Board approves Water Tower District Phase 2 plan; neighbors ask for traffic and screening protections

The Collierville Board of Mayor and Aldermen on April 28 approved the preliminary site plan for the Water Tower District Phase 2 (Shilling Farms PD Phase 79), a multifamily development that would add roughly 246 rental units in Area 2 of the planned development. Staff recommended approval subject to approximately 37 conditions set by the Planning Commission and the Design Review Commission.

Neighbors’ concerns: Dozens of Porter Farms Phase 7 homeowners spoke against using Peyton Parkway — a narrow, neighborhood street in their subdivision — as a through route to the new development. Speakers cited child safety, parked cars, property values and tree buffering as reasons to limit regular through traffic. Dixon Stewart of Peyton Run Loop West said, “This street... is constructed as a local neighborhood street... It is just not designed for through traffic.” Residents presented a petition and asked the board to consider limited or emergency-only access solutions (bollards, Knox-box gate or other devices) to preserve the subdivision’s character.

Applicant and staff response: Applicant representatives and town staff said the Peyton Parkway connection is shown on plats and was part of earlier approvals; the roadway segment was constructed under Phase 1 and is currently barricaded pending final phase construction and certificate of occupancy work. Developer representatives said the roundabout and associated roadway work were built as part of phase construction and the connection was planned in park-of- the- district documents dating back to 2001. Staff’s traffic counts for Peyton Parkway showed about 480 vehicles per day (roughly 35 vehicles AM peak, 56 PM peak); the consultant’s traffic study for the development projects increased traffic at some intersections but concluded intersection operations would remain acceptable during peak hours.

Planning conditions and concerns: Staff and the DRC required additional landscape screening, clarification of material schedules, confirmation that building facades meet masonry/transparency standards, and additional screening around the trash compactor. Staff also noted that open-space and pervious space minimums were met on the preliminary plan, and that stormwater management will rely on the project’s detention features and oversized drain pipes in some areas.

Board action and next steps: The preliminary site plan passed following discussion; staff will require the applicant to meet Planning and DRC conditions before final site-plan approval and building permits. Because preliminary approval vests certain development rights, town counsel and staff reminded the board that if neighbors want alternative access or gating schemes that would impede emergency access, the fire department’s input must be included and that any solution must preserve emergency responder access. Town staff agreed to continue discussions with neighbors and the fire department on traffic calming and safety measures.