1. business and industrial
2. construction

Agenda Number: PC15-01
PC MEETING: May 7, 2015
REPORT TO THE PLANNING COMMISSION
SUBJECT: Glenn Farms Subdivision, Lots 2 and 3 Request approval of a Preliminary Site Plan for two
multi-tenant flex buildings totaling 99,528 combined
square feet on 10.28 combined acres located on East
Shelby drive just west of the proposed extension of
Progress Road.
1.
2.
3.
4.
EXHIBITS:
Applicant’s cover letter (3/10/15)
Preliminary Site Plan (received 3/11/15)
Site Rendering (received 3/11/15)
Building Elevations (typical of both buildings)
(received 3/11/15)
Viper LED Light Fixture Detail (received 3/11/15)
April 7, 2015 Draft PC Minutes
April 9, 2015 Draft DRC Minutes
5.
INTRODUCTION:
Brenda
Solomito-Basar, 6.
representing property owner Glenn Farms Corporate 7.
Park Number One GP (Curtis Wegener), is requesting
a recommendation from the Planning Commission (PC) for approval
of a Preliminary Site Plan to create two multi-tenant flex buildings by
a separate pending subdivision (PC14-30). The Board of Mayor and
Aldermen (BMA) will consider any recommendations tentatively on
May 26, 2015.
The subject property is zoned RI: Restricted Industrial, with property
to the north also zoned RI. To the south of the subject property is
vacant land zoned MPO: Medical-Professional-Office and vacant
property to the west is zoned FAR: Forest-Agricultural-Residential.
The subject property is in close proximity to the right-of-way of I-269
(under construction) and the shared corporate limits of Piperton (in
Fayette County) and Collierville (Shelby County).
BACKGROUND AND KEY QUESTIONS: The PC may find the
following questions helpful in determining whether the application for
a Preliminary Site Plan complies with the Zoning Ordinance:
1. What has changed since the Planning Commission last considered this application? On April 7,
2015, the Planning Commission unanimously voted to defer this application to its next meeting as there
were concerns (see Exhibit 6) about the use of septic systems on an interim basis for the 7-lot pending
subdivision (PC14-30). Based on the High Intensity Soil maps dated January 13, 2015 and April 1,
2015, Greg Parker, with the Water Quality Branch & Septic Tank Program of the Shelby County Health
Department, has stated that all seven lots in the subdivision are suitable for the installation of a
subsurface sewage disposal system on them for commercial use .
Furthermore, the applicant, Town Staff, and Planning Commission Chairman Greg Cotton worked to
refine language (see PC14-30) for plat notes, deeds for the lots, and the restrictive covenants for the
neighborhood, to restrict uses that would generate industrial waste or discharge industrial waste
byproduct into the interim septic systems. Using the language developed since the April 2015 PC
meeting, and using the Town’s established Business License, Certificate of Occupancy, and discharge
permit processes through the Public Services Department, sufficient oversight exists to determine the
type of discharge/waste byproduct appropriate for the interim septic systems and to prevent
5/1/2015 10:44:20 AM
Page 1 of 6
inappropriate uses that may be allowed in the RI Zoning until the sewer trunk lines are installed in the
area.
Since the landscaping, lighting, and architectural design were not impacted by the use of septic systems,
the Design Review Commission (DRC) considered the Preliminary Site Plan on April 9, 2015, and
unanimously recommended approval, with conditions (see Exhibit 7). The DRC considered the issues of
tree mitigation, lighting, and exterior building materials at the meeting, and the Final Site Plan will need
to comply with the conditions of approval (Exhibit 7) if the BMA accepts the DRC’s recommendation.
2. What is the relationship of this Preliminary Site Plan (Lot 2 and 3) to the Glen Farms Preliminary
Subdivision Plat (a PC concern)? The pending subdivision (PC14-30) will create seven “pad-ready”
industrial lots along Shelby Drive and extend Progress Road southward. This subdivision will create Lot
#s 2 and 3, and provide infrastructure to serve these lots. Building permits for the proposed buildings
cannot be issued until the Final Subdivision Plat is approved by the Planning Commission and recorded.
Before that can happen, the applicant must enter into a Development Agreement with the BMA for the
installation of the subdivision infrastructure (water lines, septic tanks and dry sewer lines, road access,
ingress/egress easements, etc) and the work be substantially completed.
DISCUSSION: Both lots “stand alone” for meeting the
requirements in the RI: Restricted Industrial Zoning District.
The bulk requirements and site data are summarized in a
summary table (right). This industrial subdivision is zoned to
allow warehousing, research and development, and light
manufacturing uses, which may not be appropriate in other
parts of Town. Glenn Farms will create a campus-like
setting, with industrial traffic diverted away from residential,
office and commercial areas and collector streets. Over time,
this industrial area will be heavily screened from the
adjoining land uses/zoning districts that are not industrial and
the portions of an industrial building that are visible from
public roads should be designed to meet commercial
standards to the maximum extent practicable. With these first
two buildings, the applicant intends to establish a “high tech”
design theme for the industrial park where the low wall at the
intersection of Progress Road and Shelby Drive, roof forms,
building heights, materials, site layouts, green-tinted
windows, and canopies all relate closely to one another,
creating a unified “campus” appearance.
Existing Conditions and Preliminary Site Layout (Exhibits 2
and 3): The Existing Conditions plan shows both lots with
the existing contours, existing trees, and the public rights-ofway. The site rendering (Exhibit 3) also provides insight in
the existing site conditions as well as the proposed layout.
Lot #s 1 and 2 will each include one multiple tenant
industrial building. The primary entrances of the buildings
face away from each other, which creates a 125-foot wide
truck loading dock area in the back that is well-screened due
to the building configuration, landscaping, and low walls.
5/1/2015 10:44:20 AM
Page 2 of 6
Site Data Summary and Bulk Requirements
Applicable Lots 2 and 3 of the
Glenn Farms Subdivision
Total Combined – 10.28
Total Site
Lot #2 – 5.02
Area (acres)
Lot #3 – 5.26
Zoning/Permitted
RI: Restricted Industrial [3]
Uses
Total Combined – 95,000
Building Square
Lot #2 – 46,000
Footage:
Lot #3 – 49,000
1 space per 1,000 square
Parking feet minimum
Required/Provided: Lot #2 – 46/72
Lot #3 – 49/74
Maximum – 50% [2]
Lot
Lot #2 – 22.6%
Coverage:
Lot #3 – 21.6%
Minimum – 20%
Pervious
Lot #2 – 45.1%
Area:
Lot #3 – 49.9%
Minimum
None in RI
Lot Size
Front- 40 feet
Minimum Building
Side- 25 feet
Setbacks
Rear- 200 feet [1]
Minimum
n/a
Lot Width
[1] Larger setback is due to TDEC protected stream
[2] It is estimated that, at build-out, the entire Glenn Farms
industrial subdivision will contain 330,000 square feet of
“business park” uses.
[3] Plat notes, deeds for the lots, and restrictive covenants for
the neighborhood will be used to restrict uses that would
generate industrial waste or discharge industrial waste
byproduct to septic systems. Also, the discharge permit process
through the Public Services Department will determine the type
of discharge/waste byproduct appropriate for the interim septic
systems and prevent inappropriate uses that may be allowed in
the RI until the sewer trunk lines are installed in the area.
Parking for the site is distributed around the fronts of each building, with no more than one bay (a 62-foot
“blade” of parking) between the building and Progress Road, which complies with the Design Guidelines for
this area. No parking will be created between the buildings and Shelby Drive. The extension of Progress Road
will be constructed as part of a Preliminary Ssubdivision Plat (PC14-30) that is under review. Those
improvements will include curb, gutter, and sidewalk per the Subdivision Regulations. The internal drive aisles
and circulation within the site meet the requirements of the Zoning Ordinance 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. There are new sidewalks proposed along Lot #s 2 and 3 and throughout the site for access to the
parking and buildings, with two direct connections to the public sidewalk system (one on Shelby Drive and one
on Progress Road).
Preliminary Grading Plan (Exhibit 2): The grading for this industrial subdivision will create seven “pad-ready”
lots ready for building construction. According to the Subdivision Infrastructure Construction Plans submitted
with the Preliminary Subdivision Plat, a 0.82 acre regional detention facility will be provided within an
easement on Lot #1 and will be constructed to accommodate runoff from Lot #s 1, 2 and 3. Another regional
detention facility will likely be needed to the east of the Progress Road extension, but the exact location will not
be known until site plans are submitted. Fine grading will occur incrementally with the development of site
plans for each lot. A Drainage Report, including calculations showing the capacity of the downstream system to
be built on Lot #1 will be reviewed by the Town Engineer with the Final Site Plan application.
