1. business and industrial
2. construction

Agenda Numbers: PC15-05
MEETING DATE: April 7, 2015
REPORT TO THE PLANNING COMMISSION
SUBJECT: Resolution 2015-20 – Request
approval of a resolution to approve the Magnolia
Preserve Planned Development Outline Plan
1.
2.
EXHIBITS
Applicant’s Cover Letter (2/25/15)
Resolution 2015-20 (4/7/15)
A. Outline Plan
B. Conditions of Approval
Neighborhood Meeting Notes (2/24/15)
Magnolia Preserve Design Standards (3/10/15)
Plats for surrounding single family subdivisions
INTRODUCTION AND BACKGROUND:
John McCarty, with McCarty Granberry 3.
Engineering, and representing Magnolia Preserve, 4.
LLC, is requesting a recommendation for the 5.
Magnolia Preserve Planned Development Outline
Plan to allow 74 single family dwellings on 38.07 acres, located at the southeast corner of Shelby Drive and
Fleming Road (see Exhibits 1 and 2).
BACKGROUND: The Planning Commission recommended approval of a request to rezone the 38.07-acre
property from FAR to R-1 Low Density Residential at the March 5th
meeting. The BMA will consider the rezoning on First Reading on
April 13, 2015, with the Second Reading and public Hearing
scheduled for April 27th. The Third Reading is tentatively
scheduled for May 11th. The property is vacant and is surrounded
by FAR to the south, R-1 Low Density Residential to the west
(Collierville Farms Planned Development and Saffron Hill
Subdivision), vacant R-1 to the north, and RL-1 Large Lot
Residential to the east (Windsong Park Estates).
Prior to applying for this planned development (PD), a
neighborhood meeting was held on February 24, 2015 (see Exhibit
3).
KEY QUESTIONS:
1. Does the proposed PD comply, generally, with the Land Use
Plan? Yes. The PD, as well as the related rezoning request, is
consistent with the 2040 Land Use Plan in that it is in
conformance with the Conventional Suburban Neighborhood
and the Maximum Gross Residential Density Map.
2. How has the PD been designed to blend with adjacent land uses? Transitions between different
development patterns often include opaque buffers (with fences and vegetation) or matching lot widths and
sizes at the perimeter of the development (e.g., lots widths 75% of adjacent neighborhoods). Sometimes the
buffers are in easements, but “best practice” is to provide them in common open space maintained by a
homeowners’ association. The property to the south has future development potential, but the property to
the east (Windsong Park Estates) is already developed as 2-acre estate lots. The Planning Commission
should particularly consider how compatibility is addressed for Lots 15 through 25 adjacent to Windsong
Park lots, which have lot widths of around 245 feet contiguous to Magnolia Preserve. To meet the
compatibility requirement in the Zoning Ordinance, a PD should be designed to blend with adjacent land
uses, and to be responsive to the character of surrounding properties and the existing neighborhood area.
The developer of the PD has included a 7.5 foot fence easement supplemented with vegetation along the
1
east and south boundaries of the property to provide a transition between the adjacent to R-L1 and FARzoned property. Design standards for the PD have been submitted that include landscaping plans, fencing,
and example home design (see Exhibit 4). The Planning Commission must decide if the design approach
meets the intent of the compatibility requirement.
3. Will the streetscape along Fleming Road be compatible with existing developed Fleming Road
frontages? Yes. The 2040 Plan anticipates this area continuing to develop. Some of the single family
subdivisions with frontages on Fleming Road include one-acre, or nearly one-acre, lots along the Fleming
Road frontage (see Exhibit 5). These lots either face directly onto Fleming Road (Whisperwoods, Chestnut
Hill, Saffron Hill) or face the intersecting roads with a side yard facing Fleming Road (Fleming Gardens).
The perimeter lots along Fleming Road and Shelby Drive shown on the conceptual lot layout in the Outline
Plan for Magnolia Preserve (see Exhibit 2) all face the interior streets. The rear of the lots back up to the
common open space that will contain continuous landscaping and fencing along Fleming Road and Shelby
Drive. The conceptual lot layout in the Outline Plan shows lots ranging in size from 15,643 square feet to
20,291 square feet along Fleming Road, consistent with Harvest Oaks Subdivision and all larger than the
minimum required by the pending R-1 zoning.
