Hendersonville Planning Commission

MINUTES HENDERSONVILLE REGIONAL PLANNING COMMISSION TUESDAY, AUGUST 3, 2021 6:30 P.M. – MAIN MEETING ROOM Chairman David Jenkins called the meeting to order at 6:30 p.m. in the City Hall Meeting Room, 101 Maple Drive North, Hendersonville, TN. OPENING PRAYER: Chairman David Jenkins led the opening prayer. ROLL CALL: Present: Tim Altizer, Jeff Coker, Owen Hardcastle, Barry Hardwick, Charles Hasty, David Jenkins, Beth Longmire, Lee Peterson, Vanessa Silkwood. Absent: Darlene Stringfellow. Also Present: Keith Free, Planning Director; Timothy Whitten, Assistant Planning Director; Grant Green, Senior Planner; Sydny, Simpson, Planner; Sarah Lock, Interim Public Works Director; Paul Varble, Fire Marshal; and Lauren Beery, Planning Assistant. PUBLIC HEARINGS: Request by MCG Hendersonville TIC 4, LLC to amend the Hazel Path Commons Final Development Plan to add Car Wash to the List of Permitted Uses. The property is located on the south side of East Main Street, and on the west side of Bonita Parkway, as identified by Sumner County Tax Map 159K A 023.00. No one spoke regarding this public hearing. Hearing was declared closed at 6:32 p.m. Request by Jack Patel to rezone 0.27 acres from Suburban Residential, Medium Density (SR-2) to General Commercial (GC). This request also includes an amendment to the General Framework Map of the Hendersonville Land Use and Transportation Plan to change the character area designation of the property from Suburban Living to Suburban Center. This property is located on the east side of New Shackle Island Road, and the south side of Iris Drive, as identified on Sumner County Tax Map 160E A 019.00.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 2 No one spoke regarding this public hearing. Hearing was declared closed at 6:33 p.m. REQUEST FOR INFORMATION AND ASSISTANCE: None. ADDITIONS TO AGENDA: None. MINUTES: MOTION BY Altizer, seconded by Silwood, to approve the Hendersonville Regional Planning Commission Meeting Minutes of July 6, 2021. Altizer, Coker, Hardwick, Hasty, Jenkins, Longmire, Peterson, Silkwood voted aye. Nay: Stringfellow. Abstained: Hardcastle. Absent: Stringfellow. Motion carried. (7-0-1) CONSENT AGENDA ITEMS: None. FINAL PLATS: 21-059-001: BARNES ESTATES – FINAL PLAT: MOTION BY Altizer, seconded by Silkwood, to approve the Barnes Estates – Final Plat, with all staff comments as listed below. Altizer, Coker, Hardcastle, Hardwick, Hasty, Jenkins, Longmire, Peterson, and Silkwood voted aye. Nay: None. Abstained: None. Absent: Stringfellow. Motion carried. (9-0-0) STAFF REPORT The Applicant has purchased two lots at the corner of Imperial Drive, Stadium Drive, and Plumlee Drive. The properties are zoned Old Town Residential (OTR), which allows for single- family lots with 5,000 square foot minimum lot sizes. The proposed Final Plat shows five lots, which matches the Preliminary Plat.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 3 Sidewalks will be added along the road frontages of Stadium and Plumlee to meet City requirements. Due to the limited lot space, the plat will need to outline the two 9x18 required residential spaces (past the sidewalk). This will likely be a 2-car pad for each lot. An approved NES electrical plan will need to be provided showing the underground services and two streetlights. Existing trees would be preferred to remain where possible to count as street trees. STAFF COMMENTS PLANNING DEPARTMENT 1. Provide NES electrical plan for underground service and two decorative streetlights. Submitted by Grant Green, AICP, Senior Planner (July 23, 2021) PUBLIC WORKS 1. Show PUDE’s (20’ front, 10’ rear, 5’ side) 2. Dimension the access easement for the proposed sidewalks along Stadium Drive and Plumlee Drive. 3. The right-of-way radii should be a minimum of 25’. Provide a leader to correlate the label to the ROW line. 4. Revise Note 24 to also state that trees may be moved if they conflict with clear sight distance.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 4 5. Document must be signed, dated, and sealed. 