Agenda Number: PC16-11

Meeting Date: March 3, 2016

REPORT TO THE PLANNING COMMISSION SUBJECT: Approve the location and extent of the Collierville High School Campus, located on 158.36 acres at the southeast quadrant of Sycamore Road and East Shelby Drive.

1. 2. 3. 4. 5.

EXHIBITS Applicant’s Cover Letter, received 2/22/2016. Color Site Layout, received 2/22/2016 Preliminary Site Plan, received 2/22/2016 Lighting Details, received 2/22/2016 Color Architectural Renderings, received 2/22/2016

INTRODUCTION: J. Wesley Wooldridge, P.E., of Renaissance Group, on behalf of the Town of Collierville Board of Education (John S. Aitken, Superintendent), is requesting Planning Commission (PC) approval of the “location and extent” of the new Collierville High School (CHS) campus as shown on the Preliminary Site Plan (see Exhibit 3). The 158.36-acre subject property is currently vacant and is surrounded to the west by single family homes zoned R-1: Low Density Residential, vacant property to the north zoned FAR: Forest Agriculture Residential, and to the south and east by agricultural uses in unincorporated Shelby County. The subject property is zoned R-1, which allows public schools “by right”. The campus will initially include approximately 431,960 square feet of buildings and there is room for future expansion.

BACKGROUND: After a series of preliminary meetings with Town staff to review plans for the East Shelby Drive location for CHS, the Collierville Board of Education submitted a Preliminary Site Plan application (PC16-11) for approval by the Planning Commission pursuant to T.C.A. §13-4-104. The subject property was annexed into Collierville effective March 1, 2016. A Final Site Plan has been provided by Renaissance Group to the Town staff for technical review. KEY QUESTIONS: The PC may find the following questions helpful in its consideration of the “location and extent” of the new CHS campus: 1. What is the Role of the Planning Commission in the creation of the new Collierville High School Campus? Based on advice from the Town Attorney for previous school projects, under T.C.A. §13-4104, the Collierville Board of Education is required to submit its plans (see Exhibits 2 through 5) for the proposed new high school through the course of regulatory and administrative approvals, such as site plan approval, as any other properly-zoned plan. The policy and legislative intent of this statute is to require the separate governmental entity (in this situation the Collierville Board of Education) to receive the benefits of input and review at the local level, but not be bound by adverse decisions that may require the expenditure of additional funds. That said, any conditions of approval added by the Planning Commission to address questions raised related to the “extent” of the project are also subject to being overridden by the Collierville Board of Education (§13-4-104). 2. Why is landscaping and architecture included with this application? The Planning Commission does not typically review architectural designs or landscaping plans, leaving the Design Review Commission (DRC) to consider to what extent Preliminary Site Plans comply with the Collierville Design Guidelines. The applicant has indicated that they do not plan to apply to the DRC or BMA as 2/25/2016 3:57:06 PM

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part of the project schedule. Although DRC and BMA review is required for private sector Preliminary Site Plans, per §13-4-104 this may not be required as the Planning Commission is charged to consider the “location and extent” of the public facility. For this application, architecture and landscaping are aspects of the “extent” of this new public facility. 3. What will the Town’s responsibility be for infrastructure improvements in the area? The Town’s infrastructure improvement responsibilities include upgrades to Sycamore Road and Shelby Drive, as well as getting sewer and water to the subject property. These improvements will be made concurrently with the development of the new campus. The Town is also pursuing funding for two traffic signals in the area, with one at Byhalia Road and Shelby Drive and the other at Sycamore Road and Shelby Drive. Budget permitting, the Town will install sidewalks along portions of Shelby Drive and Sycamore Road to connect to the campus’ internal sidewalk network. 4. What is the project schedule? Bids are now being taken on the construction drawings for Phase 1 of construction and a contractor has not yet been selected. The building, finished stadium, and fields are not a part of this first construction phase. The facility is projected to be open for the fall of 2018 for the 2018-2019 schoolyear. DISCUSSION: The campus is being developed on land recently used for agriculture (landscape nursery), and the property still contains extensive nursery stock, which provides several opportunities for tree preservation (see landscaping plan in Exhibit 3). Of the 158.36 acres, around 98 acres of the property will be disturbed (see Exhibits 2 and 3), with new trees planned to be installed around the buildings, parking lots, and drives. The project scope includes right-of-way dedication for Shelby Drive improvements, future facility expansion areas, and buffers to adjacent properties. x Uses, Buildings, and Accessory Structures: The campus will consist of approximately 431,960 square feet of buildings designed to initially accommodate a 3,000 student population, but could be expanded to accommodate more students. The buildings will be designated for academic use, a cafeteria, the arts, an interior courtyard, an auditorium, music, gymnasium, and other supporting facilities. A full athletics complex will be incorporated on-site consisting of a 5,000 seat multi-functioning stadium (with stadium lighting), soccer field, baseball and softball fields, tennis courts, and multiple practice fields. Concessions stands, restroom facilities, and a field house will also be incorporated into the campus. x

