REPORT TO THE PLANNING COMMISSION & DESIGN REVIEW COMMISSION

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1 Agenda Number: PC14-04, DRC14-06 PC MEETING: June 5, 2014 DRC MEETING: June 12, 2014 REPORT TO THE PLANNING COMMISSION & DESIGN REVIEW COMMISSION SUBJECT: Carrington II. Schilling Farms PD, Phase EXHIBITS: 56, Part of Areas 7 and 13 Request Preliminary Site 1. Applicant s cover letter (2/14/14) Plan Approval for 125 Attached Dwelling Units on 2. Applicant s cover letter (5/20/14) Acres Located at the Northwest Corner of 3. Preliminary Site Plan Package (5/20/14) Winchester Boulevard and Schilling Boulevard 4. Updated Site Data Chart (5/29/14) 5. Parking Distribution Exhibit (5/29/14) INTRODUCTION: Les Binkley, with Schilling 6. Usable Open Space Exhibit (5/29/14) Apartment Investors II, LLC, is requesting a 7. Applicant s 9/11/09 Outline Plan Amendment recommendation from the Planning Commission for a Cover Letter Preliminary Site Plan for The Carrington II 8. Supplemental Exhibit to Demonstrate a Potential multifamily development (Exhibit 3) in the Schilling Commercial/Retail Design for Lot 2 (5/20/14) Farms Planned Development (PD). The site is zoned 9. Color Elevations (5/20/14) R-1 Low Density Residential with a PD overlay that 10. The Carrington Center Final Subdivision Plat allows commercial, office and residential uses, (5/20/14) including multifamily. The site is surrounded by the 11. Municipal School Impact Statement (5/20/14) Schilling Farms PD with The Signature at Schilling Farms (under construction) to the north and west, vacant property and east, and single family residential to the south. Concurrent with this application is a minor 2-lot subdivision that creates the lot for Carrington II (Lot 1) and a future development lot (Lot 2) intended for commercial development (see Exhibit 10). The subdivision plat will have associated construction drawings for a traffic signal at Winchester and Schilling Boulevards and the widening of the Winchester frontage in accordance with the Major Road Plan. (Winchester Boulevard is a 6-lane divided arterial.) Staff is currently reviewing the subdivision plat which will be required to be approved prior entering into a Development Agreement for Carrington II. PC ISSUE: There is one issue that concerns the Planning Commission s review of the Preliminary Site Plan. This application (PC 14-04) is a single-use, multifamily development. In a 2009 Outline Plan amendment, the applicant gained approval of new entitlements and bulk regulations to create a more walkable, traditional neighborhood through increased connectivity, reduced street width, reduced setbacks, and mixing uses and housing types for Area 7 (see Exhibit 7). Although Lot 1 is a single-use (multifamily), Lot 2 provides an opportunity for retail, offices and possibly a few live above residential units. 5/30/2014 3:22:54 PM Page 1 of 6

2 DRC ISSUE: There is one issue for the DRC to discuss. The buildings adjacent to Winchester Boulevard, near the single family development to the south, exceed 2 ½ stories. It is up to the applicant to prove that an appropriate transition in height between the higher density multifamily and the lower density single family has been provided. Otherwise, the application is in compliance with the Zoning Ordinance and the Subdivision Regulations. The Design Review Commission (DRC) will review the project relative to the Design Guidelines. HISTORY: The Schilling Farms PD was adopted in 1991 and includes twelve areas totaling acres. The maximum number of multifamily units is established at 1,725 by the Schilling Farms Outline Plan as amended on October 1, There are 670 multifamily dwelling units remaining. Upon approval of the proposed Carrington II, there will be 1,180 approved multifamily units, with 545 units remaining to be developed within Schilling Farms. DISCUSSION: The Carrington II multifamily development (Exhibit 3 & 4) will include 8 free-standing buildings with a total of 125 multifamily units with a mixture of 1-, 2- and 3-bedroom apartments. The layout of the project is similar to The Carrington on the northeast corner of Winchester Boulevard and Schilling Boulevard with four of the buildings surrounding the pool, one building adjacent to the open space to the north, and three buildings facing the service roads to the east and south. The site is larger than first Carrington project, with 6.55 acres (vs acres) and a higher percentage of green space (29% vs. 25.6%). Parking for the site is a mixture of surface parking and garage parking distributed within 300 feet or less of all units. The percentage of units having internal direct access garage spaces is 57.6% (82 spaces for 72 units). The applicant has provided a color-coded parking distribution exhibit to show the proximity of parking TABLE 1 SITE PLAN DATA SUMMARY Schilling Farms PD, Phase 56 The Carrington II Zoning District R-1 with a PD Overlay allowing Multifamily and Site Area Area 7 Area 13 Number of Residential Units* Area 7 Area 13 Parking Requirements Required Proposed Parking Green Space Minimum Required Provided Building Height Maximum allowed Proposed Commercial Uses 6.55 ac. (285,247 sq. ft.) ac ac units 87 units Existing Conditions (Exhibit 3) : The Existing Conditions plan shows both lots in the Carrington Center Subdivision with the existing contours, trees and Schilling and Winchester Boulevards rights-of-way. The Carrington II will be located on Lot 1. The plan should include the correct zoning for each adjacent land use % 29% Setbacks Required Setbacks Proposed Front: Side: Rear: * Based on the density allowed for Area 7 (15 dwelling units per acre x 10 acres = 150), 38 units remain (150 minus 112 from Carrington) and the density allowed for 5.8 acres in Area 13 (15 dwelling units per acre x 5.8 acres = 87), the total number of units meets the Outline Plan. spaces to specific buildings (see Exhibit 5). Preliminary Site Layout (Exhibit 3): The site plan meets the bulk requirements of the Outline Plan and the Zoning Ordinance, where applicable. However, the amendment to the Outline Plan in 2009, that included Area 7, was based upon integrating development in Schilling Farms that would promote walkability, increase 5/30/2014 3:22:54 PM Page 2 of 6