A portion of the site and rooftop drainage will be collected into bio-retention swales along the Progress Road
frontage. “Bioswales” are landscape elements designed to remove silt and pollution from surface runoff water.
The water's flow path, along with the wide and shallow ditch, is designed to maximize the time water spends in
the swale, which aids the trapping of pollutants and silt. It is common to see bioswales around parking lots,
where substantial automotive pollution is collected by the paving and then flushed by rain. The bioswale, or
other type of biofilter, wraps around the parking lot and treats the runoff before releasing it to the watershed or
storm sewer system.
Preliminary Utility Plan (Exhibit 2): Electricity and water are available to the site, but sewer is not available yet
in the area. The applicant has received approval from the Shelby County Health Department to use septic tanks
for Lot #s 2 and 3 until sewer lines are extended to the area, but such approval for all seven lots are needed
before the Board of Mayor and Aldermen (BMA) should enter into a development agreement with the
subdivision infrastructure. The applicant plans to install “dry” gravity sewer lines in new 20-foot public sewer
easements along the creek. Once sanitary sewer service is extended to the area, the property owners will be
required to abandon use of the septic systems and tie to the Town’s public system. Special notes will be placed
on the plats and in the property owners association (POA) documents related to this requirement.
Preliminary Landscape & Lighting Plan (Exhibit 2): There is a 40-foot buffer provided along both Progress
Road and Shelby Drive. Additional pervious area is located to the south due to a protected stream, area reserved
for the planting of mitigation trees, and a septic system for use until sanitary sewer is provided to the area.
There are street trees along both street frontages, foundation plantings around the building, and a low wall at the
intersection of Progress Road and Shelby Drive (as required by the Design Guidelines for major intersections),
and the parking lots are screened with evergreen shrubs. A 4.5-foot grass strip will be created between the new
5-foot public sidewalk to be installed by this application.
Lighting is provided within the site with wall-mounted fixtures and pole lights, but details were not provided on
the combination lighting and landscape plan as required for a Preliminary Site Plan (see Condition E). The
applicant has indicated that they plan to use “Viper” style LED lights made by Beacon for both the wall- and
5/1/2015 10:44:20 AM
Page 3 of 6
pole-mounted fixtures (see Exhibit 5). These fixtures, or their equivalent, along with pole details, will need to
be reflected on the Final Site Plan.
The ground sign locations have not been shown. Any light fixtures for the ground sign must be labeled, fully
shielded, and the fixtures screened with evergreen shrubs.
Tree Preservation & Mitigation Ratio (see Exhibit 2): All existing trees that will remain on Lot #s 2 and 3 after
the Final Subdivision Plat is recorded will be preserved; however, several existing trees will be removed
because of grading and infrastructure installation associated with the seven-lot Glenn Farms Industrial
Subdivision. According to the subdivision plans, 512 existing trees will be preserved; however, 226 existing
trees will be removed to install the subdivision infrastructure and to make the lots “pad ready”, which does not
include 78 trees being removed to extend Progress Road. The applicant has asked the Planning Commission
with the Preliminary Subdivision Plat application to approve what equates for a formula of 1.23 new trees
installed per 1 tree removed, which is almost “tree-per-tree” replacement, with native species mitigation trees
installed along the existing protected stream and in the Shelby Drive median. Additional mitigation trees will
not have to be planted with the site plans for Lot #s 2 and 3.
Preliminary Elevations (Exhibit 2): The primary fronts of the buildings face east (towards Progress Road) and
west (towards a private drive between Lot #s 1 and 2). These facades have been designed with a “storefront”
appearance broken into multiple bays with anodized aluminum storefront windows and green metal canopies.
Banding, columns, texture and articulation (4-inch wide reveals) of the façade and roof have been incorporated
into the tilt-up concrete panels, which are the primary building material used on the building.
Tilt-up panel construction is used to reference a nontraditional cement building processes and is a material this
is most appropriate for industrial areas or in commercial areas when a masonry veneer is to be applied. For the
proposed tilt-up concrete building, the walls are created by assembling forms (which is how the textured panels
and 4-inch deep reveals will be created) and pouring large slabs of concrete called panels directly at the job site.
The panels, which will be very wide and tall, are then tilted up into position around the building's slab.
Tilt-up panel construction (not used on the proposed building), is similar to precast concrete, which is
appropriate as primary façade material in commercial areas usually for trim, accent, or wall panels. The precast
concrete building process is similar to tilt-up construction, but pre cast concrete panels are instead produced
indoors in forms at a manufacturing facility and are trucked to the job site. Precast concrete panels are usually
smaller and more manageable and a more versatile material for architects.
Three different colors of gray are used on the front and side facades visible off the lot, but the unadorned rear
façade is a “remote wall” and is appropriate for less ornamentation. The differing materials, colors, and textures
for these large buildings add visual interest and reduce their scale. More information is needed about the colors
and materials proposed with the Final Site Plan (see Conditions C and D in Exhibit 7).
Signage is not included in this approval. A sign permit application shall be submitted to the Planning Division
prior to the erection of any signage.
Traffic/Circulation: This subdivision is being planned for access control with curb cuts allowed at median
breaks on Shelby Drive. The private service drives to be built with each building will also help limit curb cuts
due to the shared ingress/egress easements. A portion of this site plan shows a drive being built in the
ingress/egress easement on Lot #1.
It is estimated that, at build-out, the entire Glenn Farms industrial subdivision will contain 330,000 square feet
of “business park” uses. A Level II traffic impact study was required for this industrial subdivision, which
looked at vehicular trip generation and included an evaluation of the nearest intersections. The study concluded
5/1/2015 10:44:20 AM
Page 4 of 6
the development (at build-out) will generate 453 vehicular trips during the morning and 201 trips during the
evening peak hour, which will have a minimal impact on the roadway network developing in the I-269 area. All
intersections will continue to operate at a level of service (LOS) “C”, with the Town needing to make
adjustments to the timing of the Shelby Drive and US Highway 72 intersection at some point.
Progress Road will be extended to the southernmost terminus of the property with the subdivision infrastructure
and have a similar cross section to the existing Progress Road segment to the north (four lane section with a
center turn lane). Shelby Drive is already improved per the Major Road Plan.
NEXT STEPS:
x Board of Mayor and Aldermen (BMA) Approval of Preliminary Site Plan: The Design Review Commission
(DRC) made its formal recommendation for conditional approval on April 7, 2015. Once the PC Planning
Commission (PC) has made a recommendation, the BMA will consider the Preliminary Site Plan
(tentatively scheduled for May 26, 2015).
x Preliminary Subdivision Plat and Subdivision Infrastructure Construction Plans: The Preliminary
Subdivision Plat will be reviewed by the PC on May 7, 2015. If approved by the Planning Commission, then
the applicant must enter into a Development Agreement for the Subdivision Infrastructure Construction
Plans with the BMA.
x Final Subdivision Plat: The Final Subdivision Plat must also be approved by the PC at a future meeting. The
Final Subdivision Plat must be recorded prior to the issuance of building permits for the buildings on Lot #2
and/or #3.
x Final Site Plan Application(s): 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 BMA. The Final Subdivision Plat must be recorded prior to
the issuance of building permits for the building on either lot.
x Building Permit Review: Prior to the issuance of a building permit for either building, construction plans
must be submitted to the Codes Department for review.
PC EXAMPLE MOTION: Recommend approval of a Preliminary Site Plan (see Exhibit 2) to the Board of
Mayor and Aldermen (BMA) for Glenn Farms Subdivision, Lots 2 and 3, which would allow two multi-tenant
flex buildings totaling 95,000 combined square feet on 10.28 combined acres located on East Shelby Drive just
west of the proposed extension of Progress Road, 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 2006-54.
2. Provide top and toe elevations along the wall on the Final Site Plan for the wall and fence along behind
the northernmost parts of the building.
3. With the grid photometric plan on included with the Final Site Plan, ensure that the westernmost access
drive is properly illuminated. The maximum light levels at the property line will not apply where there is
an ingress/egress easement.
4. Provide a Traffic Control Plan with the Final Site Plan application.
5. Engineering comments applicable to the Preliminary Site Layout:
a. Note #4 – correct the spelling of “meander”.
a. Please label the 50’ drainage esmt.
b. Ing./Egr. Esmt. – Please make sure that the plat esmt. matches exactly what you are proposing on
these plans.
c. Remove the water.
d. Northern D/W on Progress – Labeled as 24’/44’ curb cut but it is dimensioned as 30’.
e. Rear setback is shown as 100’. It is shown as 200’ on the plat.
f. Site Data Table Lot 2 – The acreage listed does not match what is shown on the lot.
g. Site Data Table Lot 3 – The acreage listed does not match what is shown on the lot.