6. Show electric. Submitted by Sarah Lock, PE, Interim Public Works Director (July 29, 2021) FIRE DEPARTMENT 1. No comments. Submitted by Shane Nolan, Fire Inspector (July 29, 2021) UTILITY DISTRICT 1. No comments. Submitted by David Brigance, HUD Construction Supervisor (July 23, 2021) DEVELOPMENT PLANS: 21-061-001: HAZEL PATH COMMONS – FDP ADD-USE (CAR WASH): MOTION BY Silkwood, seconded by Peterson, to approve the Hazel Path Commons – FDP Add-Use (Car Wash), with the requested architectural waiver and with all staff comments as listed below. Altizer, Hardcastle, Hasty, Jenkins, Peterson, and Silkwood voted aye. Nay: Coker, Hardwick, and Longmire. Abstained: None. Absent: Stringfellow. Motion carried. (6-3-0) STAFF REPORT This property is located in the Hazel Path Shopping Center Planned Development at the corner of East Main Street and Bonita Parkway. It is zoned General Commercial, Planned Development (GC-PD).  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 5 Prime Car Wash is a full-service car wash. They are requesting to add Car Wash as an approved use to the Hazel Path Shopping Center Final Development Plan. This would be an outlot in front of Go Store It. The Final Development Plan shows a future building in this location.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 6 The City’s building design standards state that overhead/roll-up style doors should not face a public street. Because this site has double frontage, and Prime’s building form calls for pull- through car service bays, it is not possible to orient the building in such a way to comply with the requirement on this site without converting from pull-through to pull-in bays. The current building orientation has 5 overhead doors facing East Main Street (shown in red at left). To ameliorate this, Prime has provided a landscape island (shown in green) which will help screen 3 of the 5 roll-up doors facing Main Street. Prime is requesting a waiver to allow these doors to face the street.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 7 Conceptual building elevations have been provided in your packets. The proposed building will be mostly brick construction, with limited amounts of EIFS. Staff is currently working with the applicant on a number of changes to the materials and architecture to bring the building into compliance with the City’s building design standards, including changing the roll-up doors to be storefront-style doors.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 8 This car wash will have vacuum stations, however as they explain in their submittal letter, they have located the majority of the vacuums within the building, with a few located behind the building (along the south side of the site). STAFF COMMENTS PLANNING DEPARTMENT 1. Total Parking Required under Existing Site Data should be 615, not 595. 2. Total Parking Required under Proposed Site Data for Parcel 5 should be 10 (1 space per 2 employees at 20 total employees). 3. Under Proposed Site Data for Parcel 5, show minimum pervious area required as 25%. 4. Verify the proposed sanitary sewer has legal access to tie-in to proposed existing sewer. 5. Provide sidewalk along Bonita Parkway frontage. 6. Interior side yard setback should be shown as 10’ or 0’ with party wall conforming to City Building Code. 7. One landscape island is required every ten parking spaces. 8. Work with staff to revise building elevations to address previous staff comments regarding building architecture and materials. 9. Will the outdoor vacuums have any canopies associated with them? If so, provide elevations for review and approval and comply with all building design standards. Any equipment will need to be housed within brick enclosures. Avoid the use of overhead vacuum hoses. 10. Change the roll-up doors to storefront-style glazed doors. Submitted by Timothy Whitten, RLA, AICP, Assistant Planning Director (July 29, 2021) PUBLIC WORKS 1. Show proposed cross-access easements. 2. Driveway throat length must provide adequate channelized access. Revise accordingly. 3. Dimension drive widths. 