Parking and Access: Parking (totaling 1,405 spaces initially) will surround the proposed building with main parking areas on the west and east sides of the building and additional spaces located in the athletic complex. 342 future spaces are also identified on the plan. There are five vehicular access points to the new CHS campus, with three off Shelby Drive and two off Sycamore Road. A dedicated bus drive separates bus traffic from student traffic but has the ability to be opened for emergency services and in off-hours for special events and game days. Sidewalks will be installed internal to the campus and sidewalk connections will be made to both Shelby Drive and Sycamore Road.

x

Lighting: The lighting plans show that no glare for the parking and drives will cross into the surrounding neighborhoods (existing or future). The lighting for the stadium, baseball, softball and tennis courts have not been designed yet, but it will be designed to prevent glare visible from off-site.

x

Stormwater: Storm water detention has been provided on the northwest corner and east side of the site. Post-development stormwater flows to all existing outlets have been kept below pre-development conditions.

x

Utilities: Sanitary sewer exists along the east property line and will extend from an existing manhole into the athletic complex to service fieldhouse, restrooms and concession stands. A new sanitary sewer extension is planned as part of the new Shelby Drive improvements, and services from this line will extend to the west and east sides of the school building. A new 16-inch public water line is also planned

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as part of the Shelby Drive improvements and, along with an existing 12-inch water line in Sycamore Road, will provide domestic water, irrigation and fire protection to the building. On-site electric service will be underground with transformers around the building with landscape screening as needed. Collierville’s Planning Commission normally reviews the construction of new public facilitates, as Title 13, Chapter 4 of the Tennessee Code Annotated requires that any publicly owned structure cannot be constructed or authorized without the approval of a municipal planning commission. T.C.A. §13-4-104 states: 13-4-104. Submission of proposed construction to commission — Approval — Failure to approve, overruling. — Whenever the commission shall have adopted the plan of the municipality or any part thereof, then and thenceforth no street, park or other public way, ground, place or space, no public building or structure, or no public utility, whether publicly or privately owned, shall be constructed or authorized in the municipality until and unless the location and extent thereof shall have been submitted to and approved by the planning commission; provided, that in case of disapproval, the commission shall communicate its reasons to the chief legislative body of the municipality, and such legislative body, by a vote of a majority of its membership, shall have the power to overrule such disapproval and, upon such overruling, such legislative body shall have the power to proceed; provided, that if the public way, ground, place, space, building, structure or utility be one the authorization or financing of which does not, under the law governing the same, fall within the province of such legislative body, then the submission to the planning commission shall be by the state, county, district, municipal or other board or official having such jurisdiction, and the planning commission's disapproval may be overruled by such board by a majority vote of its membership, or by such official. The widening, narrowing, relocation, vacation, change in the use, acceptance, acquisition, sale or lease of any street or public way, ground, place, property or structure shall be subject to similar submission and approval, and the failure to approve may be similarly overruled. The failure of the commission to act within thirty (30) days from and after the date of official submission to it shall be deemed approval, unless a longer period be granted by such chief legislative body or other submitting board or official. NEXT STEPS: x A Final Site Plan has been provided by CMS and the Renaissance Group to the Town staff for review. Further and more detailed comments will be made and provided directly to the applicant. x Building permits are required prior to construction. EXAMPLE MOTION: Approve the location and extent of the Collierville High School Campus (Exhibit 3), located on 158.36 acres at the southeast quadrant of Sycamore Road and East Shelby Drive. CONTACT INFORMATION:

Contact: Organization: Address: Phone: Email:

Applicant

Property Owner

J. Wesley Wooldridge, P.E., ISACA

John S. Aitken, Superintendent

Renaissance Group 9700 Village Circle, Suite 100 Lakeland, TN 38002 901.332.5533 [email protected]

Town of Collierville Board of Education 146 College St. Collierville, TN 38017 901-861-7000 [email protected]

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Project Planners Jaime W. Groce, AICP (Primary) Nancy J. Boatwright, AICP Planning Division 500 Poplar View Pkwy. Collierville, TN 38017 901-457-2360 [email protected]

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