5/1/2015 10:44:20 AM
Page 5 of 6
2.
h. Site Data Table – Double check the number of provided parking spaces you have listed and
revise the data chart accordingly. Related to parking, address the following:
i. Southwest of the #2 building – The number of spaces is labeled 8. There are only 7
spaces. And the spaces across the drive are labeled with 7 & 8.
ii. Northeast of the #3 building – The number of spaces is labeled 9. There are 10 spaces.
iii. Southeast of the #3 building – The number of spaces is labeled 12. There are 13 spaces.
Engineering comments applicable to the Grading & Drainage Plan:
a. Add a note that all drainage is Private.
b. At the time of the Final Site Plan application, a detailed drainage report will be required.
c. Provide a separate exhibit to show buffer calculations with the Final Site Plan application.
d. Coordinate with the Town Engineer to determine if it is possible for DP-20 to empty into the
wing-wall of the box culvert.
e. The outlet pipes and headwalls DS-1 and DS-19 will need to be extended to discharge near the
bottom of the stream and oriented to be more in line with the flow of the stream – These were
extended some but they need to extend into the stream to discharge near the bottom elevation.
f. At time of the Final Site Plan application, the size of the domestic water meters will need to be
shown Utility Plan.
CONTACTS:
Contact:
Organization:
Address:
Phone:
Fax:
Email:
Owner
Applicant
(Owner’s Representative)
Curtis Wegener
Brenda Solomito Basar
Glenn Farms
Corporate Park No. 1 GP
4278 Spotswood Avenue,
Suite 207
Memphis, Tennessee
38117
901-683-6837
[email protected]
5/1/2015 10:44:20 AM
Solomito Land Planning
2067 Kirby Parkway
Memphis, TN 38119
901-755-7495
[email protected]
Page 6 of 6
Design Professional
Project Planners
Rusty Norville, P.E.
Jaime Groce, AICP (Primary)
Sean Isham, AICP
Civil Engineering
Solutions, LLC
Town of Collierville
317 W. Market Street
Dyersburg, TN 38024
500 Poplar View Parkway
Collierville, TN 38017
731-285-1698
731-285-2096
[email protected]
457-2360
457-2354
[email protected]
&YIJCJU
&YIJCJU
AG
FL= 371.17
CLP
S37°42'25"E
33.69'
S37°42'25"E
5.00'
GV
S89°43'57"W
CLP
Reference is hereby made to a Application for Greenbelt Assessment-Agricultural
recorded in Instrument No. 05009751 and in Instrument No. 05009752 for conditions, restrictions, etc. that
affect this property.
Reference is hereby made to a 8' Wide Memphis Light, Gas and Water Division Electrical
Easement recorded in Book 3946, Page 27 that affect this property.
Reference is hereby made to Instrument No. 05094988 for conditions, restrictions etc. that
affect this property.
26.
27.
28.
L A N D
S U R V E Y I N G,
By: ______________________________
Daryl Menard, RLS
Date
President
Tennessee Certificate No. 2135
M I L E S T O N E
I N C.
CLP
8.07'
30' X 30'WIDE
DRAINAGE ESMT.
PER PLANS
N00°10'17"W
7.24'
377
C2
C
3
PP
D
AG
S89°43'57"W
68.00'
D
N83°04'04"W
3
37
325. 85'
E
S89°43'57"W
2" PVC
FL=375.68
374
37
CLP
7
163.78'
375
37
5
37
N88°50'27"W
9
30' WIDE DRAINAGE ESMT.
PER PLANS
FL=373.64
FL=375.18
C8
6-72 INLET
TOP=381.45
27" RCP IN (N) FL=375.95
27" RCP OUT (S) FL=375.85
WHITTEN BEND INVESTORS, LP
C0259S A00006, C0259S A0000 7,
C0259S A0000 8 , C0259S A0000 9,
C0259S A000 10, C0259S A000 11
INST. NO. 05094988
ZONED: MPO
46.05 Acres Remaining
37 5
6-72 INLET
TOP=381.35
27" RCP IN (N) FL=375.38
27" RCP OUT (S) FL=375.28
GV
PLAT SHOWING
LOCATIONS AND ELEVATIONS
ON PART OF THE
157 .67 '
S81°25'27"
C7
7.93'
S00°10'17"E
7.44'
CLP
FL=375.29
±
DMH
TOP=383.63
48" RCP IN (NW) FL=377.22
30" RCP IN (W) FL=377.22
42" RCP OUT (S) FL=377.20
6-72 INLET
TOP=383.25
18" RCP OUT (SW)
FL=379.45
TOP OF DMH
ELEV.=382.94 (NAVD 88)
T.B.M.
D
12054701
12054702
12054703
12054704
14037255
15008323
DATE:
DECEMBER 9, 2013
COLLIERVILLE, TENNESSEE
INSTRUMENT NO. 05094988
RECORDED IN
WHITTEN BEND INVESTORS, L.P.
PROPERTY
NO.
NO.
NO.
NO.
NO.
NO.
RECORDED IN
INSTRUMENT
INSTRUMENT
INSTRUMENT
INSTRUMENT
INSTRUMENT
INSTRUMENT
N83°06'54"W
CMP
E
EB
GV
FH
INST.
NO.
OHE
PP
LP
N
S
WV
W
R.O.W.
EOP
AG
H/W
P.B.
PG.
BK.
CLP
LEGEND:
374
6
823.47'
37
37 9
8
38 4
7
0
37
39
381
444. 47'
CORRUGATED METAL PIPE
EAST
ELECTRICAL BOX
GAS VALVE
FIRE HYDRANT
INSTRUMENT
NUMBER
OVERHEAD ELECTRICAL
POWER POLE
LIGHT POLE
NORTH
SOUTH
WATER VALVE
WEST
RIGHT-OF-WAY
EDGE OF PAVEMENT
ANCHOR GUY
HEADWALL
PLAT BOOK
PAGE
BOOK
CONCRETE LIGHT POLE
38
6-72 INLET
TOP=382.15
48" RCP IN (NE) FL=374.95±
48" RCP OUT (SW) FL=374.85 ±
(HOLDING WATER)
38 3
FL=375.29
6-72 INLET
TOP=382.40
48" RCP IN (NE) FL=375.50±
48" RCP OUT (SW) FL=375.50 ±
(HOLDING WATER)
3
REVISION
387
S67
02"E
385
239
.9 0
'
N89°52'41"E
8.22'
N00°04'10"W
12.00'
LOTS 2 & 3
APPROVAL
DATE
°04'
376
37 8
39 1
S89°55'50"W
83.42'
GLENN FARMS SUBDIVISION
DESCRIPTION OF
CHANGE
3
C9
6-72 INLET
TOP=386.37
(UNABLE TO ACCESS
"BARRIERS")
40
3
D
BOX
CULVERT
1
NORTH
OF
1
0
55.16'
55.16'
50.70'
55.16'
SCALE: 1"=100'
50'
170.00'
170.00'
55.00'
170.00'
SURVEY: MILESTONE LAND SURVEYING
DESIGN BY: CES-RBN
DRAWN BY: CES-RBN
03/09/15
03/09/15
03/28/14
100'
54.91'
54.91'
48.93'
54.91'
54.91'
48.93'
CHORD
44.83'
54.91'
49.01'
54.91'
54.91'
48.85'
54.91'
192.29'
203.13'
SHEET
1
OF
PROJECT #: 1504
BOOK:
SCALE: 1 " = 1 0 0 '
TENNESSEE
REVIEWED
DATE:
DATE:
DATE:
COLLIERVILLE,
EXISTING CONDITIONS/SURVEY
27.82'
27.82'
27.31'
27.82'
CURVE TABLE
RADIUS LENGTH TANGENT
25.00'
55.61'
50.63'
170.00'
55.16'
27.82'
55.00'
50.80'
27.37'
170.00'
55.16'
27.82'
170.00'
55.16'
27.82'
55.00'
50.61'
27.26'
170.00'
55.16'
27.82'
1541.38' 192.42'
96.33'
1674.54' 203.25'
101.75'
55.16'
27.82'
170.00'
50.70'
27.31'
55.00'
100'
CURVE
C1
C2
C3
C4
C5
C6
C7
C8
C9
C10
C11
C12
C13
C14
C15
N.T.S.
VICINITY MAP
Site
DIVISION OF ENGINEERING
DMH
TOP=387.11
18" RCP IN (N) FL=381.97
18" RCP IN (S) FL=382.12
18" RCP IN (E) FL=381.67
30" RCP OUT (S) FL=380.67
6-72 INLET
TOP=386.32
(UNABLE TO ACCESS
"BARRIERS")
BRIDGE
DEVELOPER: GLENN FARMS CORPORATE PARK NO. 1 GP
ENGINEER: CIVIL ENGINEERING SOLUTIONS, LLC
ITEM
No.
