The agenda for last week's Franklin Plan Commission meeting (Aug. 17) ran a little over one-half page, with some of that space devoted to an item that proposed changes to the committee's agenda format. Didn't look too interesting.
But then Franklin developer Mark Carstensen appeared before the commission to ask for a zoning change for the land at the south-east corner of Drexel and Lover's Lane/Hwy. 100, across the street from his (sold-out) Wyndham Ridge subdivision. Currently zoned as "R-8 Multiple-Family Residence District & C-1 Conservancy District," Mr. Carstensen would like the land rezoned to "Civic Center Planning District," consistent with a commercial complex he wants to build there.
It seemed fairly clear that many members of the Plan Commission membership - most of whom mentioned that they'd seen Mr. Carstensen's proposal - were 100% in favor of the commercial development. "I envision a customer- and pedestrian-friendly development that provides ample walks to promote walking to, from, and between the stores, allowing for the potential for coordination with other neighboring linkages," Carstensen wrote in his proposal letter. "The Shops at Wyndham Village" would be a high-quality mix of coffee shops, upscale grocers, banks, restaurants, a spa and other retail stores. The buildings would be "timeless" and employ old-world architecture, decorative lampposts and outdoor seating areas.
In other words, a lifestyle center. And, frankly - if well executed - this could be a fantastic thing that the residents of Wyndham Ridge would enjoy having in proximity to their neighborhood.
However, as Mr. Carstensen explained to the commission, he cannot come right out and say which particular retailer(s) from whom he's gotten commitments or interest. Worse, he can't say that Wal-Mart won't be one of the retailers, even though the square footage limitations for the zoning would make that a remote possibility. He needs the land re-zoned before he can lock down possible tenents and spend money on more specific visualizations.
For the residents of Carstensen's subdivision across the street, the possibility of a Wal-Mart will be reason enough to start having emergency neighborhood meetings and passing petitions. Wal-Mart and Target are poison to the surrounding subdivisions. Now they will hear from a developer that he wants to put "something" commercial across the street from them, but he can't say exactly what it will be at this point.
Carstensen made a strong appeal to the Plan Commission: he can't spend the money on planning a development prior to getting the zoning changed, as the market won't wait. Meanwhile, the Common Council (not to mention the neighboring residents) will want lots of expensive paperwork and presentations - - and a potentially contentious public hearing - - before addressing the zoning change. The meeting began to resemble nothing less than a complete re-think of the planning process, as city engineer John Bennet questioned what's required of developers before they get approved; expensive landscaping plans, stormwater management plans, lighting plans, site grading plan, etc. "At time of approval, we could say 'conditional approval' until we see something like a landscaping plan," Bennet said. "I think we can do a lot to lessen the cost of some of these developments.
"I'm 100% behind what Mr. Carstensen is doing," Bennet continued,"but, I just worry that the public might be looking at the plan commission and saying, 'Why can't you give us answers to these questions? Why can't you assure us that this is not going to be a Wal-Mart?' I don't want to see this thing fail, but I'm a little worried about going into a public hearing and not being able to answer questions."
Carstensen, sensing that he might have to face a group of cynical homeowners alone, finally said: "The city has to stand up and say, 'It's right for the city.' We're not going to please everyone on the north side of the street, I can guarantee you that. That's the natural reaction of people; we have to get through that, together."
Interestingly, the land Carstensen wants to make commercial is in Franklin's sixth district, while the Wyndham Ridge subdivision is in the second district. Ken Skowronski is a Plan Commissioner and alderman of the sixth district; he's 100% supportive of the development. Tim Solomon is alderman of the second district and will have to face a barrage of questions from his constituents. And he will have no answers.
Another issue is illustrated above. While Carstensen's proposal touts the fact that his commercial complex will be in line with the "Franklin Civic Center" component of the Comprehensive Master Plan - - which is now being overhauled - - the distances between Franklin's current civic-usage buildings are already simply amazing and illogical (3/4 mile from post office to library, for instance). There will be no connection between the library and this new development; connective sidewalks would break the city budget, I'm told, and it's simply illegal to attempt to compell Mr. Carstensen to put in sidewalks as a condition for re-zoning and/or approval.
Should be quite a process. More on Monday ...
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