Meeting Intelligence Preview
Meeting Summary
Franklin Municipal Planning Commission approved 15 modifications of development standards for the Ovation PUD subdivision at McEwen Drive and Carothers Pkwy., including controversial angled parking (5-2 vote) and digital wayfinding displays. The commission also approved vested rights extension for Franklin Grove subdivision at 423 S Margin St., amended conditions for Harlan PUD at 1247 Hillview Ln. requiring infrastructure improvements before building permits, and rezoning for Coletta Park PUD removing 0.55 acres to R1 district.
Key Decisions (10)
Vested Rights Extension for Franklin Grove Subdivision
Extended vesting period for Franklin Grove subdivision at 423 S Margin St. for one year until April 27, 2027. The 5.19-acre site plan includes 1,535 square feet of institutional space. Applicant Pape Dawson reported grading permit was pulled the day before the meeting.
Harlan PUD Amended Conditions - 1247 Hillview Ln.
Approved Resolution 2025-26 as amended for Harlan PUD subdivision by Boyle Investment Company, modifying Condition 30 for off-site improvements. Northern access redesigned to extend Mack Hatcher Pkwy. to Chimeric Dr. Developer agreed to complete Coleman Rd. and Henpeck Ln. intersection improvements before any building permits are issued.
Rezoning for Coletta Park PUD - Mercerboro Rd./S Carothers Rd.
Approved Ordinance 2026-06 to rezone 204.34 acres from PD 1.26 to PD 1.27 and rezone 0.55 acres from PD 1.26 to R1 district for property south of Mercerboro Rd., east of South Carothers Rd., including 1005 Copley Rd. The 0.55-acre parcel being removed was designated open space. Applicant represented by Kimley Horn.
Coletta Park PUD Revised Development Plan
Approved Resolution 2026-25 updating limits of Coletta Park PUD following removal of 0.55-acre parcel.
Berry Farms Town Center Revised Development Plan
Approved Resolution 2026-23 for Berry Farms Town Center PUD revision updating location of office and multifamily uses in blocks C and D. Changes include converting six-story office building to two-story townhomes and two- to four-story mixed-use building, and changing two- to four-story mixed-use buildings to single-story retail near Publix. Applicant is Boyle Investment Company.
Ovation PUD Development Plan with 15 Modifications of Standards
Approved Resolution 2026-24 for Ovation PUD at McEwen Drive and Carothers Pkwy. by Highwoods and CenterCal. Development includes over 400,000 square feet of restaurants, retail, and personal services with six parking structures. All 15 modifications of standards approved including angled parking, digital wayfinding signs, large format digital display screen, and various signage modifications.
MOS 1 - Angled Parking for Ovation PUD
Approved modification to allow angled parking along internal private streets at Ovation, specifically on Encore Ln. and Knoll Top. Staff recommended disapproval citing safety concerns and engineering standards, but commission approved based on precedent at Berry Farms and downtown Franklin.
MOS 7 - Digital Wayfinding Signs for Ovation PUD
Approved 12 pedestrian-scale interactive digital displays for wayfinding and advertising at Ovation, reduced from original request of 15 signs. Maximum height reduced to 8 feet from original 10 feet. Signs located at parking garage exits and internal drives.
MOS 8 - Large Format Digital Display Screen for Ovation PUD
Approved 400 square foot digital display screen mounted on building facade for on-site advertising and events in park area, facing Building G away from main streets.
MOS 12 - Internal Illumination for Small Hanging Signs at Ovation
Approved internal and external illumination for small hanging and projecting signs at Ovation. Staff had recommended disapproval noting no precedent for this request.
Zoning Changes (2)
South of Mercerboro Rd., east of South Carothers Rd., including 1005 Copley Rd.
Kimley Horn (representative)
1005 Copley Rd. parcel (removed from Coletta Park)
Kimley Horn (representative)
Development Activity (5)
Franklin Grove Subdivision
5.19 acres with 1,535 square feet of institutional space; grading permit pulled; vesting extended to April 2027
Harlan PUD Subdivision
Residential and commercial development with 15 modifications of standards; northern access redesigned to connect via Mack Hatcher extension to Chimeric Dr.; infrastructure improvements required before permits
Coletta Park PUD Subdivision
204.34 acres rezoned; 0.55 acres removed for adjacent R1 property consolidation; no change to approved unit count
Berry Farms Town Center
Blocks C and D revised: six-story office converted to two-story townhomes and four-story mixed-use; two- to four-story mixed-use converted to single-story retail; infrastructure improvements including Captain Freeman widening and bridge connection
Ovation PUD Subdivision
Over 400,000 square feet of restaurants, retail, and personal services; six parking structures; 15 modifications of standards approved including angled parking, digital wayfinding signs, and large format digital display; approximately 1,000 events per year planned
Market Signals (4)
Commercial Demand
Office demand has shifted post-COVID, leading Berry Farms Town Center to convert planned six-story office buildings to townhomes and mixed-use retail.
Commercial Demand
Ovation development planning approximately 1,000 events per year (about 20 per week) indicates strong demand for entertainment and experiential retail destinations.
Housing Demand
Berry Farms Town Center converting office space to residential townhomes suggests continued residential demand in mixed-use developments.
Infrastructure
Harlan PUD developer Boyle Investment Company voluntarily agreed to complete intersection improvements before any building permits, prioritizing infrastructure ahead of development.