38
39
6-72 INLET
TOP=383.96
(UNABLE TO ACCESS
"BARRIERS")
D
DMH
TOP=384.97
18" RCP IN (N) FL=379.53
18" RCP IN (S) FL=379.73
30" RCP IN (E) FL=378.68
46" RCP OUT (S) FL=378.25
6-72 INLET
TOP=383.92
(UNABLE TO ACCESS
"BARRIERS")
PHASE 1
PROGRESS BUSINESS PARK
(P.B. 216, PG. 1)
T.B.M. - Temporary Benchmark - Top of DMH as located on Shelby Drive as shown hereon.
Elevation = 382.94 (NAVD 88)
48" RCP IN (NW) FL=375.51 ±
36" RCP IN (E) FL=375.83±
48" RCP OUT (S) FL=375.83±
(HOLDING WATER)
GLENN FARMS CORPORATE PARK #1, GP
PROPERTY
373
36.85 Acres
INST. NO. 12054701, INST. NO. 12054702,
INST. NO. 12054703, INST. NO. 12054704,
INST. NO. 14037255, INST. NO. 15008323
GLENN FARMS CORPORATE PARK #1, GP
378
8' WIDE MEMPHIS LIGHT,
GAS AND WATER DIVISION
ELECTRICAL EASEMENT
(BOOK 3946, PAGE 27)
CERTIFICATION:
T.
I hereby certify that the elevations shown hereon were taken on the
ground on December 9, 2013.
T
25. Reference is hereby made to a Phase 1 of Progress Business Park recorded in Plat Book 216, Page 1 for
conditions that affect this property.
N
24. Reference is hereby made to a American Louisiana Pipe Line Company, Right-Of-Way Easement recorded in
Book 140, Page 580 that appears to affect this property. Said easement is global in nature and, as such,
could not be plotted hereon.
23. Reference is hereby made to a Truckline Gas Company, Right-Of-Way Agreement recorded in Book 124,
Page 151 that appears to affect this property. Said easement is global in nature and, as such, could not
be plotted hereon.
404.73'
370
373
37 5
387
D
D R I V E
GV
2
22. Reference is hereby made to a American Louisiana Pipe Line Company, Right-Of-Way Agreement
recorded in Book 3625, Page 134 that appears to affect this property. Said easement is global in
nature and, as such, could not be plotted hereon.
1113.75'
6
Milestone Land Surveying, Inc.
10360 Highway 70, Suite 1
Lakeland, TN 38002
Phone: (901) 867-8671
Fax: (901) 867-9889
D
21. Reference is hereby made to a Michigan Wisconsin Pipe Line Company, Right-Of-Way Agreement
recorded in Instrument No. H8-2798 that appears to affect this property. Said easement is global in
nature and, as such, could not be plotted hereon.
A
20. Reference is hereby made to a 3' Wide Memphis Light, Gas and Water Division Electrical
Easement recorded in Instrument No. 06146268 that may affect this property. We were unable
to plot said easement do to insufficient information contained therein.
E
A
19. The approximate location of the gaslines shown hereon were plotted
using some gas line markers located in the field and scaled from a survey done by James O.
Wiles Surveying Co. (Fayette County Surveyor) dated January 12, 1999. For the exact location of
said gaslines or gas line easements the proper authorities should be contacted.
PP
S89°43'57"W
CLP
38
S H E L B Y
GV
DMH
TOP=383.45
18" RCP IN (NE) FL=378.45
30" RCP IN (NW) FL=377.88
42" RCP IN (N) FL=377.86
48" RCP OUT (S) FL=377.31
6
18. The Fayette County and Shelby County line shown hereon was plotted
from a survey done by James O. Wiles Surveying Co. (Fayette County Surveyor) dated January
12, 1999. Milestone Land Surveying, Inc. did not survey said county line.
L
A
O
17. Reference is hereby made to a Michigan Wisconsin Pipe Line Company, Right-Of-Way Agreement
recorded in Book 184, Page 535 that appears to affect this property. Said Agreement is global
in nature and, as such could not be plotted.
P
S
E
16. Reference is hereby made to a Trunk Line Gas Supply Company, Right-Of-Way Agreement
recorded in Book 99, Page 421 that appears to affect this property.
Said Agreement is global in nature and, as such could not be plotted.
2
R
15. Reference is hereby made to a American Louisiana Pipe Line Company, Right-Of-Way
Agreement recorded in Book 112, Page 335 that appears to affect this property. Said
Agreement is global in nature and, as such could not be plotted.
PP
FL=364.14
37
FL=376.11
±
(BURIED)
5
38
E.
DMH
TOP=386.37
30" RCP IN (NW) FL=384.87
30" RCP OUT (E)
FL=384.17
6-72 INLET
TOP=382.89
30" RCP OUT (SE)
FL=378.52
374
14. Distances shown on this plat are in feet and can be converted to
meters by multiplying by 0.3048.
CLP
30' WIDE DRAINAGE ESMT.
(P.B. 216, PG. 1)
'3
28 4'
8°
.9
S3 171 M
S09 °08 '46"
128 .87 '
13. Plat is valid only if print has original seal of surveyor.
96" RCP
0
37 2
12. If this survey plat is also provided in electronic form, the
electronic copy must be compared to the original hard copy issued
at the survey date with its original seal to insure the accuracy
of the information and to further insure that no changes,
alterations or modifications have been made. No reliance should
be made on a document transmitted by computer or other electronic
means unless first compared to the original sealed document issued
at the time of the survey.
PP
38
6-72 INLET
TOP=362.86
42" RCP IN (N) FL=356.75
42" RCP OUT (S)
FL=356.75
37 1
11. Governmental jurisdictional areas, if any, which might
impact on the use of the premises were not located. No
liability is assumed by the undersigned for any loss
resulting from the exercise of any governmental jurisdiction
affecting the use of the premises.
CLP
FL=364.07
9
6-72 INLET
TOP=362.85
42" RCP IN (N) FL=356.55
42" RCP OUT (S)
FL=356.55
E
1"
10. Subsurface and environmental conditions were not examined
or considered as a part of this survey.
9. There may be underground or non-visible utilities, drain and/
or sewer lines across this property that are not shown. The
proper utility authorities should be contacted for more specific
locations and information on underground utilities.
8. There may be non-visible underground utilities crossing or
serving this property of which we have no knowledge.
37
6-72 INLET
TOP=375.41
18"X30" RCP IN (NW)
FL=371.55
18"X30" RCP OUT (S)
FL=371.55
"E
'29
32 0 '
7 .6
20
7. Underground pipes were assumed to be straight from structure
to structure.
6. This property does not appear to be located in a Special Flood
Harzard Area per Flood Insurance Rate Map, Map No. 47047C 0395 C,
Community Panel No. 470401 0395 C, Effective Date:
November 5, 2008.
5. This property does not appear to be located in a Special Flood
Harzard Area per Flood Insurance Rate Map, Map No. 47157C 0495 F,
Community Panel No. 470263 0495 E, Effective Date:
September 28, 2007.
4. All deed book references shown hereon are recorded in the
Register's Office of Fayette County and Shelby County, Tennessee.
PP
DMH
TOP=374.95
18" RCP IN (N) FL=371.62
18"X30" RCP OUT (SE)
FL=371.52
3. This plat was prepared without benefit of an abstract
of title. No liability is assumed by the undersigned for
loss relating to any matter that might be discovered by
an abstract or title search of the property.
2. Bearings are relative to NAD 83.
1. Plat prepared for Grace Development.
NOTES:
30' WIDE
DRAINAGE ESMT.
(P.B. 216, PG. 1)
S50°30'58"W
20.01'
PP
D
C1
2
38
PHASE 1
PROGRESS BUSINESS PARK
(P.B. 216, PG. 1)
6
C
6-72 INLET
TOP=375.33
15" RCP IN (N) FL=372.24
18" RCP OUT (S)
FL=371.99
C5
FAYETTE COUNTY, TENNESSEE
SHELBY COUNTY, TENNESSEE
374
The contours lines shown hereon were plotted for convenience only. Milestone Land Surveying,
Inc. did not do a complete Topographic Survey of the subject property.
59'50"
E
119.
75'
SMH
TOP=386.82
IN (N)
OUT (S)
FL=377.42
N16°
?