3 connectivity, provide a greater mix of housing options, foster a more traditional neighborhood pattern, all the while reducing vehicle trips and overall vehicle miles traveled for those who live and work in Schilling Farms and throughout Collierville (see Exhibit 7). The amendment was also intended to implement sustainable, mixed-use elements within Areas 2, 7 and 12. The proposed development on Lot 1 of The Carrington Center, utilizes what remains of Area 7 (0.729 acre) and a portion of Area 13 (5.821 acres). A non-binding exhibit (Exhibit 8) has been provided to demonstrate to the Planning Commission and Board of Mayor and Aldermen how a combination of office and retail, with most of the parking behind the buildings, could be built on Lot 2. No multifamily units are proposed as the multifamily entitlement for Area 7 will be depleted upon approval of the Carrington II. The applicant is reportedly in negotiations with a prospective tenant (and the Town s Director of Economic Development) for Lot 2 but the negotiations have not progressed to a point where an application for a site plan has been submitted for review. The eight residential buildings on Lot 1 vary in size and mixture of unit types. There is a central courtyard surrounded by four of the buildings with the pool in the middle. The other four buildings are to the east. There is one trash enclosures on the site, located on the north side of the site, west of Building 8. Winchester Road will be dedicated and improved as part of the minor subdivision plat that is under review. Those improvements will include curb, gutter and sidewalk per the Subdivision Regulations and Major Road Plan. There are sidewalks throughout the site for access to the parking, residential buildings, and the amenities such as the pool and the usable open space. The internal drive aisles and circulation within the site meet the requirements of the PD and the Fire Marshal. Pedestrian Access (Exhibit 3): The Design Guidelines (Chapter III.C.1.) emphasizes the importance of the pedestrian network in Collierville, declaring that the pedestrian network should be as complete as the vehicular street network. The Guidelines state that unbroken pedestrian routes should be provided between developments, where feasible with connections to nearby pedestrian pathways and adjacent land uses. Access has been provided throughout the development with connections to the shared ingress/egress/parking and utility easement on the east side and to the sidewalk on Winchester Boulevard. Preliminary Grading Plan (Exhibit 3): Most of the storm water run-off will be collected in inlets in the parking areas and carried to a 15-foot private drainage easement that runs parallel to Winchester Boulevard. All storm drainage and mass grading will be constructed with the construction of the 2-lot minor subdivision. Preliminary Tree Protection Plan: There are no existing trees on the site. Preliminary Utility Plan (Exhibit 3): Utilities, including gas, electric, water, and sanitary sewer exist to serve the site utilizing underground lines. Preliminary Landscape & Lighting Plan (Exhibit 3): The Outline Plan for Schilling Farms PD requires a 20-foot landscape area with street trees, small flowering trees and evergreen shrubs, a 5-foot sidewalk, and a 4.5-foot grass strip for a total of 29.5 feet. An alternate street cross section for Winchester Boulevard is proposed on the Preliminary Site Layout (Overall) (see Exhibit 3) that provides a 20-foot landscape area with small flowering trees and a 5-foot sidewalk, the Schilling Farms 3-rail fence, evergreen shrubs and parking islands containing street trees for a total of 43 feet of landscaped area between the curb at Winchester and the drive aisle within the site. The PD Outline Plan allows the Planning Commission to make minor modifications at the request of the Development Staff to the landscaping if an equivalent alternative is provided. Staff considers the proposed landscaping to be an alternative that exceeds the required landscaping. The site is heavily landscaped. Shade trees include zelkova and Athena Classic elm. The elms line the one-way drive around the pool. Flowering trees include crape myrtle, dogwood, and redbud. Shade trees (two varieties of oaks) surround the property on the west and north. The parking lot islands contain shade trees, flowering 5/30/2014 3:22:54 PM Page 3 of 6

