OHA - Oakmont In Action Memorandum
To: OHA Members and fellow citizens of Collierville
Subject: Oakmont PD Parcel 3, Phase IV; a.k.a. the “Lightman Project”
Re: Petition and Call to Action
Above is a Petition regarding a proposed commercial development on the south side of Market Boulevard. Please review the following information regarding this project, read the petition and make your own decision regarding this cause for a safer, aesthetically appealing town community.
Summary
The “Lightman Project” (hereinafter the “Development”) is a proposed commercial development consisting of four separate retail buildings of approximately 50,000 sq. ft. and one office building of approximately 12,000 sq. ft. (total 62,000 sq.ft.) located on an 8.43 acre parcel of land located next to the Kwik Kleaners on the south side of Market Boulevard across from Oakmont Subdivision. This parcel known as Oakmont PUD, Parcel 3 is part of the Oakmont Planned Unit Development as approved in 1994 by the Board of Mayor and Alderman (BMA) under the Development Outline Plan and governing Development Agreement. Thus, Oakmont Planned Development was thereby zoned PUD/R1, with the provision of zoning for Parcel 3 as SCC, MPO, Day Care under the then existing code and regulations. Currently, there is some confusion on which enacted ordinances apply to and govern the Development, but regardless of this fact, there are major concerns and issues regarding the impact the Development will have on our subdivision, as well as the surrounding community. The main issues here are two fold and they involve safety and adherence to governing ordinances and regulations.
1. Safety.
The preliminary master plan as submitted to the Planning Commission on Aug 7th, 2008 called for numerous exceptions or waivers from existing code under regulations governing the Development. These exceptions or waivers included elimination of required Sidewalks, Right of Way, Minimum Front Yard Open Space, Required Parking and Landscape Screening. The provision of 2 curb cuts directly across from the existing residential access points of Green Oaks LN and Willow Oaks LN create traffic and pedestrian safety issues. The proposed plan encourages “Cut-thru Traffic” through the residential streets of subdivisions. Also, there are line of sight issues due to the curvelinear nature of the property in relation to Market Boulevard that could also lead to serious traffic and pedestrian safety problems. Furthermore, the lack of sidewalks and continuity planning within the Development, especially with respect to the pedestrian and bicycle traffic as they relate to the adjacent properties, creates a non harmonious fit.
2. Adherence to Governing Ordinances and Regulations
The issues here involve preserving Collierville’s town character and charm. The Outline Plan for Oakmont Planned Unit Development was approved initially by the BMA in 1994 and thereafter subsequent phases were approved over time by the BMA as they were submitted. Over the years there has been a Paradigm shift involving the relation of commercial developments within a mixed use planned development. The trend now involves the creation of pedestrian friendly retail centers within mixed use developments. Regulations for planned developments were enacted to allow design freedoms, yet provide a developer the opportunity to create a more unified design providing continuity between various elements and thereby ultimately leading to a better living environment. Under these regulations planned developments are expected to deliver exceptional quality community designs that preserve the environment, provide exceptional open space amenities, incorporate creative design in the layout of buildings, open space and circulation, and assure compatibility with surrounding land use and neighborhood character. Instead of another “strip mall” being slapped onto the land, with a little vision, adherence to the governing regulations and some extra planning this project could be developed into a retail center with a park like atmosphere. It is critical for the preservation of the community and surrounding property values that this development be required to strictly adhere to all applicable regulations.
Call to Action
1. Sign the Petition and mail to or leave in the drop box at 745 Green Oaks LN. Additional blank Petitions may be downloaded from the Oakmont Homeowner’s website at www.oakmonthomeowners.org/oia/phase4petitionor picked up from the information box located at 745 Green Oaks LN.
2. Educate fellow Collierville citizens about the ramifications of this development, and ask them to sign a Petition and encourage them to do the same.
3. Join the Oakmont In Action Alert System for an email news group, status updates and the Action Alert System by sending an email to:OIA-PhaseIV@oakmonthomeowners.org
4. Contact your elected and appointed officials via email to let them know your concern.
5. Be prepared to attend and demonstrate support at Planning Commission and Board of Mayor and Alderman meetings when this Development is placed on the agenda again for consideration. You will be notified via email through the Oakmont In Action Alert System and by neighborhood signs. Planning Commission meets on the 1st Thursday of every month.
Together We Make A Difference!
-Oakmont In Action-
PS: It is an election year for Mayor & 2 Aldermen positions.
Collierville Department of Development
The following is directly quoted from the Planning Division pages on the Town’s website:
Planning Philosophy Statement
Collierville residents have a vision of what they want Collierville to be today and in the future. They want the place they call home to be unique, safe, attractive, and charming with upscale housing and natural areas. Collierville residents also want the place they call home to offer job opportunities, convenient shopping, and recreational activities. The purpose of planning is to strike a balance between these two somewhat contradictory goals (aesthetics and growth) while striving to achieve the overall vision for Collierville.
