Commission recommends Erickson Senior Living PUD with five modifications of standards, approves roadway-condition language after neighbor concerns

The Franklin Municipal Planning Commission recommended approval of Ordinance 2024-43 and Resolution 2024-906 for the Erickson Senior Living PUD, a proposed continuum-of-care retirement community on roughly 68–70 acres east of Patonsville Road that would include 1,250 age-restricted dwelling units and 172,000 square feet of continuum-of-care and related commercial space.

Staff said the site is located in the Regional Commerce design concept of Envision Franklin and that the proposed mix of multifamily, assisted living and continuum-of-care services aligns with special considerations for this policy area. Staff outlined five requested Modifications of Standards (MOS) covering loading area location, maximum block length, finished floor elevation, external connectivity and reduced parking ratios for age-restricted multifamily units. Staff recommended approval of MOS 1, 3, 4 and 5, and recommended disapproval of MOS 2 (maximum block length); the commission ultimately approved all five modifications.

Greg Gamble, representing Erickson Senior Living, presented the campus plan and said the Erickson model is a CCRC (continuing care retirement community) with indoor connections, a mix of three- to six-story buildings, significant under-building and carport parking (39% under building, 23% carport, 13% on-street, 25% surface), and amenities intended to reduce peak-hour trips. Gamble said Erickson will construct frontage improvements to Patonsville Road consistent with a funded city capital project and provide right-of-way and two lanes on its side of the median; only one southbound lane would be present until neighboring development completes the other lane.

Neighbors and nearby landowners spoke at the hearing. Mike Woodside asked the commission to ensure that land acquisition and any right-of-way takings related to frontages and access be carried out by the applicant, noting his mother's nearby property and asking that she be able to remain undisturbed. Luke Beacham asked that the developer respect a long-established property boundary and avoid encroachment during construction. Reams Fleming Partnership, represented by Adam Balish, asked for a one-month deferral to review proposed access points and how they align with approved cuts for the adjacent property. City staff and the applicant said the Patonsville Road frontage work is a capital improvement project funded by BOMA (Board of Mayor and Aldermen), and staff offered the option to add language to condition of approval number 2 to allow the Board to modify the scope of the frontage improvements; the commission added the phrase “unless otherwise modified by the Board of Mayor and Aldermen” to condition 2 before voting.

The commission considered each MOS separately. MOS 1 (allow loading to the side) passed unanimously. MOS 2 (increase maximum block length perimeter to 6,200 feet) was debated; staff recommended denial but the commission approved it 6–2 (nay: Commissioners Allen and Lindsey). MOS 3 (allow finished-floor elevation at ground level for accessibility) passed unanimously. MOS 4 (remove required eastern external connection for security reasons) passed unanimously after staff tied support to the earlier amendment to the major thoroughfare plan. MOS 5 (reduce multifamily age-restricted parking from 1.5 to 1.2 spaces per unit) passed unanimously with staff noting an employee/visitor breakdown condition for the continuum-of-care portion.

After the MOS votes, the planning commission voted to recommend approval of the Erickson rezoning and development plan to the Board of Mayor and Aldermen with the amended condition language. Commissioners Allen, Franks, Lindsey, Mann, McLemore, Orr, Alderman Peterson and Williamson recorded ayes on the final motion. The motion passed.

Staff noted that construction limits of disturbance will be enforced at the site-plan stage to prevent encroachment on neighboring properties, and the applicant and staff committed to coordinate on roadway alignment and timing with Reams Fleming and city engineering prior to Board action.