4 trees and evergreen shrubs. Some islands will require additional evergreen shrubs. The building foundations are landscaped with a combination of flowering shrubs and evergreen shrubs. These same plants are used to screen the mechanical units. The sign location is shown at the east entrance to the property. Any light fixtures for the ground sign must be labeled and the fixtures screened with evergreen shrubs. Lighting is provided within the site with two types of pole lights. Parking light poles are up to 25 feet in height. The more pedestrian-scale lights with acorn-style fixtures will be approximately 15 feet in height. No information has been provided on wall mounted or pool lighting. Usable open space (see Exhibit 6) includes the pool area, a bocce court and a green space with walkways and seating areas totaling 32,515 square feet, exceeding the minimum 9% required by the recently revised Design Guidelines (Resolution ). Preliminary Elevations (Exhibit 3): The Preliminary Building Elevations provided include black & white and color renderings of the development from various angles along the front loop road and Winchester Boulevard (see Exhibit 9). The Design Guidelines ( IV.A.) require that the height of buildings near lower density uses be reduced. When making transitions to lower density areas, modulate the mass of the building to relate to smaller buildings. Heights can be greater if the mass is modulated and other scale techniques are adopted. The Church at Schilling Farms is directly south of the proposed development but there are single family residences across Winchester at the southeast corner of the site. Resolution clarified that for buildings located across the street from, or adjacent to, lands occupied by or designated for detached residential development, the perimeter buildings shall not exceed 2 ½ stories; however, alternative methods will be considered to transition between different scales of residential uses, such as reverse frontage, topography, location, distance from other dwellings, and proposed variations in rooflines (see also Chapter IV (A)). The applicant believes that building heights of 3 ½ stories fit appropriately within the neighborhood and with surrounding uses of lower densities. In addition, the Winchester Boulevard right-of-way provides ample distance between uses with landscaping along both sides of the right-of-way and within the median providing added buffering. Elevations depict the brick and lap siding facades with balconies. The facades are broken up with gables, brick bases, and balconies. There are louvered vents within the gables. Porches project from most of the front facades. Buildings 1 and 3 that flank the swimming pool have a combination of brick veneer (first floor) and composite lap siding (second and third floors, and base on the rear). The material sample board shows the composite siding material to be fiber cement that is allowed by the Design Guidelines. Building 2, north of the pool is also a combination of brick and lap siding but it is unclear where the brick veneer is located as some of the elevations are called out as both composite lap siding and brick veneer. Building 4 (south of pool) and 5 (southeast corner of the site) are entirely brick with the exception of the composite columns and trim at the leasing office/workout center at the corner of Building 5 where the building transitions to the retail character of Lot 2. Building 6 (east side of the site) is a combination of brick veneer and composite lap siding and Building 7 (northeast corner) is entirely brick. Building 8 (north side of the site) appears to be entirely brick but only the first floor has the material called out. Other materials include architectural asphalt shingles for the roof (Weather Wood) and trim painted Alabaster White (Sherman Williams). The materials and colors are comparable to those at The Carrington on the east side of Schilling Boulevard. Traffic/Circulation: As part of the construction of The Carrington Center 2-lot subdivision, the applicant will be improving the north side of Winchester Boulevard to its full width required by the Major Road Plan of 67 feet 5/30/2014 3:22:54 PM Page 4 of 6