4. What are the implications of the 31-foot Alternative Right-of-Way? The applicant has requested a
reduction in the right-of-way (ROW) width from 50 feet to 31 feet. The Subdivision Regulations allow the
Planning Commission to modify the ROW width requirements in cases where topography or other physical
conditions that make a street of the minimum required width impracticable. Street widths may not be
modified solely for the purpose of increasing the area of marketable land. The location of the development
along an arterial road (Shelby Drive) requiring dedication of 57 feet right-of-way (ROW) from the
centerline, and a minor collector (Fleming Road) requiring dedication of 36 feet of ROW from the
centerline, could justify an alternative ROW width for the interior streets.
A 9.5 foot pedestrian and utility easement will be provided on the lot frontages to allow for the installation
of sidewalks and utilities. Street-facing garages on an alternative 31-foot right-of-way could result in an
overlap onto the sidewalk by vehicles parked between the street-facing garage and the street but the Outline
Plan includes a requirement that garages may not face the street unless the garage is at least 20 feet behind
the front façade of eh residence.
DISCUSSION: The Magnolia Preserve PD
Outline Plan (see Exhibit 2) proposes 74 lots
on 38.07 acres and 3.72 acres (9.8%) of
common open space (COS) including a
community pool, perimeter landscaping, an
entry park, a pond with a fountain, and a dry
pond. Pedestrian trails surround the two
ponds.
Outline Plan
Exemptions and Additions: The Zoning
Ordinance allows exceptions from the
zoning district regulations governing use, area, setback, width and other bulk regulations, other design features,
and such subdivision regulations as may be necessary or desirable to achieve the objectives of the proposed PD,
provided the exceptions are consistent with the standards and criteria contained in the PD ordinance and have
been specifically requested in the application for the PD. Request exceptions are listed below.
1.
2.
3.
4.
Reduction in the minimum lot size from 15,000 to 14,200 square feet.
Reduction in the minimum lot width from 100 feet to 80 feet.
Reduction of the front yard setback from 40 feet to 30 feet.
Reduction of the side yard setback from 10 feet minimum and 25 feet total to 7.5 feet each side.
2
5. An alternative right-of-way width of 31 feet for the internal streets with a 9.5 foot pedestrian/utility
easement along all internal road frontages.
Bulk Requirements: Table 1 above compares the bulk requirements for R-1 zoning to the proposed requirements
for the PD. The proposed minimum lot size, lot width, and front and side yard setbacks are all less than those
allowed by the R-1 zoning district; however, with the 3.72 acres of COS, the gross density is 1.94 dwelling
units per acre (dua), slightly less than the gross density of 2.9 typical of the pending R-1 zoning.
Design Standards: The Outline Plan includes a short section on Design Standards. The Outline Plan should
reference the “pattern book” (see Exhibit 4 and discussion below) as the required design standards (see
Condition #2). The reference to minimum heated square footage of a home should be removed from the
Outline Plan and placed in the restrictive covenants to be enforced by the developer and homeowners’
association (see Condition #3).
Access and Circulation: The dedication of the right-of-way for Fleming Road and Shelby Drive are described in
this section of the Outline Plan along with the alternative right-of-way for the internal streets.
Landscaping/Screening/Open Space: The Outline Plan text provides the dimensions of the Fleming Road (20
feet) and Shelby Drive (25 feet) landscaping, and notes that each will have a 6-foot privacy fence with brick
columns. The Design Guidelines require that when walls or fences stretch longer than 50 feet then the design of
the fence must be modulated to provide a regular rhythm without being monotonous to avoid a stockade
appearance. There shall not be unbroken expanses of fence or wall longer than 50 feet. The Zoning Ordinance
requires that “fences or vegetative screening at the periphery of a planned development shall be provided to
protect occupants from undesirable views, lighting, noise or other off-site influence, or to protect occupants of
surrounding areas from similar adverse influences.” The Outline Plan should include language that requires that
the landscaping, screening and open space design must meet the Town’s Design Guidelines and the Zoning
Ordinance requirements for a planned development (see Condition #4).
Drainage and Utilities: Sections on drainage and utilities are included in the Outline Plan.
