SPRING HILL MUNICIPAL PLANNING COMMISSION PUBLIC HEARING AGENDA 199 Town Center Parkway Monday, December 14, :30 P.M.

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1 SPRING HILL MUNICIPAL PLANNING COMMISSION PUBLIC HEARING AGENDA 199 Town Center Parkway Monday, December 14, :30 P.M. Call meeting to order Stipulation of members present Announcement audience members wishing to speak to an agenda item will have the opportunity to speak at the beginning of the agenda and will have five minutes to address the Planning Commission. No rebuttal remarks are permitted. Concerned Citizens (Non-Agenda Items) Public Comment (Agenda Items) Approval of November 9, 2015, meeting minutes Approval of the agenda Consent Agenda: 1. Resolution 15-48: To Establish a Maintenance Bond for Meadowbrook Phase 4 Section Resolution 15-49: To Establish a Performance Bond for Meadowbrook Phase 4 Section 4. Regular Agenda: Old Business: 1. PPL : Submitted by SEC, Inc. for property located on Port Royal Rd and Tom Lunn Rd. The property is zoned R-2 PUD and contains approximately acres. The applicant request preliminary plat approval for 47 residential lots New Business: 1. ADM : Submitted by Bob Heidrich for property located at 2866 Buckner Lane. The property is zoned R-2, (Medium Density) and contains approximately acres. The applicant request an extension on the Sketch Plan submitted in ADM : Submitted by Paul Varney for property located in Spruce Trail Subdivision. The applicant request to modify conditions of approval for Spruce Trail Subdivision s preliminary plat. 3. FPL : Submitted by Stanford & Associates for Wades Grove Section 12. The property is zoned R-2, Planned Unit Development and contains approximately 8.75 acres. The applicant requests final plat approval for 27 single-family residential lots. Planning Commission Regular Meeting 12/14/15 1

2 4. FPL : Submitted by Stanford & Associates for Wades Grove Section 13. The property is zoned R-2, Planned Unit Development and contains approximately 5.24 acres. The applicant requests final plat approval for 19 single-family residential lots. 5. FPL : Submitted by O Leary and Associates, LLC for Woodland Trace, Phase 2, Section 2. The property is zoned R-2, Planned Unit Development and contains approximately 8.18 acres. The applicant requests final plat approval for 88 single-family residential lots. 6. FPL : Submitted by O Leary and Associates, LLC for The Reserve at Port Royal, Phase 5, Section 1. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately 4.17 acres. The applicant requests final plat approval for 20 single-family residential lots. 7. FPL : Submitted by O Leary and Associates, LLC for The Reserve at Port Royal, Phase 5, Section 2. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately 3.74 acres. The applicant requests final plat approval for 19 single-family residential lots. 8. FPL : Submitted by O Leary and Associates, LLC for The Reserve at Port Royal, Phase 5, Section 3. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately 9.89 acres. The applicant requests final plat approval for 35 single-family residential lots. 9. FPL : Submitted by O Leary and Associates, LLC for The Reserve at Port Royal, Phase 5, Section 4. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately 7.91 acres. The applicant requests final plat approval for 22 single-family residential lots. 10. PPL : Submitted by Stanford & Associates for Wades Grove Section 15, 16, 17. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately acres. The applicant requests Preliminary plat approval for 111 single-family residential lots. 11. PPL : Submitted by Brett Creasman, PE (Kimley-Horn) for Brixworth, Phase 4. The property is zoned R-2 (Medium Density) and contains approximately acres. The applicant request Preliminary Plat approval for 84 single family lots. Other Business Adjourn Planning Commission Regular Meeting 12/14/15 2

3 SPRING HILL MUNICIPAL PLANNING COMMISSION REGULAR MEETING MINUTES MONDAY, NOVEMBER 9, :30 P.M. Chairman Paul Downing called the meeting to order Members present were: Alderman Jonathan Duda, Mott Koss, Pat Hairston, Alderman Matt Fitterer, Paula Hepp and Charles Schoenbrodt. Also present were: City Attorney Patrick Carter, Dara Sanders, Bonnie Turnbow, City Engineer, Jerome Dempsey. Commissioner Hepp arrived at 5:37 pm. Announcement audience members wishing to speak to an agenda item will have the opportunity to speak at the beginning of the agenda and will have five minutes to address the Planning Commission. No rebuttal remarks are permitted. Concerned Citizens (Non-Agenda Items) No concern citizens. Public Comment (Agenda Items) Jerry Johnson, 3262 Denning Lane voiced his concerns about RZN Paulette Maddox, 3776 Kedron Rd-- voiced her concerns about RZN Ryan Manus, 3794 Kedron Rd-- voiced his concerns about RZN Gabriel Bennett, 3780 Kedron Rd-- voiced his concerns about RZN Ursula Doorhy, 3788 Kedron Rd-- voiced her concerns about RZN Melissa Weisbach, 3808 Kedron Rd-- voiced her concerns about RZN Shonnie Tabors, 3750 Kedron Rd-- voiced his concerns about RZN Ron Weisbach, 3808 Kedron Rd-- voiced his concerns about RZN Approval of October 12, 2015, meeting minutes: Alderman Fitterer made a motion to approve the October 12, 2015 meeting minutes. Motion seconded by Commissioner Koss. Motion passed 7/0. Approval of the agenda: Alderman Fitterer made a motion to approve the agenda. Motion seconded by Charles Schoenbrodt. Motion passed 7/0. Consent Agenda: 1. Resolution 15-36: To Establish a Maintenance Bond for The Arbors at Autumn Ridge Phase Resolution 15-37: To Establish a Performance Bond for The Arbors at Autumn Ridge Phase Resolution 15-38: To Establish a Maintenance Bond for The Arbors at Autumn Ridge Phase Resolution 15-39: To Establish a Performance Bond for The Arbors at Autumn Ridge Phase Resolution 15-40: To Establish a Maintenance Bond for The Arbors at Autumn Ridge Phase Resolution 15-41: To Establish a Performance Bond for The Arbors at Autumn Ridge Phase Resolution 15-42: To Establish a Performance Bond for Copper Ridge Phase 3 Section Resolution 15-43: To Establish a Maintenance Bond for Copper Ridge Phase 3 Section Resolution 15-44: To Establish a Maintenance Bond for Copper Ridge Phase Resolution 15-45: To Establish a Performance Bond for Copper Ridge Phase Resolution 15-46: To Establish a Maintenance Bond for Wades Grove Section 12, 13 and Resolution 15-47: To Establish a Performance Bond for Wades Grove Section 12, 13 and 14. Alderman Fitterer made a motion to approve the Consent Agenda. Motion seconded by Commissioner Hairston. Motion passed 7/0. P.C. Regular Meeting Minutes Page 1 of 4

