Changes to Dunnavant Square development, Highland Lakes master plans approved

Two master plans for developments along County Road 41 were approved at the Shelby County Planning Commission’s second meeting of the month, on May 15.

Bill Thornton with Thornton Inc. requested changes to the site layout designs in Phase I of the Dunnavant Square Commercial area, which previously was approved to include a pharmacy and office retail building.

The proposed change reoriented the buildings from two structures to one unit with three sections, which can be further divided or combined to fit the need of tenants, said Principal Planner Kristine Goddard. The structure would be linear and two stories.

“The units will face Dunnavant Valley Road and be designed to compliment the existing approved Dunnavant square properties, commercial and residential, as well as Mt Laurel across the street,” Goddard said.

One building would be 4,800 square feet, and the other two would be 7,200. They would also no longer have “called out uses,” such as for a pharmacy or bank. Instead, all would be general office/retail.

“Some of those standalone uses are combining and you see them more in a unit-type design, and they [the applicant] want to move away from that specific call out,” Goddard said. The buildings could be used for a pharmacy or bank, Goddard said, but the development would not be tied to those purposes.

In the proposed changes, there would be an increase in parking spots, from around 80 or 90 to around 120. That increase would help accommodate restaurants, if they were tenants in the development, and coordinate with the different circulation pattern, Goddard said.

Darren Hamrick with SAIN Associates, the design engineers for the project, told the commission there would be two entrances to the shop — one at the storefront and one at the back. While he originally stated the back entrances would be used to “foster and support pedestrian access and the walkable neighborhood,” he later corrected that statement to say only employees would use the back entrances.

Residents of the neighborhood voiced concerns about the back entrances, prior to Hamrick’s correction. Dennis Kovit, president of the Dunnavant Square HOA, said he appreciated Thornton meeting with the HOA about the proposed plans, but they were not made aware of a back entrance.

“This plan as is looks very good, and we’re all in agreement that it’s an improvement, so we’re accepting of that,” Kovit said during the portion of the meeting allowing for comments in favor of the change.

Kovit returned in front of the planning commission during the time allowing for opposition, saying homeowners with houses bordering the property were concerned with the second entrance. Once Hamrick’s comment was clarified, Kovit said he was satisfied with only having a front entrance.

The natural tree buffer behind the buildings, however, was not satisfactory, Kovit said. Trees currently in that area have barely grown in the last year, he said, and he does not expect them to provide an adequate buffer between homes and the development. Resident Nick McRae seconded that concern, adding that the current berm was not sufficient.

“The residents here at Dunnavant Square deserve to have a barrier that is substantial enough to where they feel secure with their family and children,” McRae said.

Hamrick later noted that the existing berm at the property would be built higher, and larger trees are intended to be planted on top of that berm. Those changes would decrease the visibility of the development and prevent shoppers at the retail shops from seeing the neighborhood. Present residents said they appreciated that change.

A resident also asked if there are plans for traffic signals in this area, and county officials said there are no plans at this time. If traffic patterns warrant traffic lights, however, the county will take steps as are appropriate, they said.

There is also no set start or completion date for the project.

“He’s sitting on some pretty valuable land. I’m sure he’d like to start getting it kicked off as fast as he can,” said Planning Commission chairman Michael O’Kelley.

The planning commission unanimously approved the requests.

Also during the meeting, the planning commission approved changes to the Highland Lakes master plan. The changes significantly reduced the number of lots in a section of the development near Springhill Court. The number of lots in one section would be reduced from 26 to 5, Goddard said, and from 66 to 7. The average size for the 12 lots is 8 acres, Goddard said, and the number of new roads would decrease.

“The reason for this request is due to the steep terrain that is located in this area of Highland Lakes,” she said. It will also reduce the amount of grading necessary on the property.

The change was unanimously approved by the planning commission.

“Well, I certainly appreciate the fact that they reduced the amount of roadway that was originally proposed and have some larger lots proposed,” said commissioner Amy Smith.