Phasing & Modifications: The Outline Plan states that the development will be built in two phases and that the
Planning Commission and BMA may modify the plan if equivalent alternatives are presented.
Pattern Book
Design standards are required for a PD to ensure that the development meets the Town’s expectations that the
Outline Plan will deliver an exceptional quality community design. The design standards show the overall
landscape plan, details of the park at the entry to the development, and details of the landscaping and pedestrian
circulation around the two detention areas. A lot will be dedicated to a pool house and pool for the residents
and the design for the structure and the associated landscaping are also included. Other details include a
possible play structure, cross-buck fencing, wood arbors and street furniture. There are suggested modifications
to the “pattern book” in Conditions #10 and 11.
Next Steps:
• Rezoning Process Continues: The BMA will have the first reading of the rezoning of the property on April
13, 2015, and a public hearing/second reading on April 27, 2015. Third and final reading is tentatively set
for May 11, 2015.
• Planned Development Process Continues: The BMA will review the PD on April 27, 2015 in conjunction
with the public hearing/second reading of the rezoning.
3
•
Subdivision: To create a subdivision, the following steps are required. During this process, issues such as
drainage, detention, infrastructure (water, sewer, etc.), sidewalk installation, easements, right-of-way, and
restrictive covenants shall be addressed.
• Preliminary Subdivision Plat/Subdivision Infrastructure Construction Drawings: Planning
Commission review and approval is required for the entire subdivision. Subdivision Infrastructure
Construction Drawings will be required to be submitted simultaneously with the Preliminary
Subdivision Plat for review by the DRT and approval by the Town Engineer. The Design Review
Commission shall review the common open spaces and the tree mitigation plan. A Development
Agreement from the BMA will be required for the construction plans. The applicant should plan to
provide private covenants, and these will be reviewed by the staff and the Town Attorney at this stage,
and must be recorded along with the final subdivision plat.
• Final Subdivision Plat: To create lots for sale, a Final Subdivision Plat is required. Planning
Commission approval is required for three (3) or more lots.
EXAMPLE MOTION: To recommend approval of Resolution 2015-20 to the Board of Mayor and Aldermen,
which approves the Magnolia Preserve Planned Development Outline Plan (Exhibit 2A), and which includes
conditions of approval in Exhibit 2B.
CONTACT INFORMATION:
Contact:
Organization:
Owner
Applicant
Project Planner
Reggie Garner
John McCarty
Nancy Boatwright, AICP (primary)
Jaime W. Groce, AICP
Magnolia Preserve, LLC
3023 Centre Oak Way, Ste 101
Germantown, TN 38138
755-4258
Phone:
Email: [email protected]
Address:
McCarty Granberry
Engineering
198 Progress Road
Collierville, TN 38017
634-4807
[email protected]
Planning Division
500 Poplar View Parkway
Collierville, TN 38017
457-2363
[email protected]
4
Exhibit 1
EXHIBIT 2
RESOLUTION 2015 - 20
A RESOLUTION OF THE BOARD OF MAYOR AND ALDERMEN OF THE TOWN OF
COLLIERVILLE, PURSUANT TO TITLE XV, CHAPTER 151.150 THROUGH 151.160
OF THE TOWN OF COLLIERVILLE CODE OF ORDINANCES, APPROVING THE
MAGNOLIA PRESERVE PLANNED DEVELOPMENT
WHEREAS, the Board of Mayor and Aldermen of the Town of Collierville has determined that
it is in the best interest of the citizens of the Town to develop the property located
in Collierville and specifically described as the Magnolia Preserve Planned
Development; and,
WHEREAS, it has been determined that the only reasonable way to assure completion of such
development in a coordinated, timely manner and in a way which causes
minimum negative impact on the Town is through the designation of the project
as a Planned Development in accordance with Chapter 151 of the Town of
Collierville Code of Ordinances; and,
WHEREAS, application has been made for such approval of the Magnolia Preserve Planned
Development pursuant to Chapter 151 of the Code of Ordinances of the Town;
and,
WHEREAS, the Planning Commission and Board of Mayor and Aldermen reviewed the
Magnolia Preserve Planned Development in separate hearings and the Board of
Mayor and Aldermen conducted a public hearing on __________________; and,
WHEREAS, at the conclusion of the hearing, the Board of Mayor and Aldermen approved the
Magnolia Preserve Planned Development with conditions, which are detailed in
the attached Conditions of Approval.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF MAYOR AND
ALDERMEN OF THE TOWN OF COLLIERVILLE, TENNESSEE, THAT:
Section 1.