4 Regular Agenda: Old Business: 1. STP : Submitted by MJM Architects for property located on Crossing Circle. The property is zoned B-4, Central Business District, and contains approximately 0.97 acre. The applicant requests site plan approval for mattress store containing approximately 4,000 square feet and associated parking. Gresham Smith and Partners sent a letter requesting the Planning Commission to table the application submitted to the Spring Hill Planning Commission for site plan approval. A representative for this project was not present at the meeting. Recommendation: This application has been presented to and deferred by the Planning Commission several times in order to resolve access issues, and the applicant has failed to resolve these issues associated with the Planning Commission s decisions to defer; therefore, staff recommends denial of the application, based on the following section of the Zoning Ordinance Article IV, Section 8.2 (D)(2) The Planning Commission shall exercise the full extent of the powers granted to it pursuant to Section of the Spring Hill Municipal Code and Chapter 13 of the Tennessee Code Annotated and therewith may refuse to approve a development application based on, but not limited to, the following criterion: g. The developer refuses to comply with ordinance requirements or conditions of approval for on-site and off-site improvements. Alderman Duda made a motion to permanently table STP Motion seconded by Alderman Fitterer. Motion failed 1/6. Alderman Fitterer made a motion to move for a denial of STP Motion seconded by Commissioner Schoenbrodt. Motion passed 6/0/1 with Alderman Duda abstaining. Infrastructure ask the Planning Commission to honor the denial based on the findings in the staff report. New Business: 1. PPL : Submitted by SEC, Inc. for property located on Port Royal Rd and Tom Lunn Rd. The property is zoned R-2 PUD and contains approximately acres. The applicant request preliminary plat approval for 47 residential lots. Engineering: The City Engineer did not receive storm water drainage calculations to review until the revisions deadline for the Planning Commission voting meeting, and several items remain incomplete: 1. Provide a landscaping plan for detention basin and all open areas. 2. Water and Sewer connection under Port Royal Road are required to be bored with steel casing pipe, casing spacers and end caps. 3. Turn lanes along Port Royal Road are recommended. 4. Balance of the cut/fill volumes are required, provide calculations. A FEMA Letter of map revision will be required for the revised floodplain boundary. Show the revised floodplain boundary on the plan. 5. Recommend adding the storm piping along the open ditch to the southeast of lots 22, 23 and 24. This would make the remaining open area accessible. 6. Provide a detention basin forebay for water quality. P.C. Regular Meeting Minutes Page 2 of 4

5 7. Recommend to install a floatable skimmer that connects to the 3 low-flow orifice to provide proper water quality drainage. 8. Sediment Basin detail should be project specific (elevations shown do not match the site). Recommendation: Due to the scope of the insufficient and absent information related to infrastructure issues, staff recommends deferral of PPL to the November 23 rd work session meeting to address all issues identified herein. The applicant shall be required to attend November 13 th staff review meeting. Alderman Fitterer made a motion to defer PPL Motion seconded by Commissioner Hepp. Motion passed 7/0 2. NCP : Submitted by Kimley-Horn for Brixworth, Phase 4. The property is zoned R-2 and contains acres. The applicant request approval for a neighborhood concept plan for 84 residential lots. Recommendation: Staff recommends deferral of NCP to the November 23, 2015, work session meeting in order to allow the applicant time to address the following: 1. The applicant shall revised the plat to include a legend with all symbols and lines shown on the plat, as requested during the October 26 th work session. 2. The applicant shall revised the plat to reflect the minimum right-of-way requirement for Stewart Campbell Point or the applicant shall submit information indicating that the right-of-way dedication requirement results in unbuildable lots. Alderman Duda made a motion that we accept the 60 feet right of way dedication that is demonstrated on the Neighborhood Concept Plan. Motion seconded by Commissioner Schoenbrodt. Alderman Duda had to leave the meeting. City Attorney, Patrick Carter stated that since the sponsor of the motion was forced to leave the, the motion is off the table and Chair should entertain a new motion. Alderman Fitterer made a motion to approve NCP with the following four (4) conditions of approval. 1.) The applicant will provide a note indicating that right-of-way adjustment had been made from 75 feet to 60 feet. 2.) Approval of NCP is a three (3) year expiration date. 3.) Any modifications or deviations from the approved plan, need to come to the Planning Commission for approval. 4.) Provide verification that lot 186 can be developed without Board of Zoning Appeal approval on set backs. Motion seconded by Commissioner Hairston. Motion pass 6/0 3. RZN : Submitted by Leola Parham Beard for property located at 5238 Main St. The property is zoned R-1 and contains approximately 2.3 acres. The applicant request approval to rezone the property from R-1, Residential to B-2, Limited Retail. Recommendation: Staff finds that the proposal meets the planning policies, principles, and recommendations of Spring Hill Rising and recommends forwarding RZN to the Board of Mayor and Aldermen with a recommendation for approval. P.C. Regular Meeting Minutes Page 3 of 4