320.37'
SHELBY CO. TN
FAYETTE CO. TN
269
INTERSTATE
S
269
PROGR ESS
ROAD
37 4
"E
8°
6
3-SURVEY-EXISTING.DWG
S3
40
N03°11'57"E
'29
N03°11'57"E
32
0'
227.75'
8°
(Unde r Const ruction )
S3
7 .2
Inters tate
40
9
STATE OF TENNESSEE
INST. NO. 12020884
INST. NO. 12001018
40
COLLIERVILLE, SHELBY COUNTY
PIPERTON, FAYETTE COUNTY
C4
37
0
STATE OF TENNESSEE
INST. NO. 12020884
INST. NO. 12001018
38
41
8
4
3
1
Scale: 1/16" = 1'-0"
Building "2"
West Elevation
Scale: 1/16" = 1'-0"
Building "2"
East Elevation
Scale: 1/16" = 1'-0"
Building "2"
South Elevation
2
5
Scale: 1/4" = 1'-0"
Building "2"
Partial Elevation
Scale: 1/16" = 1'-0"
Building "2"
North Elevation
Keynotes:
1
1
NORTH
t
60'
120'
SCALE: 1"=120'
0
a
R
Site Rendering.dwg
M
l
P
.
s
ea
nt
LOT 1
Storm Water
Detention
PREPARED BY:
CIVIL ENGINEERING
SOLUTIONS, LLC
317 WEST MARKET
DYERSBURG, TN 38024
(P) 731.285.1698
OWNER/DEVELOPER:
GLENN FARMS
CORPORATE PARK GP
4728 SPOTSWOOD, SUITE 207
MEMPHIS, TN 38117
(P) 901-683-6837
COLLIERVILLE, TENNESSEE
GLENN FARMS
SUBDIVISION
Site Rendering
d
a
o
ONLY ONLY
LOT 2
218,814 S.F.
5.02 ACRES
46,000 S.F. BUILDING
67 SPACES
F.F.E. = 381.00
Shelby Drive
&YIJCJU
LOT 3
228,990 S.F.
5.26 ACRES
49,000 S.F. BUILDING
74 SPACES
F.F.E. = 381.00
Progress Road
ONLY
4
3
1
Scale: 1/16" = 1'-0"
Building "2"
West Elevation
Scale: 1/16" = 1'-0"
Building "2"
East Elevation
Scale: 1/16" = 1'-0"
Building "2"
South Elevation
2
5
Scale: 1/4" = 1'-0"
Building "2"
Partial Elevation
Scale: 1/16" = 1'-0"
Building "2"
North Elevation
1
1
&YIJCJU
Keynotes:
Exhibit 6
Draft 4/7/15 PC Minutes
PC14-30 – Glenn Farms Subdivision – Request approval of a Preliminary Subdivision Plat for 7
industrial lots on 36.85 acres located south of East Shelby Drive and bisected by the proposed extension
of Progress Road.
Mr. Jaime Groce gave the staff presentation. He explained that he would be combing the presentation of this
item and the next item, PC15-01, but each will need a separate motion. Progress Road will be extended
through this property and will eventually go on even further. The long range vison for this area anticipates
light industrial uses, office and warehouse type uses so the current zoning is already consistent with the 2040
Plan. He described the site data information. There is a creek that bisects this property and runs east and west
and is a very significant feature of this piece of property. TDEC requires a buffer along the creek’s bed. He
showed the proposed entry monument plans and explained that Lot 7 will actually front on Shelby Drive and I269 under construction. He explained that the PC may find the following questions helpful in determining if
the applications meet the intent of the Subdivision Regulations and Zoning Ordinance.
1. How will sanitary sewer be provided? While the Town has plans for sanitary sewer lines in the area, the
nearest sewer lines in this basin going to Collierville’s Northwest Wastewater Treatment Plant are around
3,900 feet away. The applicant has received
approval from the Shelby County Health
EXHIBITS:
Department to use septic tanks for two of the
1. Applicant’s cover letter (3/10/15)
industrial lots until sewer lines are extended to
2. Preliminary Subdivision Plat (3/9/15)
the area, but it is still not clear that they have
3. Existing Conditions (3/9/15)
approval for septic systems on all seven lots. This
4. Tree Mitigation Plan (3/9/15)
is a significant issue and the PC should be
5. Shelby Drive Curb Cut Plan (3/9/15)
concerned that the applicant does not have an
6. Excerpts from Traffic Impact Study December
approved plan for accommodating the sanitary
2014)
sewer needs for this industrial subdivision. The
7. Adjacent Property Owner’s Letter (3/6/15)
applicant plans to install “dry” gravity sewer
8. Email from Shelby County Health Department
lines in new 20-foot public sewer easements
(3/3/15)
along the creek. Once sanitary sewer service is
9. Town’s Local Trail Detail, 2000.
extended to the area, the property owners will be
10. Letter regarding Sewer Capacity to Piperton,
required to abandon use of the septic systems and
2008.
tie to the Town’s public system. Special notes
11. Email from Rusty Norville, (4/2/15)
will be placed on the plats and in the property
owners association documents related to this requirement. There is a certificate on the plat that must be
signed by the Shelby County Health Department before the Final Plat can be recorded, which will prevent
lots being created that will not have a clear plan to handle sanitary sewer waste. The Town is not
responsible for extending sewer transmission lines to this subdivision to create developable lots.
2. What are the implications to the transportation network in the I-269/SR385 area due to this
industrial Subdivision? This subdivision is near the confluence of US Highway 72, I-269, and SR 385.
This subdivision will allow for Progress Road, which is shown as a Major Collector on the Major Road
Plan, to be extended 640 linear feet to the south of Shelby Drive. The applicant also owns the property to
the south, which will allow for the eventual extension of Progress Road to US Highway 72. The applicant
prepared a traffic study that looked at the build-out of all seven lots, and found that the existing/planned
infrastructure in the area should be adequate to accommodate the eventual 330,000 gross square feet of
“business park” uses. Shelby Drive is already in an improved condition, and the applicant plans to install
median breaks for controlled access with the construction of the buildings.
PC 4-7-15
1
3. Is it appropriate to vacate Mount Pleasant Road? The property is bound to the west by Mt. Pleasant
Road, which is a local road currently in a rural condition. The applicant has asked that the Planning
Commission approval a rural cross section for this frontage, as they intended to acquire the property to the
west and apply to the Town for closure and vacation of the right-of-way for Mt. Pleasant Road. As Mt.
Pleasant Road is still a public local street, the Preliminary Subdivision Plat should be revised to show rightof-way dedication, with front yard setbacks shown measured from the right-of-way-line. The applicant’s
request has merit, as Mt. Pleasant Road is not foreseen to be a major part of the transportation network in
the area long-term and making and maintaining improvements to a roadway that would ultimately be
abandoned is not a prudent use of funds.
4. How will existing trees removed be mitigated? There will be minimal tree removal to install the
subdivision infrastructure, which includes a “dry” sewer line and the extension of Progress Road including
a box culvert to cross the creek. Internal service drives to serve Lot #s 2 and 3, as well as the other lots, will
be constructed with the site plan for those lots, and not as part of the subdivision infrastructure. The site
contains a stream protected by TDEC via a 30-foot stream buffer on each side of the bank. As part of its
review of a subdivision, the Planning Commission typically sets a mitigation ratio for proposed trees to be
removed. The applicant has asked the PC to approve a “custom approach” for their on-site planting of
migration trees so they can plant native trees that can reforest the area to the south of the protected stream.
The applicant plans to plant more replacement trees than normally required, 1.23 new trees for every tree
removed, but would like the caliper size at installation to be smaller than normal because of the desire for
the area to become “naturalized”. If approved, 49% of the 183 mitigation trees will be 1-inch caliper trees,
with the remote trees in marshy areas along the stream to be irrigated in dry times by watering truck or
other broadcast system. The applicant also plans to install 2-inch mitigation trees in the existing medians
along Shelby Drive, which is not irrigated. With this approach, additional trees will not have to be planted
with the site plans for each lot. For the developments that they would like to do to Lots 2 and 3, combined
they have about 10 acres and there will be about 95,000 square feet of industrial buildings. One building is
larger than the other but are mirror buildings and they meet all of our landscaping requirements and they
exceed the 30% rule for open space due to the large creek that runs across the property. They meets all of
the parking and setback requirements.
5. What is the relationship of this Preliminary Site Plan, Lot 2 and 3, to the Glen Farms Preliminary
Subdivision Plat (a PC concern)? The pending subdivision PC14-30 will create seven “pad-ready”
industrial lots along Shelby Drive and extend Progress Road southward. This subdivision will create Lot #s
2 and 3, and provide infrastructure to serve these lots. Building permits for the proposed buildings cannot
be issued until the Final Subdivision Plat is approved by the Planning Commission and recorded. Before
that can happen, the applicant must enter into a Development Agreement with the BMA for the installation
of the subdivision infrastructure, water lines, septic tanks and dry sewer lines, road access, ingress/egress
easements, etc., and the work be substantially completed.
This subdivision is zoned to allow warehousing, research and development, and light manufacturing uses,
which may not be appropriate in other parts of Town. Glenn Farms will create a campus-like setting, with
industrial traffic diverted away from residential, office and commercial areas and collector streets. Over
time, this industrial area will be heavily screened from the adjoining land uses/zoning districts that are not
industrial and the portions of an industrial building that are visible from public roads should be designed to
meet commercial standards to the maximum extent practicable. With these first two buildings, the applicant
intends to establish a “high tech” design theme for the industrial park where the low wall at the intersection
of Progress Road and Shelby Drive, roof forms, building heights, materials, site layouts, green-tinted
windows, and canopies all relate closely to one another, creating a unified “campus” appearance.
