DATE: June 15, 2015
TO: Board of Mayor and Aldermen
FROM: Eric Stuckey, City Administrator
Vernon Gerth, ACA-Community and Economic Development
SUBJECT: the
Continued Discussion and Update on Alternatives for the Second Vehicular Entrance/Exit to the Stream Valley Subdivision (Continued from 06/23/15 WS).
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Purpose
The purpose of this memorandum is to update the Board of Mayor and Alderman (BOMA) on alternatives to the developer of the Stream Valley Subdivision, Alex Marks, in proceeding with the installation of the second vehicular entrance/exit as approved. This second vehicular entrance/exit is adjacent to the east property line of the Goose Creek Estates Subdivision and staff is seeking guidance on the preferred option and whether to proceed with amending the approved Development Plan and Agreement.
Background
In 2004, the City of Franklin Board of Mayor and Alderman approved the Stream Valley Planned Development which has since been amended. One such amendment included a development agreement that capped the construction of the number of dwelling units prior to the completion of the second vehicular entrance/exit access. In February of 2015, staff informed the BOMA during a work session that the developer of the Stream Valley Subdivision, Alex Marks, was preparing to commence design and construction of the second vehicular entrance/exit, as approved. The approved alignment is adjacent to the Goose Creek Estates east property line as shown on the attached exhibit. After several Goose Creek residents expressed concern with this improvement, staff began considering alternatives that would remove the development cap and allow the developer to continue building within the subdivision and, provide certainty at least one additional second entrance/exit would eventually be constructed to serve the Stream Valley Subdivision.
Overview of Alternates
In lieu of allowing the developer of Stream Valley, Royal Investments, to commence work in the originally approved second vehicular entrance/exit, staff determined the location of this second entrance/exit is not ideal due to its proximity to the existing Stream Valley main subdivision entrance off Lewisburg Pike and with its location immediately adjacent to the rear yard of several Goose Creek Estate private residences. Since February, staff has attempted to craft a three-party development agreement with representatives from Boyle Investment Company and Alex Marks from Stream Valley that would have placed the responsibility of the City coordinating the design and construction of a public road through the Berry Farms Chadwell Tract (see exhibit). It was envisioned the entire design and construction costs would be the shared by Boyle Investments (Berry Farms) and Royal Investments (Stream Valley). As anticipated, crafting this development agreement presented many challenges in terms of timing and logistics between the two developments. As a result, staff decided to consider other alternatives. There are three alternatives that have been identified at this point:
1. Pulte Homes recently submitted an annexation request for the property located immediately south of the Gosse Creek Estates Subdivision and west of the Stream Valley Subdivision. This request will be presented to the Franklin Municipal Planning Commission and Board of Mayor and Alderman in the near future. As illustrated on the attached exhibit, should the annexation and development of this property be approved and proceed, eventual connection from the Stream Valley neighborhood to Lewisburg Pike will be achieved. While it is not known when either the Chadwell Tract or the property Pulte Homes is requesting annexation will develop, it is encouraging additional connectivity to the Stream Valley neighborhood will be planned, required by the City’s Zoning Ordinance, and will be eventually achieved.
2. The second alternative considered by staff was installing a restricted second emergency access at the end of Goose Creek Drive to the Stream Valley neighborhood. This emergency access would allow emergency personal to enter the Stream Valley Subdivision from Goose Creek Bypass if the Lewisburg entrance into Stream Valley was blocked. The Goose Creek residents were generally receptive to this alternative provided the temporary emergency access would be removed when a permanent connection was completed through the Chadwell Tract (Berry Farms).
3. The third alternative is to ask Mr. Mark’s and Royal investments to donate the equivalent the funds to construct the second entrance/exit of approximately $800,000 and the strip of land to the east of Goose Creek Estates to the City. The funds would be used toward the purchase/development of a community park and/or multi-use trails in accordance to the City’s soon be considered Master Park Plan and, within this quadrant of our City.
Financial Impact
As discussed in the previous section, executing one of the alternatives requires City staff to craft the necessary development agreement amendment and amend the Stream Valley Development Plan. If the BOMA directs staff to pursue the third alternative to clearly state that in lieu of construction the second vehicle entrance/exit as approved, the donated funds would be dedicated toward the purchase/development of a community park and/or multi-use trails in this quadrant in accordance with the proposed Parks Master Plan. In addition, the City would need to ensure connectivity to the Stream Valley Subdivision is achieved when adjacent property (Berry Farms/Chadwell Tract and/or Pulte property proposed for annexation) are developed.
Recommendation
Staff requests guidance for the drafting of a development agreement amendment and an amendment to the approved Development Plan. Staff recommends pursuing the donation of funds alternative to be used toward the purchase/development of a community park and/or multi-use trails in accordance to the City’s soon to be considered Master Park Plan. The development will need to continue to install fire suppression (sprinkler) systems in all construction until a second access is fully established. In addition, the City will need to ensure connectivity to the Stream Valley Subdivision is achieved when adjacent property is developed.