6 Alderman Fitterer made a motion to approve RZN Motion seconded by Commissioner Schoenbrodt. Motion passed 6/0 4. RZN : Submitted by Derek Merrill for property located 3779 Kedron Rd. The property is zoned AG, Agricultural, and contains approximately 13 acres. The applicant requests approval to rezone the property from AG, Agricultural to B-3, Intermediate Business District. Alderman Fitterer made a motion to recommend RZN to the Board of Mayor and Alderman for approval. Motion seconded by Commissioner Hepp. Motion fails 3/3. Alderman Fitterer made motion to amend RZN from a B-3, Intermediate Business District zoning request to a B-2, Limited Retail zoning request. Motion seconded by Commissioner Hepp. Motion passed 5/1. Commissioner Hepp made a motion to leave the zoning as is and forward RZN to the Board of Mayor and Alderman with an unfavorable recommendation. Motion seconded by Alderman Fitterer. Motion passed 5/0/1 with Commissioner Schoenbrodt abstaining. Other Business ADM : Submitted by the Spring Hill Planning Department. Request approval of the Spring Hill Planning Commission 2016 Schedule of Meetings. Adjourn Alderman Fitterer made a motion to Adjourn. Meeting adjourned at 7:30. Paul Downing, Chairman Dara Sanders P.C. Secretary P.C. Regular Meeting Minutes Page 4 of 4

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9 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SPRING HILL, TENNESSEE A RESOLUTION TO ESTABLISH A MAINTENANCE BOND FOR MEADOWBROOK PHASE 4 SECTION 4 WHEREAS, a Maintenance Bond is required to be established for this development prior to recording of a Final Plat; and WHEREAS, the Maintenance Bond is guaranteeing the workmanship and materials of certain improvements existing on 25 lots, and the repair of such should damage occur during covered period; and WHEREAS, the following improvements are required pursuant to the Final Plat: Water, Sewer, Storm Water Drainage and Basins, Streets and Curbs; and WHEREAS, to date, the improvements have been completed, but not accepted by the City and, therefore, a Maintenance Bond is required; and WHEREAS, it is the recommendation of the Codes Department that a Maintenance Bond be established for twelve (12) months, in the amount of $92,501.16; and WHEREAS, it is anticipated that the date of completion for the above referenced public improvements will be within the time prescribed for the bond and it is required that an automatic renewal clause, to the benefit of the City of Spring Hill, be included within the bond in case such improvements are not completed in a timely manner. NOW, THEREFORE, BE IT RESOLVED, that the Spring Hill Planning Commission approves the establishment of a Maintenance Bond for Meadowbrook Phase 4 Section 4 in the amount of $92, Passed and adopted this 14th day of December, Paul Downing, Chairman Dara Sanders, Secretary Resolution to Establish a Maintenance Bond 15-48

10 Utility Information Sheet Development Meadowbrook Phase_4_ Section_4_ #of lots_25_ Cost to install Utility s (Maintenance Bond) Sewer line $111, Water line $79, Storm Water $74, Curbing $9, Binder $31, Signage $ Street Lights $3, TOTAL COST = $308, % TOTAL BOND = $92,501.16

11 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SPRING HILL, TENNESSEE A RESOLUTION TO ESTABLISH A PERFORMANCE BOND FOR MEADOWBROOK PHASE 4 SECTION 4 WHEREAS, a Performance Bond is required to be established for this development prior to recording of a Final Plat; and WHEREAS, the Performance Bond is guaranteeing the construction of certain improvements on 25 lots; and WHEREAS, the following improvements are required pursuant to the Final Plat: Sidewalks, Street Lights and Final topping to all streets with 1 ½ inches of hot mix asphalt; and WHEREAS, to date, the improvements have not been completed and/or accepted by the City and, therefore, a Performance Bond is required; and WHEREAS, it is the recommendation of the Codes Department that a Performance Bond be established in the amount of $36,033.00; and WHEREAS, it is anticipated that the date of completion for the above referenced public improvements will be within the time prescribed for the bond and it is required that an automatic renewal clause, to the benefit of the City of Spring Hill, be included within the bond in case such improvements are not completed in a timely manner; and WHEREAS, upon completion of the public improvements listed above, the Developer will be required to file a maintenance bond guaranteeing performance of the public improvements for an additional one year period with the Planning Commission after the dedication and acceptance of such public improvements by the Board of Mayor and Aldermen. NOW, THEREFORE, BE IT RESOLVED, that the Spring Hill Planning Commission approves the establishment of a Performance Bond for Meadowbrook Phase 4 Section in the amount of $36, Passed and adopted this 14th day of December, 2015 Paul Downing, Chairman Dara Sanders, Secretary Resolution to Establish a Performance Bond 15-49