The Magnolia Preserve Planned Development Guidelines and Outline Plan are
hereby approved as described in Exhibits A attached hereto.
Section 3.
Certain Conditions of Approval are required as provided in Exhibit B attached
hereto.
Section 4.
BE IT FURTHER RESOLVED that the requirements of said aforementioned
section of the Zoning Ordinance shall be deemed to have been complied with; that
the Planned Development and Conditions of Approval for the Magnolia Preserve
shall bind the applicant, owner, mortgagee (if any), and the legislative body as
well as the heirs, assigns and successors in interest of the parties with respect to
the content of said plan and conditions of approval; and that the applicant and/or
Res. 2015-20
1
EXHIBIT 2
owner may record the plan documents in accordance with Chapter 151 of the
Zoning Ordinance for Collierville, Tennessee.
Adopted this ______ day of ________________, 2015.
___________________________________
Lynn Carmack, Town Clerk
Res. 2015-20
__________________________________
Stan Joyner, Mayor
2
WINCHESTER RD.
FRANK RD.
BYHALIA RD.
BRAY STATION RD.
SHELTON RD.
BAILEY STATION RD.
HOUSTON LEVEE RD.
57
5
72
SHELBY DR.
SHELBY DR.
EAST
SITE
*
HOLMES RD.
FLEMING RD.
FOREST HILL
SR 38
BYHALIA RD.
AV
E.
IRENE RD.
AR
JOHNSON RD.
PO
PL
Exhibit A
VICINITY MAP
NOT TO SCALE
SITE DATA TABLE
TOTAL AREA OF TRACT
38.07 ACRES
PROPOSED LAND USE
SINGLE FAMILY RESIDENTIAL
ZONING CLASSIFICATION
R-1
TOTAL NUMBER OF LOTS
74
GROSS DENSITY
1.94 UNITS PER ACRE
COMMON OPEN SPACE
3.72 ACRES
% COMMON OPEN SPACE
9.8%
SETBACKS:
FRONT
30 FEET
SIDE
7.5 FEET
REAR
30 FEET
MINIMUM LOT AREA
14,200 SQ. FT.
MINIMUM LOT WIDTH
80 FEET
OUTLINE PLAN
MAGNOLIA PRESERVE
PLANNED DEVELOPMENT
COLLIERVILLE, TENNESSEE
EXISTING ZONING: R-1
TOTAL AREA: 38.07 ACRES
DATE: FEBRUARY 20, 2015
SCALE: 1" = 100'
DEVELOPER: MAGNOLIA PRESERVE, LLC
3023 CENTRE OAK WAY SUITE 101
GERMANTOWN, TN 38138
198 PROGRESS ROAD, COLLIERVILLE, TN 38017 901-634-4807
SHEET 1 OF 4
WINCHESTER RD.
FRANK RD.
BYHALIA RD.
BRAY STATION RD.
SHELTON RD.
BAILEY STATION RD.
HOUSTON LEVEE RD.
57
5
72
SHELBY DR.
SHELBY DR.
EAST
SITE
*
HOLMES RD.
FLEMING RD.
FOREST HILL
SR 38
BYHALIA RD.
AV
E.
IRENE RD.
AR
JOHNSON RD.
PO
PL
Exhibit A
VICINITY MAP
NOT TO SCALE
SITE DATA TABLE
TOTAL AREA OF TRACT
38.07 ACRES
PROPOSED LAND USE
SINGLE FAMILY RESIDENTIAL
ZONING CLASSIFICATION
R-1
TOTAL NUMBER OF LOTS
74
GROSS DENSITY
1.94 UNITS PER ACRE
COMMON OPEN SPACE
3.72 ACRES
% COMMON OPEN SPACE
9.8%
SETBACKS:
FRONT
30 FT
SIDE
7.5 FT MIN
REAR
30 FEET
MINIMUM LOT AREA
14,200 SQ. FT.