5 from the center line, and installing a traffic signal at the corner of Winchester and Schilling Boulevards. No changes to median cuts in Winchester will be made as a result of the development. Municipal Schools Impact: According to the impact statement (Exhibit 11) provided by the planner for Collierville Municipal Schools, the proposed development could potentially yield a total of 32 students (15 elementary, 8 middle, and 9 high school students). The impact statement will need to be updated to reflect the increase in the number of units from 123 to 125. NEXT STEPS: Board of Mayor and Aldermen (BMA) Approval of Preliminary Site Plan: Once the PC and DRC have made recommendations, the BMA will consider the Preliminary Site Plan (tentatively scheduled for June 23, 2014). Final Subdivision Plat: The Final Subdivision Plat shall be approved and recorded prior to the issuance of a building permit. Final Site Plan Application: Assuming the BMA approves the Preliminary Site Plan, an application for approval of a Final Site Plan shall be submitted for review by the Departmental Review Team (DRT) followed by a Development Agreement to the Board of Mayor and Aldermen. Provide written responses stating how each comment/condition was addressed. The Planning Commission should make one of the two following motions based on interpretation Schilling Farms PD Outline Plan s intent for Area 7 to be a mixed-use traditional neighborhood. PC EXAMPLE MOTION #1: To defer the application to the July 8, 2014, Planning Commission meeting to allow the applicant to provide a Preliminary Site Plan for Lots 1 and 2 that meets the intent of the Schilling Farms PD Outline Plan by providing a mix of uses with a combination of residential, office and retail. PC EXAMPLE MOTION #2: To recommend that the BMA approve the request for a Preliminary Site Plan for Carrington II (Schilling Farms PD, Phase 56, Part of Areas 7 and 13) (Exhibit 3), 125 Attached Dwelling Units on Acres Located at the Northwest Corner of Winchester Boulevard and Schilling Boulevard subject to the following conditions. 1. This development is subject to all applicable standard conditions of approval as adopted by the Board of Mayor and Aldermen, Resolution The Schilling Farms Multifamily Apartments Tabulation shall be recalculated to reflect that Phase 47 (Signature) has 251 units. 3. Show the correct zoning of adjacent properties on all sheets with the Final Site Plan. 4. The Fire Marshal requires a minimum 20-foot drive aisle between the stoops and the landscape island in the rear of Building The Engineering Division will require that all sheets be numbered properly. The color rendering should not be included in the civil plans. All plans shall be numbered Sheet of 15. 5/30/2014 3:22:54 PM Page 5 of 6

6 DRC EXAMPLE MOTION: To recommend that the BMA approve the request for a Preliminary Site Plan for Carrington II (Schilling Farms PD, Phase 56, Part of Areas 7 and 13) (Exhibit 3), 125 Attached Dwelling Units on Acres Located at the Northwest Corner of Winchester Boulevard and Schilling Boulevard subject to the following conditions. 1. This development is subject to all applicable standard conditions of approval as adopted by the Board of Mayor and Aldermen, Resolution Any electric transformers shall be screened with evergreen plantings. 2. Services such as water meters, gas meters, electric meters, transformers, satellite dishes, ground-mounted air conditioning or mechanical units, and their connections to the building, and backflow preventers, shall be hidden from public view with either an opaque fence or wall or suitable evergreen hedge. Those that cannot be screened with fencing or evergreen hedges shall be painted to match the building on which they are located. 3. The entries shall be highlighted with ornamental shrubs, ground cover and small trees of special detail, color, scale and variety in addition to the required street tree landscaping. 4. True or simulated (grids outside of the glass) divided light windows shall be used for any windows visible from the perimeter public streets. 5. Provide the following with the Final Site Plan. a. Provide information on wall mounted and pool lighting (details, specifications). b. Provide details for all fences that show height, design, materials and finishes. c. All meters and mechanical equipment will be required to be screened. d. All roof vents will be located in the interior or on non-visible roof planes. Otherwise they should be painted to match the roof material. e. Details of overhead garage doors should be provided. f. Provide the location of building/address numbers include color, font, and material. 6. Reduce the height of the buildings immediately adjacent to Winchester Boulevard to 2 ½ stories to transition to the single family residential development on the south side of Winchester Boulevard. CONTACTS: Contact: Owner Les Binkley Applicant (Owner s Representative) Michael Rogers Project Planners Nancy J. Boatwright, AICP (Primary) Jaime Groce, AICP Organization: Schilling Farms, LLC Fisher & Arnold, In c. Town of Collierville Address: 5900 Poplar Avenue 9180 Crestwyn Hills Dr. 500 Poplar View Parkway Suite 100 Memphis, TN Memphis, TN Collierville, TN Phone: Fax: lesb@boyle.com mrogers@ fisherarnold.com nboatwright@ci.collierville.tn.us 5/30/2014 3:22:54 PM Page 6 of 6

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