12 Utility Information Sheet Development Meadowbrook Phase 4 Section 4 #of lots_25 Cost to install Utility s (Performance Bond) Signage $ Street Lights $3, Sidewalks feet 1,232 Final Paving Road linear feet 1,645 Road width 24 Final Paving cost $29, Total Cost - $32, % - $3, Total amount of bond - $36,033.00

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15 Spring Hill Planning Commission Regular Meeting TO: Spring Hill Planning Commission FROM: Dara Sanders, City Planner MEETING: December 14, 2015 SUBJECT: ADM (Trinity Church Approval Extension) ADM : Submitted by Bob Heidrich for property located at 2756 Buckner Lane. The property is zoned R-2, (Medium Density) and contains approximately acres. The applicant request an extension on the Sketch Plan submitted in Project description: The subject property is located at the northeast corner of the intersection of Buckner Lane and Spring Station Drive. Summit High School is located to the east, and Spring Station Middle School is located to the southeast of the subject property. In 2012, the Planning Commission granted sketch plan approval for a 22,000 square-foot church with 187 parking spaces. The project has not proceeded through the process to submit a site plan application, and the applicant requested Planning Commission approval of an extension to the sketch plan approval in 2013 and Request: The applicant has submitted a third request to extend the sketch plan approval for the site. Discussion: Since the original approval of this sketch plan, several development standards in Spring Hill and Tennessee, and the surrounding conditions have changed significantly with ongoing development. Many of the City s new standards would apply to this project, such as (but not limited to) the Major Thoroughfare Plan, Bicycle and Greenway Plan, interconnectivity, bike rack installation, and the vested development rights. Additionally, the sketch plan application is no longer required prior to the submittal of a site plan application. Once the church is prepared to move forward with the development of this site, they may prepare a site plan application in accordance with the City s current requirements, just as all other applicants/developers with plans to develop property, and submit that proposal for Planning Commission review and approval. It should be noted that declining to approve a third extension for a sketch plan that does not meet the City s current requirements is not a denial of a request to develop the property. Should the Planning Commission choose not to approve the third extension of approval for an outdated sketch plan, the applicant may submit an updated sketch plan or proceed to the submittal of a site plan application that meets the current requirements that applicable to all nonresidential developments. Recommendation: Based on the discussion herein, staff recommends denial of this third extension request (ADM ).

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17 Spring Hill Planning Commission Regular Meeting TO: Spring Hill Planning Commission FROM: Dara Sanders, City Planner MEETING: December 14, 2015 SUBJECT: ADM (Spruce Trail Modification) ADM : Submitted by Paul Varney for the Spruce Trail Subdivision. The applicant requests to modify the conditions of approval for Spruce Trail Subdivision s preliminary plat. Project description: The subject property is located at the southwest corner of the intersection of Spruce Street and Depot Street. In 2015, the Planning Commission approved preliminary and final plat applications to subdivision the parent tract into six, single-family residential lots with a shared detention area. The preliminary and final plat staff reports are included in this packet. The Planning Commission included a condition of approval that a Home Owners Association be formed for the purpose of maintaining the detention area located on Lot 6. Request: The applicant requests to strike the HOA requirement and to allow for each deed be conveyed with a restrictive covenant requiring the lot owners to share in the cost of the maintenance of the drainage area. Engineering: Modification of conditions of approval for Spruce Trail Subdivision s preliminary plat It is my recommendation that this request be denied. The last paragraph on the second page states that the maintenance would be prorated to each lot that would establish a lien on the property for their portion of the lot owner s expense. To my knowledge, without an HOA, there would be no legal entity that could enter into a contract to complete the maintenance work, it would fall back to the City. The City would then be responsible for hiring a contractor, entering into a contract, making payment on same and then attempting to obtain payment from each of the property owners. If payment is not made to the City directly by the property owners, a lien process could be undertaken at a cost to the City with no guarantee of a timely reimbursement. These expenses could be considerable. Recommendation: Based on the discussion herein, staff recommends denial of this request.

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23 Spring Hill Planning Commission Regular Meeting TO: FROM: Spring Hill Planning Commission Dara Sanders, City Planner Tom Wolf, City Engineer MEETING: December 14, 2015 SUBJECT: FPL (Wade s Grove Section 12) FPL : Submitted by Stanford & Associates for Wades Grove Section 12. The property is zoned R-2, Planned Unit Development and contains approximately 8.75 acres. The applicant requests final plat approval for 27 single-family residential lots. Property description and history: This property is located northeast of the intersection of Buckner Lane and Duplex Road, south of Spring Station Middle School. The Board of Mayor and Alderman approved a Planned Unit Development request for the Wade s Grove Subdivision in February of 2011 to include 763 single-family residential lots and associated amenities and open space. In March of 2015, the Planning Commission approve a preliminary plat application for Sections for a total of 68 single-family residential lots. Request: The applicant requests final plat approval for Section 12 to include 27 single-family residential lots and one open space lot. Staff finds that the request complies with the requirements and provisions governing this PUD. Streets and sidewalk: The applicant proposes to extend Rudder Drive (Local Street), Sanmar Drive (Local Street), and Ragusa Circle (Local Street) with sidewalk on both sides of the street. The proposed right-of-way dedication meets the City s Major Thoroughfare Plan requirements. Bicycle and Greenway Plan: The applicant proposes to dedicate a public access easement for the entirety of Lot 504, platted for open space. The purpose of this access easement is for potential future construction of a trail. Engineering: The City Engineer has requested the following information and revisions 1. Temporary cul-de-sac easement not removed at the north end of Rudder Drive. 2. Extend concrete sidewalk on both sides of Rudder Drive to the north line of Lots 491 and The easement on the south line of Lot 535 needs to labeled a B (10 Public Utility and Drainage Easement) to be consistent with said easements between Lots 491 and 492 and Lots 640 and 641. Recommendation: Staff recommends approval of FPL , subject to the following conditions of approval: 1. Final plat approval shall be valid for a period of two (2) years, during which time the applicant/developer shall complete all necessary improvements and record the plat. 2. Modifications to the final plat may require Planning Commission approval prior to recordation. 3. All engineering comments shall be addressed and revision made prior to obtaining signatures for the plat.