MINIMUM LOT WIDTH
80 FEET
OUTLINE PLAN
MAGNOLIA PRESERVE
PLANNED DEVELOPMENT
COLLIERVILLE, TENNESSEE
EXISTING ZONING: R-1
TOTAL AREA: 38.07 ACRES
DATE: FEBRUARY 20, 2015
SCALE: 1" = 100'
DEVELOPER: MAGNOLIA PRESERVE, LLC
3023 CENTRE OAK WAY SUITE 101
GERMANTOWN, TN 38138
198 PROGRESS ROAD, COLLIERVILLE, TN 38017 901-634-4807
SHEET 1 OF 4
Exhibit A
I. Outline Plan General Guidelines
A. The Magnolia Preserve Outline Plan shall serve as the land use and transportation plan
and define the planning objective to be achieved for the development of the Magnolia
Preserve Planned Development.
B. The Magnolia Preserve Planned Development will be developed as a strong neighborhood
with a sense of community. This will be encouraged through the use of a prominent single
divided entrance and extensive landscaping.
C. The Common Open Spaces will be developed with details that encourage the use of the
spaces.
D. A Declaration of Covenants and Restrictions shall be applicable to all lots in the
development. A Homeowner's Association shall be established to assure that
improvements and common open spaces are maintained in a quality manner.
E. A comprehensive signage system will be implemented to insure continuity in the
development.
II. Bulk Requirements
A. The maximum gross density of the Magnolia Preserve Subdivision shall be less than 2.0
Dwelling Units Per Acre.
B. Minimum setbacks are as follows:
Front: 30 Feet
Rear: 30 Feet
Side: 7.5 Feet.
C. The minimum lot size for lots in the development shall be 14,200 square feet.
III. Design Standards:
A. The minimum heated square footage of a home shall be 2,500 square footage for single
story homes and 2,800 square footage for two story homes, exclusive of garages and
open porches.
residence.
C. Homes shall be a minimum of 2/3 brick or masonry type construction and shall be
Traditional, French Country or English in style.
IV. Access and Circulation:
A. 36 feet of Right-of-Way for Fleming Road will be dedicated to allow for a 72 feet wide
Collector.
B. 57 feet of Right-of-Way for Shelby Drive will be dedicated to allow for a 114 feet wide
Arterial.
C. Dedicate and improve internal street to a 31 feet wide Right-of-Way with 26 feet of
pavement section with sidewalks and shall include a 9.5 foot wide pedestrian/utility
easement on both sides.
VIII. Phasing and Schedule:
A. This development will be built in 2 phases. It is anticipated that the
first phase will be built in 2015 and that the second phase will be built
in 2017.
IX. Modifications:
A. The Planning Commission and/or the Mayor and Board of Alderman
may modify the bulk requirements, access and circulation and
landscape requirements if equivalent alternatives are presented.
Legal Description of the Magnolia Preserve Planned Development owned
by Magnolia Preserve, LLC
Beginning at a set pk nail at the centerline intersection of Shelby Drive and
Fleming Road; thence south 86 degrees 58 minutes 45 seconds east with
the centerline of said Shelby Drive, 1226.22 feet to a set pk nail in the
northward extension of the west line of Lot 1, Section A, Windsong Park
Estates recorded in Plat Book 79, Page 16; thence south 02 degrees 25
minutes 46 seconds west with the northward extension of the west line of
Lot 1 of said subdivision recorded in Plat Book 79, Page 16, 57.00 feet to
a set 1/2" rebar with plastic cap in the south line of said Shelby Drive (57'
from centerline); thence south 02 degrees 25 minutes 46 seconds west
with the west line of Lot 1 of said subdivision recorded in Plat Book 79,
Page 16, 247.11 feet to a set 1/2" rebar with plastic cap; thence south 02
degrees 28 minutes 14 seconds west with the west line of Lots 2 through 6
of said subdivision recorded in Plat Book 79, Page 16, 1036.38 feet to a
found iron pin in the north line of Parcel 2 of the Kenneth Michael Stewart,
II and wife, Christy A. Stewart property recorded at Instrument No.
13044057; thence north 87 degrees 54 minutes 13 seconds west with the
north line of said property recorded at Instrument No. 13044057 and with
the north line of the Donald L. Gary and wife, Patricia L. Gary property
recorded at Instrument No. P4-5131, 1228.07 feet to a set pk nail in the
centerline of the aforesaid Fleming Road; thence in a northerly direction
with the centerline of said Fleming Road the following calls: north 02
degrees 28 minutes 43 seconds east, 577.47 feet; north 02 degrees 17
minutes 08 seconds east, 381.41 feet; north 02 degrees 52 minutes 22
seconds east, 401.43 feet to the Point of Beginning and containing 38.072
acres of land.
V. Landscaping/Screening/Open Space:
A. The Common Open Space along Fleming Road shall be 20 feet wide and provide
landscaping and a 6 foot tall wood privacy fence with brick columns to act as a buffer to
the street.
B. The Common Open Space along Shelby Drive shall be 25 feet wide and provide
landscaping and a 6 foot tall wood privacy fence with brick columns to act as a buffer to
the street.
C. There shall be a fence easement along the south and east side of the development. The
developer shall install a 6 foot tall wood privacy fence with brick columns to provide a
screen to the existing properties to the east and the south.
D. All Common Open Spaces shall have extensive landscaping to enhance the aesthetic
value of the overall development.
VI. Drainage:
A. A Grading and Drainage plan will be submitted to the Town Engineer concurrent with
construction plans for review by the Town prior to commencement of construction.
B. Onsite detention will be provided to prevent any downstream drainage issues related to
the development of the subdivision.
C. Adequate EPSC measures will be in place during construction.
VII. Utilities
A. The water system shall be capable of producing a minimum residual pressure of 20 PSI at
a minimum fire flow of 1,500 gpm and shall be approved by and constructed in
accordance with the requirements of the Town of Collierville.
B. The sewer system shall be approved by and constructed in accordance with the
requirements of the Town of Collierville.
C. There shall be a 9.5 foot wide utility/pedestrian easement along the front lines of all lots a
5 foot wide utility easement along all other lot lines.
OUTLINE PLAN
MAGNOLIA PRESERVE
PLANNED DEVELOPMENT
COLLIERVILLE, TENNESSEE
EXISTING ZONING: R-1
TOTAL AREA: 38.07 ACRES
DATE: FEBRUARY 20, 2015
SCALE: 1" = 100'
DEVELOPER: MAGNOLIA PRESERVE, LLC
3023 CENTRE OAK WAY SUITE 101
GERMANTOWN, TN 38138
198 PROGRESS ROAD, COLLIERVILLE, TN 38017 901-634-4807
SHEET 3 OF 4
Exhibit A
ENGINEER'S CERTIFICATE
PLANNING COMMISSION CERTIFICATE
I, John R. McCarty, a professional Engineer, do hereby certify that
the plans and conditions contained herein are in accordance with the
engineering design requirements of the Town of Collierville as
contained in the Zoning Ordinance and Subdivision Regulations or as
modified herein and approved by the Mayor and Board of Alderman.
I ___________________________ hereby certify that the Planning Commission of the Town of
Collierville approved the Magnolia Preserve Planned Development as contained herein.
__________ _____________
Engineer
__________ _____________
Secretary, Planning Commission
________________________
Date
BOARD OF MAYOR AND ALDERMEN CERTIFICATE
LANDSCAPE ARCHITECT'S CERTIFICATE
I, ________________________ (printed name of signer) do hereby certify that the Mayor and Board of
Alderman of the Town of Collierville approved the Magnolia Preserve Planned Development as contained
herein.
I, R. Blair Parker, hereby certify that the plans and conditions
contained herein are in accordance with the landscape and screening
requirements of the Town of Collierville as contained in the Zoning
Ordinance and Subdivision Regulations or as modified herein and
approved by the Mayor and Board of Alderman.
__________ _____________
Landscape Architect
________________________
Date
__________ _______________
Mayor, Town of Collierville
________________________
Date
________________________
Date
CERTIFICATE OF OWNERSHIP AND DEDICATION
I, Reggie Garner, Jr., as the duly authorized the undersigned owner
of the property shown, hereby adopt this plan as this plan as the
corporation's plan of development, however, it is expressly stated that
the street, rights-of-way and any easements shown herein shall not
be dedicated or granted to public use by these plans. Final
Development plans are required in subsequent approval processes,
whereupon necessary rights-of-way and easements will be dedicated
and granted, I certify that, duly authorized to act in the State of
Tennessee, that it is the owner of said property in fee simple, and that
siad property is not encumbered by any taces which have become
due and payable.
co hereby certify that I am the owner of the property shown and
described and that wI adopt this plan of subdivision with my free
consent and dedicate all easements to the Town of Collierville and
rights-of-way, streets, alleys, walks, parks and other open spaces to
public and private use as shown on the plat.
State of Tennessee County of Shelby Before me, the undersigned, a notary
public in and for the State and County aforesaid, duly commissioned and
qualified, personally appeared________________________________________
(printed name of owner), with whom I am personally acquainted and who, upon
oath, acknowledged himself to be owner of Magnolia Preserve, LLC, and he as
such owner, executed the foregoing instrument for the purpose therein
contained.
In witness whereof, I hereunto set my hand and affix my seal this, the ____ day
of ________________, 20___.
_____________________________________________
Notary Public
My Commission expires: __________________
MORTGAGEE'S CERTIFICATE
We, the undersigned, __________________________________________ (printed
name of mortgagee), mortgagee of the property shown, hereby agree to this plan of
subdivision and dedicate the streets, rights-of-way, easements, and rights of access as
shown to the public use forever, and hereby certify that we are the mortgagee duly
authorized so to act and that said property is unencumbered by any taxes which have
become due and payable.
__________ __________________________ ________________________
Mortgagee (signature)
Date
State of Tennessee County of Shelby Before me, the undersigned, a notary public in and
for the State and County aforesaid, duly commissioned and qualified, personally
appeared ________________________________________ (printed name) of
________________________________________, with whom I am personally
acquainted and who, upon oath, acknowledged himself to be ___________________
(title) of the ________________________________________, the within named
bargainer, and that he executed the foregoing instrument for the purpose therein
contained.
In witness whereof, I hereunto set my hand and affix my seal this, the ____ day of
________________, 20___.
_____________________________________________
Notary Public
OUTLINE PLAN
MAGNOLIA PRESERVE
PLANNED DEVELOPMENT
COLLIERVILLE, TENNESSEE
EXISTING ZONING: R-1
TOTAL AREA: 38.07 ACRES
DATE: FEBRUARY 20, 2015
SCALE: 1" = 100'
DEVELOPER: MAGNOLIA PRESERVE, LLC
3023 CENTRE OAK WAY SUITE 101
GERMANTOWN, TN 38138
My Commission expires: __________________
198 PROGRESS ROAD, COLLIERVILLE, TN 38017 901-634-4807
SHEET 4 OF 4
Exhibit B
RESOLUTION 2015-20
MAGNOLIA PRESERVE PLANNED DEVELOPMENT OUTLINE PLAN
CONDITIONS OF APPROVAL
1. The minimum lot width proposed is 14,200 square feet and the minimum lot width proposed is 80
feet. Correct the Site Data Table to reflect these proposed bulk requirements.
2. Reference the “pattern book” in the Outline Plan and include a statement that the PD will comply
with design standards contained in the “pattern book.”
3. The reference to the minimum heated square footage of a home (III.A.) shall be removed from the
PD Outline Plan.
4. The Outline Plan, under V. Landscaping/Screening/Open Space, shall require that all common open
space shall meet the Town of Collierville Zoning Ordinance and Design Guidelines.
5. There are two “Sheet 1 of 4” in the Outline Plan. Re-label the second sheet as Sheet 2 of 4.
6. Include the dimensions of the common open spaces on conceptual lot layout (Sheet 2 of 4) of the
Outline Plan.
