The Franklin Planning Board met on Aug. 21 to hear a rezoning request for a piece of property on Golfview Drive.
David Forkner, the registered agent for KAVOD Communities, LLC, has requested that the 10.28-acre property be rezoned from residential to multi-use/commercial. Town Planner Justin Setser said the zoning classification would be Neighborhood Mixed Use.
KAVOD Communities purchased the property in July from Anita Angel and Furman Robert Angel, trustee for United Credit Trust.
At the Aug. 21 meeting, Forkner said they are planning to use 4-5 acres for a school/gym/after-school program and karate school. He said they also planned to build a walking trail around the property’s perimeter. Another representative from the KAVOD group described it as a smaller version of a YMCA.
“We want to be more of a community center than anything,” Forkner said. “We want to fit in the community and be a part of it and not just a business.”
Planning Board Chair Janet Greene said when she is walking the Greenway, she can hear noise from the KAVOD gym on Ulco Drive. Forkner said noise control would be taken into consideration with the new building and there will be trees to help create a buffer from traffic and any potential “eyesores.”
Some of the planning board members were concerned about the extra traffic on both Golfview Drive and Womack Street, which the property also borders. It was suggested that a traffic study, particularly on Womack Street, might be useful as many people already use Womack Street as a thru-street. Forkner said they would have the option of multiple entrances on the two streets to help alleviate traffic.
In his staff report, Setser said the rezoning was justified and “is a good candidate to be rezoned.”
The Neighborhood Mixed Use classification allows for a mix of residential, commercial, business and services in limited areas. According to the town’s ordinances, those uses “should be compatible with the residential character of the area, and the uses should not cause traffic congestion, cause obnoxious noise, dust, odors, fire hazards or lighting objectionable to surrounding residences, nor visually detract from the overall appearance of the neighborhood.”
For rezoning requests, the planning board is required to review five questions regarding the property under consideration, how the rezoning might impact the neighborhood, and if the rezoning is in accordance with the town’s Comprehensive Land Use Plan.
Greene said the process must be fair when considering if it would be in the general public interest and not just in the interest of an individual or small group.
“We can’t zone to please somebody, and we can’t zone not to please somebody,” she said.
The board agreed that the Neighborhood Mixed Use zoning designation would not be incompatible with the area and that rezoning the property would make it similar to others on the east and west side of the neighborhood as Trimont Christian Academy and First Alliance Church are on adjoining streets. However, the areas to the north and south of the property are primarily residential. In its review, the board said the rezoning could affect the character of the neighborhood, depending on future uses and development. If the property is rezoned, future owners can use it for any of the uses listed under the Neighborhood Mixed Use classification.
Rezoning would require a change to the Comprehensive Land Use Plan as it shows that area as residential. Board member Peter Mosco said the land use plan is a guideline and can be changed. Setser also noted that part of the plan discusses economics and schools.
In its recommendation to the Town Council, the planning board said rezoning the property could be in the public interest because it would lead to the development of currently undeveloped land.
However, the planning board did not come to a unanimous recommendation on the request and forwarded it to the Town Council “with concerns.” The council will have the final vote on whether to rezone the property. Neighboring property owners will be notified, and a public hearing will be held prior to a vote on the request. A date for the hearing has not been set.
Rezoning review
At the August Franklin Town Council meeting, the council directed Setser and the Planning Board to continue their review of two areas that had been recommended for rezoning. One area is along Old Murphy Road that is in the town’s Extra Territorial Jurisdiction. Three residents in that area oppose their properties being rezoned from commercial to residential use.
The other is a new request that came about after the town approved rezoning 126 parcels on Sloan and First streets from R2 to R1. Property owner Connie Stiles requested that the town extend the R1 zoning to Cherry Street, Hillside Avenue and the ends of Second Street rather than the current R2. Mobile homes are not allowed in R1 areas and Stiles said property owners in that area want to see stick-built homes there.
The Planning Board took no action on those items as they were for review and discussion.
The next Planning Board meeting will be at 4 p.m. Monday, Sept. 18 in the board room on the lower level of Town Hall.