Planners develop individual codes, ordinances, design guidelines, and policies that are intended to alleviate the potential negative effects that often come with growth. When considered in isolation, any one of these regulations can seem nit-picky, but when considered altogether, the regulations form a master plan designed to shape Collierville’s desired future. For example, when viewed individually, one oversized sign seems insignificant, but that one can lead to five or ten oversized signs throughout the town, which would change the character of Collierville and move the town one step further away from the overall vision for the town.
The regulations can seem burdensome to individual developers, but the benefits to Collierville residents as a whole far outweigh the struggles associated with the development process. The most obvious benefits are the prevention of the visual blight that can be created by neon signs, glaring gas station lights, or “seas of asphalt”. Planning also saves and compensates for lost trees, waterways, and historic buildings and helps prevent overcrowding land, overburdening public infrastructure such as water, sewer, and roads, and overtaxing fire and police services. Even more so, planning prevents incompatible land uses, such as a liquor store being located next to a school.
So why are Collierville’s regulations so tough? Because Collierville residents have a vision of what they want Collierville to be. A set of regulations has been developed with the intent of achieving that vision. Each sign, each fence, each parking lot, and each building either moves Collierville closer to or further away from the desired state. Individually, the regulations may seem tough, but cumulatively, they can bring about Collierville residents’ aspirations of what they want and expect their hometown to be.
Planning Process
The approval of a Final Site Plan requires review and a recommendation from the Planning Commission and the Design Review Commission as well as approval by the Board of Mayor and Aldermen. The process provides for public input during meetings with the Planning Commission, Design Review Commission, and the Board of Mayor and Aldermen. The process typically takes approximately 60-120 days to complete from the date of submittal.
A development project would follow a basic Final Site Plan application process as follows:
1) Applicant would conduct a preliminary meeting with Development Staff at least 30-45 days in advance of submittal of application (option with Final Site Plan).
2) Applicant files a Preliminary or Final Site Plan Application with the Planning Division approximately 30 days in advance of scheduled meeting of the Planning Commission.
3) Week 1 -- The application and related plan documentation is circulated among Town departments for comments. Planning Division Staff assembles comments for presentation to applicant and their design professional(s).
4) Week 2 -- The Planning Division provides written comments to applicant and design professional. The applicant is given a 5-7 day time period to provide the Planning Division with revised plan documents to address Town department concerns and issues. Planning Division conducts meeting(s) with applicant and design professional to review revisions and remaining design issues prior to finalizing plan documents for consideration by Planning Commission.
5) Week 3 -- Planning Division staff reviews final plan documentation for completeness and compliance with Town regulations. Preliminary drafts of staff reports are prepared by staff. Planning Division prepares the agenda and reports for the Planning Commission and delivers these items to members of the Planning Commission for review approximately 5-6 days in advance of meeting.
6) Week 4 -- The Planning Commission conducts a meeting during which time the staff, the applicant, and interested persons are permitted to make presentations under specific time guidelines. At the conclusion of the presentations, the Commission deliberates and if they approve the application, they will make a recommendation that may include conditions of approval for consideration by the Board of Mayor and Aldermen. The Planning Commission could deny the application. (The applicant has the option of appealing the denial to the Board of Mayor and Aldermen.)
If a Preliminary Plan is approved, the applicant must return to the Planning Commission for Final Plan Review
7) Immediately following a recommendation by the Planning Commission on Final Plan, the applicant may proceed with an application to appear before the Design Review Commission (DRC). On occasion, the review of design plans is being undertaken at the same time review of plans is being undertaken for the Planning Commission.
The review process for the DRC takes similar steps to those provided for the Planning Commission (see Item 1 through 6). The DRC, like the Planning Commission, will make a recommendation, with conditions of approval if appropriate, for consideration by the Board of Mayor and Aldermen.
8) The Board of Mayor and Aldermen will review the application for Final Site Plan approval after the Planning Commission and DRC have made their respective recommendations. Revised plans based upon recommendation from the Planning Commission and DRC will be presented to the Board for their review and approval. A development agreement will also be considered during their review of the application that outlines all public and private improvements and fees required by the Town relative to the project.
During the review by the Board, the public is allowed to make comments within prescribed time guidelines. At the conclusion of the presentations, the Board will deliberate and make its decision to approve, disapprove, or approve with conditions as recommended by the Planning Commission, DRC, Development staff, and any additional conditions as they may require of the applicant.
Board of Mayor and Alderman