Agenda Number: PC15-01, DRC15-01
PC MEETING: April 7, 2015
DRC MEETING: April 9, 2015
REPORT TO THE PLANNING COMMISSION &
DESIGN REVIEW 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.
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)
5. Viper LED Light Fixture Detail (received 3/11/15)
1.
2.
3.
4.
INTRODUCTION:
Brenda
Solomito-Basar,
representing property owner Glenn Farms Corporate Park Number
One GP (Curtis Wegener), is requesting a recommendation from the
Planning Commission (PC) and Design Review Commission (DRC)
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 April 27, 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).
KEY QUESTIONS: The PC and DRC, as applicable, may find the
following questions helpful in determining whether the application for
a Preliminary Site Plan complies with the Zoning Ordinance and Design Guidelines:
1. 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
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Page 1 of 7
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.
2. Is the use of tilt-up concrete panels appropriate in this context (a DRC concern)? Likely, given the
industrial zoning, the use of three different colors of gray and variation (textured panels, 4-inch deep
joints, varied rooflines) to provide horizontal and vertical relief on the large facades, and use of tilt-up
concrete construction in the immediate vicinity. The rear façades, which have loading docks and are less
ornate, will not be visible off the lot.
Clay-fired brick is the most appropriate material for commercial and office areas, and the Design
Guidelines say that “portions of an industrial building that are visible from public roads should be
designed to meet commercial standards to the maximum extent practicable,” except for remote walls;
however, the Guidelines acknowledge that “brick has not historically been used on all facades of all
buildings” (Chapter III). Given the use (industrial flex space), intent to create a high-tech campus theme
(see Exhibit 1 for applicant’s vision for the development), and use of tilt-up construction in the area
(Exact Commerce Building), a significant question for the DRC is whether the applicant has designed
the project to meet commercial standards “to the maximum extent practicable.”
3. Will the light poles and fixtures comply meet Town standards (a PC and DRC concern)? Likely,
but more information is needed. The Plans show that lighting is to be provided within the site with wallmounted 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 provided cut
sheets with the application materials that reflect their intent to use “Viper” style LED lights made by
Beacon for both the wall- and 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 proposed fixtures will need
to be full cut-off and comply with the Design Guidelines. If LED lighting will be used, this warrants
careful review when a grid photometeric plan is provided related to light levels and light color. More
detailed lighting information will come with the Final Site Plan (see Conditions E and J).
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 (next page).
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-of-way. 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.
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
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Page 2 of 7
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.
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 RI: Restricted Industrial
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%**
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*
Minimum
n/a
Lot Width
* Larger setback is due to TDEC protected stream
** It is estimated that, at build-out, the entire Glenn
Farms industrial subdivision will contain 330,000
square feet of “business park” uses.
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
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Page 3 of 7
applicant has indicated that they plan to use “Viper” style LED lights made by Beacon for both the wall- and
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 deep 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).
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
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Page 4 of 7
looked at vehicular trip generation and included an evaluation of the nearest intersections. The study concluded
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 Planning Commission (PC)
and Design Review Commission (DRC) must review the Preliminary Site Plan application any make a
recommendation to the BMA. Once the PC and DRC have made recommendations, the BMA will consider
the Preliminary Site Plan (tentatively scheduled for April 27, 2015).
x Preliminary Subdivision Plat and Subdivision Infrastructure Construction Plans: The Preliminary
Subdivision Plat will be reviewed by the PC on April 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.
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Page 5 of 7
2.
g. Site Data Table Lot 3 – The acreage listed does not match what is shown on the lot.
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.
DRC 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:
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.
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).
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Page 6 of 7
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]
4/2/2015 4:07:32 PM
Solomito Land Planning
2067 Kirby Parkway
Memphis, TN 38119
901-755-7495
[email protected]
Page 7 of 7
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: