
Recommendation
recommendation
Disapproval of the Envision Franklin Plan Amendment is recommended.
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