7. Remove the Mortgagee’s certificate from Sheet 4 of 4 as this is not appropriate for an Outline Plan.
8. Use the following language for the Planning Commission certificate:
I, __________________, hereby certify that the Planning Commission of the Town of
Collierville
recommended approval of the Magnolia Preserve Planned Development
(Resolution 2015-20) on
__________________.
__________________________
__________________
Secretary, Planning Commission
Date
9. Use the following language for the BMA certificate:
I, __________________, hereby certify that the Board of Mayor and Aldermen of the Town of
Collierville approved the Magnolia Preserve Planned Development (Resolution 2015-20) on
__________________.
__________________________
__________________
Mayor, Town of Collierville
Date
10. The following changes/corrections shall be made to the design standards book (“pattern book”) for
the PD.
a. Provide a title for the booklet (e.g., Design Standards).
b. Remove the Outline Plan text.
c. Include written design requirements for the residences (e.g., percentage of brick/masonry,
window types, location of garages, roofing, etc.) and resubmit for staff review.
d. The residences must meet the design standards in the Outline Plan. The photos shown do
not all meet the requirement that “garages shall not face the street unless it is at least 20 feet
behind the front façade of the residence.” Include additional language that vehicles may not
overhang sidewalks.
e. Re-label the “overall site plan” as the “overall landscape plan.”
f. Show on the landscape plan(s) where the play structure will be located.
11. The Overall Landscape Plan shall be revised to include fence details and landscape plates for the
Fleming Road and Shelby Drive frontages, and for the 7.5-foot perimeter fence easement along the
east and south property lines. Trees shall be included within the easement to provide a
buffer/transition between the PD and the adjacent properties to the east and south.
Exhibit 3
198 Progress Road, Collierville, TN 38017
(901) 634-4807
PLANNED DEVELOPMENT NEIGHBORHOOD MEETING
MAGNOLIA PRESERVE SUBDIVISION
FEB 24, 2015
A neighborhood meeting was conducted at the Sanctuary on the Square on Tuesday February 24, 2015 at
5:15 PM with the intent of informing the current residents in the area of the proposed Magnolia Preserve
Planned Development and allowing the comments and concerns to be addressed. We had a turnout of
approximately 20 people. No person spoke against the development, but several concerns were raised.
Overall, there was a positive feeling from the attendees and it appeared that they were satisfied with the
plan. Below is a list of comments or questions and our response.
Why will the entrance be on Fleming Road and not Shelby Drive? Shelby Drive will have more traffic in
the future since it is planned to be a six lane road. The entrance off of Fleming Road will provide a safer
entrance and exit for the subdivision traffic as well as for Shelby Drive.
We are concerned about construction traffic on Midnight Sun. We can install “No Construction Traffic”
signs on midnight sun. We can also install a temporary construction entrance on Shelby Drive during the
subdivision infrastructure construction. Construction workers will park inside the development and can
enter through the temporary construction entrance on Shelby Drive.
Will Fleming Road be widened? Yes, we will widen Fleming Road along the entire length of the project.
How long will the construction last? The development will occur in 2 phases. Phase 1 will last
approximately six months and will hopefully start in July 2015. Phase 2 will probably start in January
2017 and last approximately six months.
There were several questions about storm water. We explained the purpose of the dry detention pond in
the northeast corner of the development and how the water will continue to leave the site in the same
areas. We also explained that our detention design would not increase any volumes or velocities of the
storm water. We also explained how we would be solving the drainage issues at Lot 1 of Windsong.
There were several questions related to the size and price of the proposed homes. The average home size
will be 3,400 to 3,800 square feet. Our proposed PD will allow a minimum home size of 2,500 SF for a
single story and 2,800 SF for a 2 story home since there are always a few home buyers looking to build a
smaller square footage home. There will be a furnished model home. The average price will start around
$400,000, but will probably go higher.
There were a few questions about fences and buffers. We explained that the main plan is for a 6’ wood
privacy fence with brick columns around the east and south side. One resident asked about additional
plantings on the east side. We will have our landscape architect look at the existing vegetative cover and
see where we might need to add additional plantings. The fence will be owned and maintained by the
HOA and built with each phase.
A question was asked about the modifications since the Planning Commission Sketch Plat. We explained
that we reduced the lot widths on the center street and changed to the 31 foot alternative right-of-way.
A question was asked about the hours of construction. We explained that the contractor would be held to
the town’s typical noise codes.
Exhibit 3
Exhibit 3
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 4
Exhibit 5
Exhibit 5
Exhibit 5
Exhibit 5
Exhibit 5