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25 Spring Hill Planning Commission Regular Meeting TO: FROM: Spring Hill Planning Commission Dara Sanders, City Planner Tom Wolf, City Engineer MEETING: December 14, 2015 SUBJECT: FPL (Wade s Grove Section 13) FPL : Submitted by Stanford & Associates for Wades Grove Section 13. The property is zoned R-2, Planned Unit Development and contains approximately 5.24 acres. The applicant requests final plat approval for 19 single-family residential lots. Property description and history: This property is located northeast of the intersection of Buckner Lane and Duplex Road, south of Spring Station Middle School. The Board of Mayor and Alderman approved a Planned Unit Development request for the Wade s Grove Subdivision in February of 2011 to include 763 single-family residential lots and associated amenities and open space. In March of 2015, the Planning Commission approve a preliminary plat application for Sections for a total of 68 single-family residential lots. Request: The applicant requests final plat approval for Section 13 to include 19 single-family residential lots and two open space lots. Staff finds that the proposal meets the minimum criteria and provisions governing this PUD. Streets and sidewalk: The applicant proposes to complete Rudder Drive (Local Street) with sidewalk on both sides of the street. The proposed right-of-way dedication meets the City s Major Thoroughfare Plan requirements. Extensive discussion regarding the construction of Chapman s Crossing (Local Street) occurred among the applicant, staff, and the Planning Commission during the last work session meeting. The phasing lines and notes associated with the construction of Chapman s Crossing are contradictory, and the construction of Chapman s Crossing was proposed to be delayed. Staff finds that the completion of Chapman s Crossing is a significant street connection that will have a significant and positive impact on street connectivity in the immediate area and could result in a reduction of vehicle trips on Buckner Lane by providing direct access from this neighborhood to Spring Station Middle School and Summit High School to the north. Since the Planning Commission s work session, staff has met with the applicant and developer to identify solutions moving forward with regard to the timing of construction for Chapman s Crossing. A solution has been identified, as reflected in the conditions of approval. Staff recommends that the extension of Chapman s Crossing to connect to Spring Station Road be required to be completed within 24 months of final plat approval for Section 13. Understanding that the construction of this street depends on the completion of other improvements related to Sections 13 and 14, staff has also included flexibility language pertaining to significant weather events that could interfere with the proposed 24 month deadline. Bicycle and Greenway Plan: Chapman s Crossing is shown in the City s Bike and Greenway Plan to include a multi-use path within the public right-of-way. While the preliminary plat was approved for this project prior to the adoption of the Bicycle and Greenway Plan and is not subject to its criteria, staff finds that sufficient right-of-way exists to accommodate a future multi-use path and that approval of this plan would not impede the City s ability to achieve this connection in the future. The applicant also proposes to dedicate a public access easement for the entirety of Lot 504, platted for open space. The purpose of this access easement is for potential future construction of a trail. Recommendation: Staff recommends approval of FPL , subject to the following conditions of approval: 1. Final plat approval shall be valid for a period of two (2) years, during which time the applicant/developer shall complete all necessary improvements and record the plat.

26 2. Modifications to the final plat may require Planning Commission approval prior to recordation. 3. Chapman s Crossing shall be constructed, connected to Spring Station Road, and open for public use within 24 months of final plat approval of Section 13. The infrastructure director shall have authority to extend that timeline should significant weather events occur that impact the ability to construct the street within this timeframe. During this time the applicant/developer may submit a final plat application for Section 14, but further final plat applications shall not be accepted until the requirements for Chapman s Crossing have been met.

27 Spring Hill Planning Commission Regular Meeting TO: FROM: Spring Hill Planning Commission Dara Sanders, City Planner Tom Wolf, City Engineer MEETING: December 14, 2015 SUBJECT: FPL (Woodland Trace) FPL : Submitted by O Leary and Associates, LLC for Woodland Trace, Phase 2, Section 2. The property is zoned R-2, Planned Unit Development and contains approximately 8.18 acres. The applicant requests final plat approval for 88 single-family attached residential lots. Property description and history: This property is located east of the intersection of Derryberry Lane and Port Royal Road. In 2006, the Board of Mayor and Aldermen approved a Planned Unit Development application for Woodland Trace to allow for a combination of attached and detached single-family dwellings, including 88 townhomes on the subject property. Subsequently, the Planning Commission approved a Preliminary Plat and associated construction plans for the development of the entire project boundary divided into two phases in Phase One has been completed, and all lots have been developed. In 2014, permits were issued to begin installation and construction of all remaining infrastructure for Phase Two. Request: The applicant requests final plat approval for Phase 2, Section 2 to include 88 single-family attached residential lots and three open space lots. Streets and sidewalk: The applicant proposes to extend public streets through the subject property Joseph Drive (Local Street), Commons Drive (Local Street), and Neely s Bend (Local Street) with sidewalk on one side of the street. Street construction is near complete, and sidewalks have not yet been installed. Staff has included a condition of approval related to the construction of the sidewalks and associated ADA ramps. Amenities: Pursuant to the PUD approval, and amenities area to include a pool and clubhouse was required for this section of the project. The construction drawings approved for this PUD in 2006 did not include details for the amenities area. Approval of this final plat does not grant construction approval for the pool, pool house, and parking lot. A separate application will be required to be submitted and approved by the Planning Commission prior to the issuance of a building permit for the amenities area. Further, pursuant to the City s provisions governing a PUD, the amenities area is required to be completed and open to the residents once the construction of the approved dwellings is at 50% completion. Engineering: The City Engineer has requested the following information and revisions 1. The storm sewer, curb inlets and catch basins are not depicted consistent with the legend. 2. The storm sewer in Commons Drive from the first curb inlet upstream from the west detention pond to the north needs to be labeled by pipe diameter and materials of construction Recommendation: Staff recommends approval of FPL , subject to the following conditions of approval: 1. The approval of this final plat application shall remain valid for a period of two (2) years from the date of approval, during which time the applicant shall obtain all required signatures and record the plat. 2. Modifications to the final plat may require Planning Commission approval prior to recordation of the plat. Should modifications be proposed after the plat has been recorded, the regulations enforced at that time shall apply. 3. The completion of all sidewalks and associated ADA ramps are permitted to be installed at the time of construction for each dwelling unit. A certificate of occupancy will not be issued for any dwelling unit until the required sidewalk

