By Carl Helton, Lakeland Currents staff
The Municipal Planning Commission/Design Review Commission (MPC/DRC) met Thursday (11.21.19) at City Hall for its regular meeting, taking action on old business at The Lake District (TLD) first.
During TLD (The Lake District) discussion, it was announced a Shelby County Sheriff’s Office substation will be located on TLD property.
Link to agenda: https://tn-lakeland.civicplus.com/ArchiveCenter/ViewFile/Item/891 Absent from the meeting was Commission member Nikki Bufalino.
TLD
First up Thursday night was the old business to approve a PDP (Preliminary Development Plan) amendment for Phase 1A townhomes for TLD. It was tabled during the Oct. 21st meeting. Mayor Mike Cunningham,
a member of the MPC/DRC who chaired the October meeting, felt information that night from Yehuda Netanel, owner and developer of TLD, was incomplete. The Mayor requested approval of the amendment be tabled until November. His concern was the potential for the townhouses to become rental units.
Mr. Netanel attended the Thursday meeting to take questions and resolve any issues.
The PDP amendment was for Phase 9 (formerly Phase 1A) to replace 64 single-family detached residential units with 108 townhomes, subject to the Commission’s discussion, staff comments and conditions.
Questions were posed by MPC/DRC members during the hour-long discussion of TLD project. Clint Starnes questioned the accessibility of fire trucks and first responders to access the property. Todd Laessig commented this was the first time he had heard about the requested items and questioned the impact they would have on the school with overcrowding.
Lakeland Commissioner Wesley Wright said,
“The demography (kind of people) acquiring this kind of real estate would not have 2, 3 or 4 kids. They would mostly be described as empty nesters. The impact on our schools would be minimum to none.” He added that the townhomes would fuel the success of commercial Phase 1 as they are positioned right behind the Malco and would be the first residential going in.
Need for townhomes?
The Mayor questioned the Realtor for TLD (Billy Rogers), asking if there was actually a need for townhomes. He asked Mr. Rodgers if a study had been performed and noted he (the Mayor) had heard from lots of other Realtors there is not a need or desire for this format of housing. The Mayor asked Mr. Rodgers, “Are you willing to take all the responsibility if the project fails?” Addressing the Commission, Mr. Rodgers said there is a desire for townhomes and the proposed plans fit the demographics of empty nesters who have the desire of upscale living without the maintenance of a larger property.
Chair Susan Mitchell suggested the removal of 108 apartments for approval of for the townhomes. Mayor Cunningham then asked Mr. Netanel if he would be willing to do as Chair Mitchell requested. Mr. Netanel responded No. Plans on TLD website show 396 apartments over retail and 168 age-restricted apartments.
The developer was questioned on the size and cost of the townhouses. Mr. Netanel stated that each would have different costs due to the design each buyer would want. He stated the square footage is 1,800 and the base price would be $350K and higher.
Another suggestion from some on the MPC/DRC was single-family homes instead of the townhomes. Mr. Netanel explained the houses will be larger and at a higher stating price of $450K. The Mayor also questioned retail interest that has not been announced. It was explained by the developer that he is not allowed to announce proposed business due to lease agreements. That protects the businesses by preventing their competitors from learning of their plans.
Also during TLD discussion, Commissioner Wright verified that the phases were not sequential even though posts on social media suggested certain phases would be coming later and assigned to a time line. “That is not not true.”
SCSO substation
During the discussion about townhouses at TLD, Mr. Netanel mentioned the substation, according to Commissioner Wright. The Mayor referenced that he had been told before the MPC/DRC meeting about the plan, and also said he received a phone call.
Mr. Netanel stated he met Thursday with Shelby County Sheriff Floyd Bonner Jr. and other department heads. “We finalized plans that The Lake District has been chosen as the next Sheriff’s substation,” said Mr. Netanel.
As demolition started on the Lake District in 2017, the SCSO substation on the property was closed, said Mr. Netanel. It was part of the former Factory Outlet Mall.
