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 amend language in the Franklin Road Small Area Plan (FRSAP) and the Special Area Considerations for Berrys Chapel Character Area, Special Area 7 (BCCO-7).
body
Project Information
COF Project Number: 6142
Applicant: Greg Gamble, Gamble Design Collaborative
Background from the Franklin Land Use Plan (LUP)
The Land Use Plan states, “Franklin Road in this area is considered to be the last rural gateway into Central Franklin. This area is unique and has tremendous scenic value to the community. As such, it will remain a prominent and important gateway and corridor into Central Franklin.”
The LUP supports new residential and institutional uses along Franklin Road that are designed to preserve the rural character of the area and its open space. Attached Residential is also supported if it has the massing and scale of detached residential, such as the “Big House” or “Farmstead Compound” concept, which would have multiple townhouse or flat units but would have the form and massing of a large detached residential home. Building height is recommended to be one to two stories, except for institutional buildings, which, pursuant to a PUD approval, could go higher.
The LUP further includes detailed recommendations for BCCO-7 regarding architecture, connectivity, and open space. The Franklin Road Small Area Plan (FRSAP) was adopted in 2006 and later incorporated into this section of the LUP. The FRSAP specifically identifies targeted development standards intended to preserve the scenic quality of key parcels and provides the framework to develop the area in an environmentally sensitive way.
The first Vehicular Circulation and Access recommendation listed in the FRSAP applies directly to the applicant’s site at the northeast corner of Franklin Road and Mack Hatcher Parkway and states, “Legends Club Lane shall be the only vehicular access on Franklin Road for future development in the northeast quadrant of the intersection. If the northwest quadrant develops, then access shall be coordinated to create a four-way intersection with signalization, subject to TDOT approval.”
Planning and Sustainability Department (P&SD) Comments
The applicant is seeking to develop a 20-acre parcel located at 145 Legends Club Lane, which is at the northeast corner of the intersection of Mack Hatcher Parkway and Franklin Road. The property is undeveloped and has an agricultural use. The property is zoned Civic/Institutional (CI) and contains the Scientific Research Overlay (SRO). The applicant wants to develop the property with an attached residential use. The desired site design does not comply with all the recommendations of the LUP, and, therefore, the applicant is requesting two amendments.
Berrys Chapel Character Area, Special Area 7, Development Form (No. 3)
Current LUP Recommendation: Building scale should be limited to one to two stories with an exception for civic and institutional buildings, which are subject to the PUD review process during which an alternative maximum height may be established.
Applicant’s Proposed LUP Recommendation: Building scale should be limited to 1-2 stories. In certain circumstances, buildings may be at a height up to three stories pursuant to a PUD.
The P&SD recommends approval of this LUP amendment for the following reasons:
(1) A corridor setback of 150 feet is required for new development in BCCO-7. Therefore, any new development along Franklin Road would be set back to an extent that will help maintain the rural character and scenic views of the area.
(2) The LUP only supports building forms that look like estate homes or farmsteads. Due to this design recommendation, buildings will be smaller in mass, helping to reduce the overall appearance of scale, even on a three-story building.
(3) Three-story buildings would only be allowed with the approval of a PUD, in which a Development Plan would provide details relating to form, massing, setbacks, and architecture. Appropriate building height could be evaluated by the FMPC and BOMA at this time.
Franklin Road Small Area Plan, Vehicular Circulation and Access (No. 1)
Current LUP Recommendation: Legends Club Lane shall be the only vehicular access on Franklin Road for future development on the northeast quadrant of the intersection. If the northwest quadrant develops, then access shall be coordinated to create a four-way intersection with signalization, subject to TDOT approval.
Proposed LUP Recommendation: Legends Club Lane shall be the primary vehicular access on Franklin Road for future development on the northeast quadrant of the intersection. Emergency access to Franklin Road may be considered, subject to City Engineer and TDOT Approval. If the northwest quadrant develops, then access shall be coordinated to create a four-way intersection with signalization, subject to TDOT approval.
The P&SD recommends approval of this amendment, which would allow traffic engineers to study a second point of vehicular connection that would be used only for emergencies.
Recommendation
recommendation
Approval of the Land Use Plan amendment request is recommended.
end