28 and associated ADA ramp contiguous or adjacent to the dwelling or lot has been completed, inspected, and approved by the appropriate City staff. 4. This final plat approval does not include construction approval for the amenities area. The applicant/developer shall be required to prepare and submit a separate application for the design and construction of the amenities area for Planning Commission approval. Pursuant to the City s provisions governing planned unit developments, the amenities area is required to be completed and available for use of the residents once this phase is at 50% completion. Certificates of occupancy may be issued for 43 dwelling units in this phase, provided that those dwellings meet the City s requirements, before the amenities area is completed and available for use of the residents. 5. All engineering comments shall be addressed prior to obtaining signatures for recordation.

29 Spring Hill Planning Commission Regular Meeting TO: FROM: Spring Hill Planning Commission Dara Sanders, City Planner Tom Wolf, City Engineer MEETING: December 14, 2015 SUBJECT: FPL (The Reserve at Port Royal) FPL : Submitted by O Leary and Associates, LLC for The Reserve at Port Royal, Phase 5, Section 1. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately 4.17 acres. The applicant requests final plat approval for 20 single-family residential lots. Property description and history: This property is located west of the intersection of Port Royal Road and Reserve Boulevard. In 2003, the Board of Mayor and Aldermen approved a planned unit development request for 347 single-family lots. In August of 2014, the Planning Commission approved a Preliminary Plat application for Phase 5 to include 96 singlefamily lots. Request: The applicant requests final plat approval for Phase 5 Section 1 to include 20 single-family lots and one open space lot. Streets and sidewalk: The applicant proposes to extend Daniel Lane (Local Street) through the subject property and dedicate 50 feet of right-of-way. Engineering: The City Engineer has requested the following information and revisions 1. The sanitary sewer manholes and storm sewer are not depicted consistent with the legend. 2. Label all storm sewer as to pipe diameter and materials of construction. 3. The temporary cul-de-sac needs to be constructed if the adjacent phase of development will lag for a period of time. Developer needs to provide a schedule for future development to avoid constructing same. Recommendation: Staff finds that the proposal meets the minimum criteria of the approved PUD and recommends approval, subject to the following conditions of approval: 1. Final plat approval shall be valid for a period of two (2) years, during which time the final plat must be recorded. 2. Modification to the final plat may require Planning Commission approval prior to recordation. 3. Prior to obtaining signatures on the final plat, all engineering comments included herein shall be addressed and revisions made.

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31 Spring Hill Planning Commission Regular Meeting TO: FROM: Spring Hill Planning Commission Dara Sanders, City Planner Tom Wolf, City Engineer MEETING: December 14, 2015 SUBJECT: FPL (The Reserve at Port Royal) FPL : Submitted by O Leary and Associates, LLC for The Reserve at Port Royal, Phase 5, Section 2. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately 3.74 acres. The applicant requests final plat approval for 19 single-family residential lots. Property description and history: This property is located west of the intersection of Port Royal Road and Reserve Boulevard. In 2003, the Board of Mayor and Aldermen approved a planned unit development request for 347 single-family lots. In August of 2014, the Planning Commission approved a Preliminary Plat application for Phase 5 to include 96 singlefamily lots. Request: The applicant requests final plat approval for Phase 5 Section 2 to include 19 single-family lots. Streets and sidewalk: The applicant proposes to extend Wesley Road (Local Street) through the subject property and dedicate 50 feet of right-of-way. Engineering: The City Engineer has requested the following information and revisions 1. The sanitary sewer manholes and storm sewer are not depicted consistent with the legend. 2. The temporary cul-de-sac needs to be constructed if the adjacent phase of development will lag for a period of time. Developer needs to provide a schedule for future development to avoid constructing same. Recommendation: Staff finds that the proposal meets the minimum criteria of the approved PUD and recommends approval, subject to the following conditions of approval: 1. Final plat approval shall be valid for a period of two (2) years, during which time the final plat must be recorded. 2. Modification to the final plat may require Planning Commission approval prior to recordation. 3. Prior to obtaining signatures on the final plat, all engineering comments included herein shall be addressed and revisions made.