PC 4-7-15
2
They have provided specs for the lights and wall packs and they are shown to be full cutoff and further
details will be provided for the DRC to review.
6. Is the use of tilt-up concrete panels appropriate in this context (a DRC concern)? This is an industrial
area of Town, but we still hold them to the standards to commercial standards and the Design Guidelines do
equivocate and acknowledge that in an industrial area there needs to be some flexibility given. A building
across the street does use tilt-up concrete and they have added a lot of deep scores to these concrete panels
and used three different colors on the building, along with glass and canopies to try to dress up the façade to
make it look more like a high tech office park. The DRC is set to review this issues on April 9, 2015.
He reviewed the next steps for the applicant and explained that if the subdivision plat is approved tonight, they
can go forward to the BMA for their development agreement for the subdivision infrastructure. It’s important
that staff obtain information from Shelby County to prove that the septic systems will work for all 7 lots. If
you send it forward, the BMA would also take up the Preliminary Site Plan and later this month the DRC will
look at it as well. Eventually you will see the Final Subdivision Plat to create the lots after they install
infrastructure. Staff reviews the Final Site Plans and eventually the BMA will enter into a development
agreement for those buildings and they could pull their building permits. Two separate motions are needed to
approve each action.
Chairman Cotton asked if there were any questions of staff.
Commissioner Priester asked if there were any other commercial developments in Collierville using a septic
system.
Mr. Groce stated that he was not aware of any. Mr. Perryman, sitting in the audience, shook his head no, that he
was not aware of any as well.
Commissioner Priester asked if we know how long it will be before a real gravity sewer system will be installed
there.
Mr. Clay Holobird, representative with the Public Utilities Department for the Town, addressed the
commissioners. He explained that he didn’t know how long it will be, but they are not aware of any other
commercial buildings using a septic system. However, as part of their plat notes and deed restrictions, only
domestic type uses and no industrial type wastes will be allowed. This will be audited by the Town’s pretreatment coordinator and periodic inspections will be made to make sure there is no industrial waste going
down into the septic system.
There was a brief discussion about the example conditions of approval that cover the restrictions and allowance
by Shelby County and that this will only be a temporary situation. There are uses allowed by zoning that cannot
go into these buildings and a note stating this will be listed on the plat.
Commissioner Priester stated that if there is truly a storefont type business with warehouse in the back, then it
may use, but what happens if the first or second tenant moves out and the next tenant comes in and they are not
in compliance with the use of the septic system. He just feels that this is not going to work.
Alderman Worley agreed and asked about the Shelby County letter of approval and the stipulation that the Town
will not be responsible for running the sewer system as we don’t know when it’s going to be built in that area. It
may be a long time before this development can come off the septic system and the cost of completing the sewer
PC 4-7-15
3
system is usually done by the developer and the cost could be astronomical. He is not opposed to the project,
but he cannot go forward until more information is provided. He wants the project to move forward, but cannot
support it with so many open options at this time, especially since we don’t have anything from Shelby County
yet that says they are going to okay all seven lots on septic system, and there is nothing else like this in
Collierville.
Commissioner Tebbe asked what the cost would be to run the sewer line now.
Mr. Holobird stated that this area drains to a different basin than to the north of Shelby Drive, but a ball park
amount would be about $300,000.00 or so.
A discussion ensued regarding scenarios of different tenants and the sewer capacity restrictions and the
conditions of approval that would be in place, along with equity concerns. The hope is that the future
development on the other lots will help to pay for the future sewer system.
Hearing none, he called the applicant to the podium.
Mrs. Brenda Solomito-Basar, design professional for the applicant, addressed the commissioners. She explained
that the entire development team is present tonight for questions as well. The property is at the end of the
Collierville property lines and the applicant is going out on a limb to provide the septic system and develop the
lots at this time as the traffic will be here for this area, but the sewer will not be there yet. These are 49,000
square foot buildings so they are not high level industrial uses. The uses will be the office/distribution
showroom type businesses. This will not be high intensity uses where the sewer use will need to be monitored.
They don’t want their clients to miss out on this opportunity just because the sewer is not installed yet. They
feel they will get final approval from Shelby County on all 7 lots, but because they are only filing for the 2 lots
at this time, that is all that they asked for. These first two lots will supply the economic demand for the sewer
being completed in the future. The traffic study was completed and showed this will operate at a LOS B. They
will be covering the expenses of extending the rest of the road as planned and will be done as the property is
expanded.
Mr. Rusty Norville, civil engineer for the project, addressed the commissioners. He stated that the sewer
concerns were theirs as well and they hired Dr. John Smith as their sewer consultant as he is an expert in septic
systems. After meeting with staff they saw the limitations with the sewer and felt like they had some solutions
that might not be accepted. They have good documentation on developments in Memphis where this type of
septic system works and there is no reason why it won’t work in Collierville. The study is very thorough and
available for public review. Soil samples have been done and the septic systems have been review and approved
by Shelby County. The two septic systems are only on lots 2 and 3 at this time because they don’t know the
design on the other lots yet. They can’t design a full blown septic plan until they know for sure what the sizes of
the other buildings will be, but they can get approval from Shelby County on the soil acceptability and they are
looking to get that this week. As in the conditions, the buck stops with Shelby County and the health
department. They can’t get a building permit until they sign off on the paperwork of the septic system design
for each lot. He has met with TDEC on two occasions and they are in agreement with them to bore under the
creek for the least impact to the site. They have gone as far as they can go at this time and they feel they have a
legal opportunity to do that at this time. All the soil testing has been done on all the lots and they all have been
preliminarily approved.
A discussion ensued regarding where they will tie into the gravity sewer system when the time arrives and
where it will be located.
PC 4-7-15
4
A discussion ensued regarding whether or not the applicant should ask for a deferral until further information is
obtained from Shelby County regarding the approval of the septic system for all seven lots.
Mr. Sean Aldridge, partner in the development and ownership group, addressed the commissioners. He
explained that we are looking at their flex product and will match Collierville’s 2040 Plan, known as an
employment center. This will be a tech center with an office/warehouse/showroom center and not industrial use.
They have well over 130 tenants in similar buildings all over the region. They bought this land in 2003 prior to
the I-269 identification process. They used actual averages of 1,000 gallons per day from their other sites they
have to estimate discharge. I-269 is the driver of traffic to the property, but the two buildings alone will not be.
However, once they are established, they will draw the income needed to further the actual sewer costs of the
system. They have exhausted all other options in trying to come up with the solution.
Alderman Worley stated that he wants the project, but he is uncomfortable with the septic system at this point.
Based on the lack of some information tonight, he would like to see them defer this item until they can get more
information to staff, such as the letter from Shelby County which confirms that all 7 lots can operate under the
septic system. Based on what he sees tonight, he would have to vote no.
A discussion ensued on whether or not the applicant has to ask for a deferral or the commission can make a
motion to defer the project.
Mrs. Solomito-Basar addressed the commissioners. She stated that if they make a motion to defer, she would
like specific direction about what they feel they need to see happen so they know which direction to take.
Alderman Worley asked staff if they can defer the Preliminary Subdivision Plat tonight to allow time for staff to
get more information on the septic system, but move forward with the DRC on Thursday evening on the
Preliminary Site Plan approval.
Mr. Groce stated that this was possible.
A discussion ensued regarding putting a restriction in the conditions of approval on what types of tenants can
go into these buildings and a time limit that the septic system can be used on the property. The Ordinances and
conditions would be in place to oversee this until they can access a gravity sewer system.
A discussion ensued about whether or not the applicant could go ahead and build the needed off-site sewer line
now and have other property owners later pay the fees to help to defray the initial cost of the sewer lines.
Mr. Groce explained that they could technically do that per adopted Town policy but easement agreements
would have to be obtained from properties not under their control, and then because a property owner doesn’t
want to grant those expenses it’s not a guaranteed situation.
Hearing no further discussion, Chairman Cotton asked for a motion to approve.
Motion by Vice-Chairman Rozanski, and seconded, to recommend approval of Approve the Preliminary
Subdivision Plat (Exhibit 2) for Glenn Farms Subdivision, which would create 7 industrial lots on 36.85 acres
located south of East Shelby Drive and bisected by the proposed extension of Progress Road, subject to the
following conditions of approval:
1.
2.
This development is subject to all applicable standard conditions of approval as adopted by the Board of
Mayor and Aldermen, Resolution 2006-54.
Use the standard Town of Collierville site data chart on the Preliminary Subdivision Plat.