Today the 35-acre former Mall at I-40 and Canada Road is being developed along with another 125+/- acres into a mixed use community with five districts including inline retail, main street, hotels, pad sites, offices and residential. Phase 1 opening of The Lake District is scheduled for fall 2020, according to Mr. Netanel.
SCSO is expected to provide a release next week about the substation, said Mr. Netanel.
In conclusion, Mr. Netanel said of the townhomes, “The demand for this product type combined with the onslaught of calls from prospects who want to live at The Lake District by 2021 rather than waiting for Phase 2 is overwhelming. We make many decisions based on what the market tells us and we are excited to combine residential and retail in Phase 1.”
Vote on amendment
Put to a vote, there were 4 Yes votes, with the Mayor passing and Mrs. Mitchell voting No. City Recorder Debra Murrell returned the question back to the Mayor for his vote. After a brief pause, he voted Yes in favor of the amendment which was approved.
Next item – Aldi
The Aldi Preliminary Development Plan and Site Plan were originally approved by the MPC June 20th. Upon review of the Aldi construction plans, it was discovered the site had been raised and the height of the proposed retaining walls on the east and west sides of the site had been increased since the MPC approval. In addition, a TDOT standard guard rail was proposed along the top of the east retaining wall, adjacent to the parking lot. The rail was not previously approved by the MPC/DRC.
Commissioner Wright said the wall was troubling. “I called it the great wall of Aldi,” said Commissioner Wright. He requested magnolias be planted along the retaining wall on both the 11’ wall facing east and the other facing McDonald’s. He also suggested a metal guard rail was not needed and recommended using the wooden guardrails seen in other cities. “Because it is a parking lot with low speeds, the wooden guard rail would be better and soften the aesthetic of Aldi,” he said.
“Siince it is not TDOT territory, we can dictate what is used,” said Commissioner Wright.
The Mayor provided a brief history of a TDOT-required guard rail by a new neighborhood on U.S. Highway 70, Kensington Manor. The Mayor said the rail is unsightly and has been discussed on social media.
Since TDOT has no jurisdiction over Aldi, the Mayor said the City would request something more appealing.
MPC/DRC members requested the developer build a wood timber structure instead of the metal guard rail.
The motion passed 6-0 with conditions that the developer build a wood rail and the wall location be modified to provide magnolia trees as screening.
City of Lakeland regulations
City staff recommended the following amendments be approved by the Commission:
- To approve the application to amend the Zoning Regulations pertaining to landscape standards, subject to the Commission’s discussion, staff comments and conditions in the staff report.
- To approve the application to amend the Zoning Regulations pertaining to lodging development standards, subject to the Commission’s discussion, staff comments and conditions in the staff report.
- To approve the application to amend the Zoning Regulations pertaining to PD sketch plans, subject to the Commission’s discussion, staff comments and conditions in the staff report.
- To approve the application to amend the Zoning Regulations pertaining to breweries as an incidental use to wineries, subject to the Commission’s discussion, staff comments and conditions in the staff report.
Vice Chair Scott Carmichael started the discussion by suggesting these items go to BOC for approval.
Motion passed 6-0
Signatures on final plats
This item was put on the agenda by Vice Chair Carmichael. It was a request to establish a policy regarding final plat signatures when submitting proposed submittals from applicants on development. Once the discussion started it was asked of Forrest Owens, city planner, if this was in compliance with Code and he responded, “No.” Then he referenced the ordinance.
Commissioner Wright opposed this item, saying it was a matter of code and would slow the flow of development.
Former City Manager Jim Atkinson was at the meeting. He pulled a card and asked to speak. Mr. Atkinson stated the proposed item was not in compliance with the ordinance. He explained the platting process to the Commission. He said the proposal would slow down the approval and permitting phase due to all the required signatures involved – engineer, owner, seller, mortgage company, title company or anyone who is involved with the property. The Commission voted to table the item until next month for the wording to be in compliance with Code.