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33 Spring Hill Planning Commission Regular Meeting TO: FROM: Spring Hill Planning Commission Dara Sanders, City Planner Tom Wolf, City Engineer MEETING: December 14, 2015 SUBJECT: FPL (The Reserve at Port Royal) FPL : Submitted by O Leary and Associates, LLC for The Reserve at Port Royal, Phase 5, Section 3. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately 9.89 acres. The applicant requests final plat approval for 35 single-family residential lots. Property description and history: This property is located west of the intersection of Port Royal Road and Reserve Boulevard. In 2003, the Board of Mayor and Aldermen approved a planned unit development request for 347 single-family lots. In August of 2014, the Planning Commission approved a Preliminary Plat application for Phase 5 to include 96 singlefamily lots. Request: The applicant requests final plat approval for Phase 5 Section 3 to include 35 single-family lots and two open space lots. Streets and sidewalk: The applicant proposes to extend Solomon Lane (Local Street) and Oxford Court (Local Street) through the subject property and dedicate 50 feet of right-of-way. Bicycle and Greenway Plan: This property is shown in the City s Bicycle and Greenway Plan to have a greenway connection within the area identified as Open Space B. Staff requests that the applicant also dedicate a public access easement for Open Space B to allow for a future trail connection. Staff does not recommend that the applicant be required to participate or be responsible for trail construction in Open Space B. Engineering: The City Engineer has requested the following information and revisions 1. The sanitary sewer manholes and storm sewer are not depicted consistent with the legend. 2. The 20 P.U.D.E. between Lots 241 and 242 and 244 and 245 is not labeled correctly. 3. An additional fire hydrant was not added in the vicinity of the intersection of Solomon Lane and Oxford Court Recommendation: Staff finds that the proposal meets the minimum criteria of the approved PUD and recommends approval, subject to the following conditions of approval: 1. Final plat approval shall be valid for a period of two (2) years, during which time the final plat must be recorded. 2. Modification to the final plat may require Planning Commission approval prior to recordation. 3. Prior to obtaining signatures on the final plat, all engineering comments included herein shall be addressed and revisions made. 4. The applicant shall dedicate public access easements with Open Space B, in accordance with the City s Bicycle and Greenway Plan.

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35 Spring Hill Planning Commission Regular Meeting TO: FROM: Spring Hill Planning Commission Dara Sanders, City Planner Tom Wolf, City Engineer MEETING: December 14, 2015 SUBJECT: FPL (The Reserve at Port Royal) FPL : Submitted by O Leary and Associates, LLC for The Reserve at Port Royal, Phase 5, Section 4. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately 7.91 acres. The applicant requests final plat approval for 22 single-family residential lots. Property description and history: This property is located west of the intersection of Port Royal Road and Reserve Boulevard. In 2003, the Board of Mayor and Aldermen approved a planned unit development request for 347 single-family lots. In August of 2014, the Planning Commission approved a Preliminary Plat application for Phase 5 to include 96 singlefamily lots. Request: The applicant requests final plat approval for Phase 5 Section 4 to include 22 single-family lots and one open space lot. Streets and sidewalk: The applicant proposes to extend Solomon Lane (Local Street), Wesley Road (Local Street), and Daniel Lane (Local Street) through the subject property and dedicate 50 feet of right-of-way. Bicycle and Greenway Plan: This property is shown in the City s Bicycle and Greenway Plan to have a greenway connection within the area identified as Open Space D. Staff requests that the applicant also dedicate a public access easement for Open Space D to allow for a future trail connection. Staff does not recommend that the applicant be required to participate or be responsible for trail construction in Open Space D. Engineering: The City Engineer has requested the following information and revisions 1. The sanitary sewer manholes and storm sewer are not depicted consistent with the legend. 2. The 20 P.U.D.E. between Lots 309 and 310 is not labeled. 3. The 20 P.U.D.E. between Lots 295 and 296 and 299 and 300 is not labeled correctly. 4. Additional fire hydrants were not added in the vicinity of the intersection of Solomon Lane and Wesley Road and the intersection of Solomon Lane and Daniel Lane. Recommendation: Staff finds that the proposal meets the minimum criteria of the approved PUD and recommends approval, subject to the following conditions of approval: 1. Final plat approval shall be valid for a period of two (2) years, during which time the final plat must be recorded. 2. Modification to the final plat may require Planning Commission approval prior to recordation. 3. Prior to obtaining signatures on the final plat, all engineering comments included herein shall be addressed and revisions made. 4. The applicant shall dedicate public access easements with Open Space D, in accordance with the City s Bicycle and Greenway Plan.