PC 4-7-15
5
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
Regarding sanitary sewer service for the subdivision:
a. The applicant must provide documentation (see Exhibits 8 and 11) to the Town Engineer
demonstrating that all seven lots will perk for septic systems in the zoned shown on the Preliminary
Plat (Exhibit 2) and documentation from the Shelby County Health Department that it is appropriate
to use septic tanks for all seven lots. The Board of Mayor and Aldermen (BMA) shall not enter into
a development agreement for the subdivision infrastructure until this documentation is provided.
b. Sanitary sewer service shall not be extended under I-269 to serve areas outside of the Town of
Collierville (see Exhibit 10).
c. The Shelby County Health Department shall sign the certificate declaring all lots are appropriate for
septic systems before the Final Plat can be recorded. If this condition cannot be met, the Town of
Collierville is not responsible for extending sewer transmission lines to this subdivision to create
developable lots.
Regarding Mt. Pleasant Road:
a. The Preliminary Subdivision Plat shall be revised to show right-of-way dedication for Mt. Pleasant
Road, as it is a public local street, with the front yard setbacks shown measured from the new rightof-way-line. Adjust the lot acreages accordingly.
b. As requested by the applicant, a rural road cross section is approved for use for Mt. Pleasant Road. It
may remain in its existing rural condition. If the right-of-way for Mt. Pleasant Road is not vacated
by the Board of Mayor and Aldermen (BMA) by the time Lot #1 is developed, the owner of Lot #1
shall improve the frontage to an urban standard or pay fees in lieu of road improvements to the
Town, as determined by the BMA.
c. Access to Mount Pleasant Road, which is a rural and unimproved condition, will not be allowed.
Provide a note on the plat stating this.
Regarding the Progress Road extension:
a. Note #9 shall be reworded to explain that the extension of Progress Road is to be done by the
developer of Glenn Farms Subdivision to the southernmost limits of the property. Delete the second
sentence of note #9.
b. Note #10 shall be reworded to explain that the extension of Progress Road is “southward of the
southernmost limits of the property”.
Regarding the mitigation of existing trees proposed for removal outside of the Progress Road extension:
a. The tree ratio shall be 1.23 trees planted for every two trees removed in excess of eight (8) inches at
4.5 feet above ground level, provided that any tree less than 2 inches in caliper be a native species
(e.g. willow oak, nuttall oak, black gum, and sycamore) and that such trees be placed to the south of
the protected stream and irrigated during dry times by watering truck or other broadcast system; and
b. If mitigation trees are to be planted in the existing medians along Shelby Drive, the trees shall be a
minimum of 2-inches in caliper. Such trees shall be planted in the month of November. The
applicant must provide security to ensure that the trees leaf out for two springs after planning.
Add notes explaining who the easements are in favor of and what they are for – A note was added but a
better explanation is needed.
The two required permanent concrete corner monuments were shown; however, they are shown in the
centerline of Mt. Pleasant Road. Confirm that these can be set per the Town’s standard detail in the road. If
not, revise their locations accordingly.
Provide an 11x17 drawing showing the area (in square feet) of all public easements and right-of-way to be
dedicated with the Final Plat.
Provide a 10’x80’ Temporary Easement, to be coordinated with the Town Engineer, along with any required
text.
The Detention Area needs to be dimensioned and tied down.
The ingress/egress easements for the private drives as described in Note # 13 on the Preliminary Plat shall
be graphically depicted on the plat.
Notes #9 and 10 are the same. Remove any duplicate notes.
The “20’x60’ Public Drainage Easement” needs to be tied down.
PC 4-7-15
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15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
Remove the 30’x30’ drainage easement that is in the right-of-way.
An easement needs to be shown for the future water main. If the main is going to be completely within the
ingress/egress easement, add “utility easement” to the label and explain it in the notes as well.
Remove 30’ from the buffer label since the width varies. Provide separate exhibit to show buffer
calculations. Also, add a note on the Preliminary Subdivision Plat explaining the stream buffer requirements
that no land disturbance shall take place within the buffer limits without Town approval.
Notes #8 and #13 both discuss the drives. Remove duplicate and/or redundant language.
Delete in Note #8 the language about “final plats for each lot,” as there is to be only one Final Plat for this
subdivision.
The centerline of the new Progress Road needs to be dimensioned.
The asphalt trail that is labeled to be in the Greenbelt Easement shall be revised to concrete.
The minimum FFEs are set so much lower than the FFE shown on pending site plans and below the pads.
Raise the FFE to match the pending site plans.
Note #13 states “Full D/W Access” on lots 6 & 7 at their property line; however, the Shelby Drive Proposed
Curb Cuts Plan shows right-in/right-out only. Resolve this conflicting language.
Note #13 – There is no mention of the ingress/egress easement that is shown on lot # 6. Correct this. Also,
this easement needs to be on the property line like the other ones.
On Sheet 2, the L60 label is obscured by a note. Correct this.
On Sheet 2, the Drainage Easement and Buffer are not tied down. There are no dimensions between the lines
where they meet the boundary/right-of-way. Either revise this or tie down the north and south line of the
easement/buffer. All of these shall have the proper dimensions/ties so that anybody can reproduce them.
On Sheet 2, there is a dimension missing on the sewer easement in the area of lot #2. Provide this.
Add the Town’s standard certificate for “Certification of Declaration of Covenants and Restrictions and
Maintenance of Common Areas and Facilities” pursuant to the standard certificate in the Subdivision
Regulations. The certificate that was added uses the term “Homeowners,” which needs to be replaced with
the term “Property Owners”.
Hearing no further discussion, Chairman Cotton asked Mrs. Michael to call the roll.
Roll call:
Bradford – yes, Rozanski – yes, Priester – no, Tebbe – no, Murdock – no, Hansen – yes, Worley – no, Cotton –
yes.
Motion tied and did not pass.
Mr. Groce explained that lack of a majority vote means the PC took no action and a Preliminary Plat does not
go forward to the BMA as the PC has the final decision on this. A vote to defer could allow the applicant time
to get the missing information and be heard again at the May 7, 2015 Planning Commission meeting.
Commissioner Priester stated that he has concerns about the use of septic systems and that the types of tenants
that would use the septic system.
Alderman Worley made a motion to have this item deferred until the May 7, 2015 Planning Commission
meeting, and it was seconded.
Roll call:
Bradford – yes, Rozanski – yes, Priester – yes, Tebbe – yes, Murdock – yes, Hansen – yes, Worley – yes,
Cotton – yes.
Motion Approved.
PC 4-7-15
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PC15-01 Glenn Farms Subdivision, Lots 2 and 3 – Request approval of a Preliminary Site Plan for two
multi-tenant flex buildings totaling 99,528 combined square fee on 10.28 combined acres located on East
Shelby Drive just west of the proposed extension of Progress Road.
Chairman Cotton asked if there were any further
questions.
EXHIBITS:
1. Applicant’s cover letter (3/10/15)
2. Preliminary Site Plan (received 3/11/15)
Hearing no further discussion, Chairman Cotton
3. Site Rendering (received 3/11/15)
asked for a motion.
4. Building Elevations (typical of both buildings)
(received 3/11/15)
Motion by Alderman Worley, and seconded, to
5. Viper LED Light Fixture Detail (received
defer the Preliminary Site Plan (see Exhibit 2) for
3/11/15)
Glenn Farms Subdivision, Lots 2 and 3, which
would allow two multi-tenant flex buildings totaling 95,000 combined square feet on 10.28 combined acres
located on East Shelby Drive just west of the proposed extension of Progress Road, to the May 7, 2015
Planning Commission meeting.
Hearing no further discussion, Chairman Cotton asked Mrs. Michael to call the roll.
Roll call:
Bradford – yes, Rozanski – yes, Priester – yes, Tebbe – yes, Murdock – yes, Hansen – yes, Worley – yes,
Cotton – yes.
Motion Approved.
PC 4-7-15
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Exhibit 7
4/9/15 DRC Draft Minutes
DRC15-01 Glenn Farms Subdivision, Lots 2 and 3 – Request approval of a Preliminary Site Plan for
Two multi-tenant flex buildings totaling 99,528 combined square feet on 10.28 combined acres located
on East Shelby Drive just west of the proposed extension of Progress Road.
Mr. Jaime Groce gave the staff presentation.
EXHIBITS:
He explained the site data summary of the 1. Applicant’s cover letter (3/10/15)
property. Each lot is a little over 5 acres and 2. Preliminary Site Plan (received 3/11/15)
the applicant plans on building industry flex/ 3. Site Rendering (received 3/11/15)
office space on each lot. These buildings could 4. Building Elevations (typical of both buildings)
be used for warehouses, offices, or evening
(received 3/11/15)
light manufacturing.
Parking is not as 5. Viper LED Light Fixture Detail (received 3/11/15)
restrictive for these uses as for retail or office
uses. The minimum pervious area is only 20% in industrial districts than with the rest of the Town which
is 30%. The applicant is providing a substantial amount of pervious area largely contributed by a creek
that runs through the property. There is more possible build-out to come; these are just the first of what
could be 330,000 square feet of office flex space in the subdivision.
Glenn Farms is a 7-lot industrial subdivision that was considered by the Planning Commission (PC) this
past Tuesday (4/7/15,) which they deferred the action for this item until their May 7, 2015 meeting. The
PC had questions about how sewer systems would be provided to the lots. This Plat still needs to be
approved in order to add infrastructures to the “pad ready” lots and the Final Plat needs to be recorded
before these lots can be recorded and building permits pulled. The role of the DRC this evening is to
give a recommendation to the BMA for of the Preliminary Site Plan and decide if it meets the Design
Guidelines.
There is entry signage that was designed to enhance the gateway entrance at a major intersection of
Progress Road and Shelby Drive. This site is located across the street from Exact Commerce which was
built in 2009 under the new Design Guidelines which have been revised since. Exact Commerce used tiltup concrete construction which is what the applicant would like to use. The applicant also plans on
having a similar parking layout as Exact Commerce, and parking in the front yard as required by the
Guidelines.
The applicant has provided the 40-foot buffers along Shelby Drive and Progress Road which will contain
street trees as required. There will be sidewalks located along the public streets as well as internal ones
that connect to those systems. There will be a bio-swale that will help clean the water before it enters
into the storm water system. There is tree mitigation south of the creek to act as a buffer. There will be
an off-site detention on Lot 1 that will handle Lots 1-3. The loading docks are located between the two
buildings and will be screened on the northside causing minimal or no viewing of the loading dock zone.
There are 512 existing trees that will be preserved. The 226 existing trees are going to be removed with
78 trees being removed for Progress Road. The trees being removed for the widening of Progress Road
will not be mitigated, but as for the rest, the applicant is requesting to install 1.23 new trees per 1
removed. The applicant is required to have light pole details as part of the application. We still need
more details on the light fixtures that have been submitted and we try to uphold the same standards in
industrial areas as we do in commercial areas. The applicant would like to use three different colors on
the buildings, lots of glass on the storefront, to try and bring a high-tech look. To achieve this look they
will use canopies to capture the storefront area, use of individual doors and change in roof lines. The
applicant would like to use three different shades of gray with the tilt-up concrete construction and a deep
reveal and deep score joint with the forming of onsite panels which will set it apart from the Exact
DRC 4-9-15
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Commerce building.
Chairman Doss asked if there were any questions of staff.
Alderman Allen asked if the PC voted this site plan down at the last Planning Commission meeting.
Mr. Groce stated they did not turn it down. It was a split vote on approval of the subdivision and the way
the PC bylaws read, is that a split vote means there was no affirmative motion. Then a commissioner
made the motion to defer this item and the plat to May, and those motions passed.
Alderman Allen asked if the applicant had Shelby County’s permission to use the septic tanks for all lots
in the subdivision.
Mr. Groce stated they have not received it yet but are hopping to have it in hand by the time Glenn Farms
goes back to the May7, 2015, Planning Commission meeting.
There was discussion over whether or not it is the responsibility of the Town to approve the subdivision
if the County granted permission as there are no clear plans for getting sewer to the area.
There was a discussion over the lack of lighting information in the preliminary site plan.
Commissioner Compeau asked if this area was part of the 2040 Land Use Plan or the I-269 Plan.
Mr. Groce stated it is in the I-269 Plan Small Area Plan from 2009 predating the 2040 Land Use Plan.
Both the Site Plan and the current zoning are consistent with the vision for the area as an employment
center.
There was a brief discussion regarding the use of tilt-up concrete panels and if it is appropriate in this
context.
Hearing no further discussion, Chairman Doss called the applicant to the podium.
Mrs. Benda Solomito-Basar, Solomito Land Planning, 2067 Kirby Parkway, Memphis, representative for
the applicant, addressed the commissioners. She stated they are zoned for Restricted Industrial and
intend to have it be a very clean and light industrial area. She stated they are approved by the Shelby
County Health Department for septic on Lots 2 and 3. She explained that the building will have a hightech service type of tenants, and they do not feel that they will be high-end sewer users.
Alderman Allen inquired Mrs. Solomito-Basar about her awareness of the inevitable sewer lines they will
have to install.
Mrs. Solomito-Basar stated yes, they will be including a dry sewer in the development later and have
been working closely with Bill Kilp and the Town’s Engineers. The Preliminary Subdivision Plan they
submitted to the Town were looked at by the PC in April and had illustrated the developer installing the
dry sewer at his own cost.
There was a discussion over the pros and cons of septic systems the current proposed site versus moving
the site project across the street.
Chairman Doss asked if there were any questions for the applicant.
DRC 4-9-15
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Vice-Chairman McCarty asked if there was anything else that could be added to the north façade to have
it match the other sides in looking like a storefront.
Mr. Scott Woodard, Woodard Architecture, 1014 Courtfield Cove, stated they can consider doing
something more with the elevation of the north façade. The only problem is the roof slopes down to the
back which limits the use of glass and other storefront contributors. They are willing to look at adding
some more 3D features to help make that walls stand out more.
Chairman Doss asked if there was any discussion regarding all tilt-up concrete panels.
Commissioner Compeau stated these will be the first two built in this area and will therefore set the tone.
There was discussion over the brick used at the FedEx building in the area.
Chairman Doss asked if there was any discussion regarding the light poles and fixtures and if they
comply and meet the Town standards before permits are issued.
Mr. Groce stated there are conditions of approval that will guarantee the light poles and fixtures will
comply with the Town standards.
Mrs. Solomito-Basar stated that they are in agreement with the conditions of approval contained in the
staff report and the light poles will comply with the Town’s Standards.
Commissioner Compeau asked about the corner treatments.
Chairman Doss stated the corner treatments will be on both sides evidentially. One side now and the
other one will be completed when lot 4 is developed.
A discussion ensued regarding the appropriateness of tilt-up concrete panels at this location given the RI
zoning and its use on Exact Commerce across the street.
Hearing none, Chairman Doss asked for a motion.
Motion by Alderman Allen, and seconded, to recommend approval of a Preliminary Site Plan (see
Exhibit 2) to the Board of Mayor and Aldermen (BMA) for Glenn Farms Subdivision, Lots 2 and 3,
which would allow two multi-tenant flex buildings totaling 95,000 combined square feet on 10.28
combined acres located on East Shelby Drive just west of the proposed extension of Progress Road,
subject to the following conditions:
A. Identify how the solid waste needs of the development will be addressed. Provide, with the Final
Site Plan, a detail of any dumpster enclosures.
B. Show and label on the landscaping plans with the Final Site Plan the sight triangles, along with
their regulatory basis and how measured.
C. Change the labels of the “painted concrete” panels used on all parts of the building except for the
rear/loading facades to read “painted & scored concrete tilt wall panel”. Use another label/note
for the less-ornate concrete tilt wall panels used at the rear/loading facades.
D. Label the color of the canopy, metal coping, gutters, downspouts, and the overhead doors.
E. Provide details of all light fixtures on the Final Site Plan (e.g. fixtures P1, WP, and P2). These
fixtures shall be full-cutoff fixtures. The color of the LED light shall be equivalent to metal
halide.
DRC 4-9-15
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F. Provide at least one bicycle rack for each building and related detail with the Final Site Plan
(D.G. III.D.2.).
G. All parking areas shall use white striping to designate spaces (D.G. III.B.1).
H. All ground and attached appurtenances (i.e. backflow preventers, utilities, meters, mechanical
equipment, etc.) shall be screened with evergreen landscaping and/or a wall matching the
principle façade and all rooftop appurtenances shall be screened by the parapet. Paint wall
mounted appurtenances to match the color of the surrounding building material (D.G. III.H.).
I. With the Final Site Plan, provide a roof plan indicating all rooftop appurtenances and indicate
both a roofline and appurtenances on the elevations with a dashed line (Site Plan Checklist).
Roof membrane shall not be visible from streets or adjacent property with the back of the parapet
finished with the facade material (D.G. IV.C.).
J. With the final site plan, provide the required “light corridor” on the grid and a data chart to
demonstrate compliance with the lighting ordinance (min, max, average, etc) using the footcandle
equivalent. Use white light for the LED and notes that describe the conversion methods (Town
regulations are in footcandles).
Hearing no further discussion, Chairman Doss asked for a roll call.
ROLL CALL:
McCarty – yes, Lesnick – yes, Sarrio – yes, Compeau –yes, Allen - yes Doss – yes.
Motion Approved.
DRC 4-9-15
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