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37 Spring Hill Planning Commission Regular Meeting TO: FROM: Spring Hill Planning Commission Dara Sanders, City Planner Tom Wolf, City Engineer MEETING: December 14, 2015 SUBJECT: PPL (Wade s Grove) PPL : Submitted by Stanford & Associates for Wades Grove Section 15, 16, 17. The property is zoned R-2, PUD (Planned Unit Development) and contains approximately acres. The applicant requests Preliminary plat approval for 111 single-family residential lots. Property description and history: This property is located northeast of the intersection of Buckner Lane and Duplex Road, south of Spring Station Middle School. The Board of Mayor and Alderman approved a Planned Unit Development request for the Wade s Grove Subdivision in February of 2011 to include 763 single-family residential lots and associated amenities and open space. Since the original PUD approval, the applicant has completed several sections and is currently completing three section of the development. Request: The applicant requests preliminary plat approval of 111 single-family residential lots and associated open space. Streets and sidewalk: The applicant proposes to extend Chapman s Crossing (Local Street), Wheeler Drive (Local Street), Yellow Brick Circle (Local Street), and various courts and circles through the project boundary. All streets are proposed to include sidewalk on both sides. All comments regarding street connectivity and improvements from the work session have been addressed with the revised plat, specifically pertaining to Locerbie Circle, now shown as Claymill Drive. Bulk and area requirements: Based on staff s review, the proposal appears to be compliant with the approved PUD and Article X (PUD Provisions). Bicycle and Greenway: Aenon Creek and an associated tributary traverse through the property, and the Bicycle and Greenway Plan recommends a greenway connection for both, as indicated in the attached map. Staff has included the preferred alignment of a trail connection through the project boundary, which incorporates the work session comments pertaining to transitioning from a trail (from the west) to a multi-use path along Chapman s Crossing and back to a trail (to the east). Staff finds that this alignment takes advantage of stream crossings proposed for street connectivity and would require only one additional crossing for a trail. All other alignments would impact existing single-family developments or protected steam banks. Staff does not recommend construction of the trail and does not request dedication easements at this time. The exact location of easements is expected to be requested at the time of final plat application, though staff has included a condition of approval that easements may be required prior to recordation of final plats at no cost to the City should trail preparation and construction occur before completion of all required infrastructure improvements. However, the proposed alignment does impact the stream crossing for Chapman s Crossing. Minor modifications to the width of the culvert structures are needed in order to accommodate the minimum width of a multi-use path. Staff has recommended a condition of approval that this modification be reviewed and approved administratively. Engineering: The City Engineer has requested the applicant to verify that all proposed storm sewer is labeled by pipe diameter and materials of construction. Recommendation: Staff recommends approval of PPL , subject to the following conditions of approval:

38 1. Preliminary plat approval shall remain valid for a period of three (3) years, during which time the applicant/developer shall obtain all necessary permits, complete all applicable improvements, and submit final plat applications for review and approval. 2. Modifications to the plat may require Planning Commission approval prior to submittal of a final plat application. The Planning Commission may deny modification requests pursuant to all applicable criteria listed in the zoning ordinance. 3. The applicant shall be required to dedicate public access easements for trail and greenway extensions through the project boundary in accordance with the City s Bicycle and Greenway Plan. Easements shall be dedicated by final plat or by easement plat, should trail preparation and construction occur prior to completion of all required infrastructure associated with this preliminary plat. The applicant shall not be responsible for installing trail facilities. 4. Modification to the width of the culvert structures within the Chapman s Crossing right-of-way is required in order to accommodate a multi-use path along the street. The applicant shall coordinate with planning and engineering to identify the appropriate modifications, which may be approved administratively.

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41 Spring Hill Planning Commission Regular Meeting TO: FROM: Spring Hill Planning Commission Dara Sanders, City Planner Tom Wolf, City Engineer MEETING: December 14, 2015 SUBJECT: PPL (Brixworth) PPL : Submitted by Brett Creasman, PE (Kimley-Horn) for Brixworth, Phase 4. The property is zoned R-2 (Medium Density) and contains approximately acres. The applicant request Preliminary Plat approval for 84 single family lots. Property description and history: This property is located southwest of the intersection of Buckner Road and Buckner Lane, west of Brixworth Phase III, which obtained Planning Commission approval of a preliminary plat application for 80 single-family dwellings. On November 9 th, the Planning Commission approved a Neighborhood Concept Plan (NCP ) for the subject property and granted a variance from the right-of-way dedication requirement for Stewart Campbell Point (Collector Street) to allow for 60 feet of right-of-way dedication instead of the required 75 feet. Request: The applicant requests preliminary plat approval of 84 single-family residential lots and associated open space. Streets and sidewalk: The applicant proposes to extend Stewart Campbell Point (Collector), Lantana Drive (Local), Turncreek Road (Local), Liverpool Drive (Local), Triton Road (Local), and Friendship Drive (Local), with sidewalk on both sides of each street. Bulk and area requirements: Based on staff s review, the proposal appears to be compliant with the bulk and area requirements of the R-2, Medium Density, zoning district. Bicycle and Greenway: The previously approved Neighborhood Concept Plan and the initial submittal of the Preliminary Plat included a note that the City s Recreation and Greenway Plan does not proposed a greenway adjacent to or through the subject property. This is incorrect. As shown in the attached exhibit depicting the Bicycle and Greenway Plan, Stewart Campbell Point is required to include a bike lane. This applicant was submitted after the adoption of the Bicycle and Greenway Plan and is subject to its criteria. The construction plans do not include details for the curb construction, though a street cross section included in the plans indicates that the proposal is to construct extruded curb with no gutter. This cross section has been modified as a result of staff s request to reduce the driving lanes down from 13 feet to 11 feet, which would provide a 2 bike lane on both sides of the street. Based on this information, staff finds that the current proposal for Stewart Campbell Point is not sufficient to accommodate a bike lane, though sufficient right-of-way and area does exist to accommodate a bike lane on both sides of the street. The City s Bicycle and Greenway Plan recommends a width of four (4) feet, though three (3) has proven to be sufficient for low speed streets, such as Stewart Campbell Point. Staff recommends that the construction details for Stewart Campbell Point be modified to include an additional two feet of pavement (one foot on each side) to accommodate the required bike lanes, which would transition into a sharrow situation for the sections of Stewart Campbell Point to the east and west until plans are made and funded to improve those street sections to include bike lanes. Engineering: The construction plans have been reviewed internally and the intent of said documents as for constructability have been met. Only minor revisions have been identified that will be discussed and resolved early next week with the developer s engineer.