4. Provide pedestrian connection from the site to public sidewalk. Submitted by Sarah Lock, PE, Interim Public Works Director (July 29, 2021) FIRE DEPARTMENT 1. No comments. Submitted by Shane Nolan, Fire Inspector (July 29, 2021)  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 9 UTILITY DISTRICT 1. Sewer line needs to be 8-inch with manholes to serve future parcels. Submitted by David Brigance, HUD Construction Supervisor (July 23, 2021) SITE PLANS: 21-044-001: CHEERVILLE – SITE PLAN: Timothy Whitten summarized the Staff Report and added that the Site Plan’s final approval should be conditional on the recording of the Final Plat. Mitchell Lasley, representative of GreenLID Design, said the Applicant is willing to work with staff on the building elevations and materials to coordinate with the new Half Batch Brewery building. MOTION BY Silkwood, seconded by Altizer, to approve the Cheerville – Site Plan, with additional discussion comments and with all staff comments as listed below. Altizer, Coker, Hardcastle, Hardwick, Hasty, Jenkins, Longmire, Peterson, and Silkwood voted aye. Nay: None. Abstained: None. Absent: Stringfellow. Motion carried. (9-0-0) STAFF REPORT This property is located in Hazel Path Shopping Center Planned Development at the corner of East Main Street and Bonita Parkway. It is zoned General Commercial, Planned Development (GC-PD).  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 10 Site Location Site Zoning  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 11 Cheerville is a gym that is currently located on Rockland Road. They are proposing to construct a new 17,500 square foot facility in the undeveloped space at the south end of the Hazel Path Shopping Center building. It will be next to Half-Batch Brewing Company, which is also on this agenda. The final development plan shows a future building in this location (shown in red in the image below). The proposed building materials will be all brick.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 12 STAFF COMMENTS PLANNING DEPARTMENT 1. Commercial Center to total 90,348sf yielding 381 required spaces. New total required spaces for entire shopping center is 700. 2. Lot 3 geometry should be shown in grayline since it is not part of this submittal 3. Any disturbance of existing buffer shall be replaced with new evergreen plants to equal existing screening. 4. Consider using the same or similar brick colors as Half-Batch Brewing. 5. Provide NES-approved electric service plan. Submitted by Timothy Whitten, RLA, AICP, Assistant Planning Director (July 29, 2021) PUBLIC WORKS 1. Confirm only one ADA space is required in the direct access parking area. 2. Add a ‘B’ to “4’ CUR CUT”. Submitted by Sarah Lock, PE, Interim Public Works Director (July 29, 2021) FIRE DEPARTMENT 1. No comments. Submitted by Shane Nolan, Fire Inspector (July 29, 2021) UTILITY DISTRICT 1. Connect to existing water line with a tapping sleeve and valve. Submitted by David Brigance, HUD Construction Supervisor (July 23, 2021) 21-063-001: HALF BATCH BREWERY – SITE PLAN: Timothy Whitten summarized the Staff Report and added that the Site Plan’s final approval should be conditional on the recording of the Final Plat.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 13 MOTION BY Silkwood, seconded by Peterson, to approve the Half Batch Brewery – Site Plan, with additional discussion comments and with all staff comments as listed below. Altizer, Coker, Hardcastle, Hardwick, Hasty, Jenkins, Longmire, Peterson, and Silkwood voted aye. Nay: None. Abstained: None. Absent: Stringfellow. Motion carried. (9-0-0) STAFF REPORT This property is located in Hazel Path Shopping Center Planned Development at the corner of East Main Street and Bonita Parkway. It is zoned General Commercial, Planned Development (GC-PD).  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 14 Half-Batch Brewery is currently located in one of the existing tenant spaces in Hazel Path Shopping Center. They are proposing to construct a new 11,600 square foot facility in the undeveloped space at the south end of the Hazel Path Shopping Center building. It will be next to Cheerville, which is also on this agenda. The final development plan shows a future building in this location (shown in red in the image below).  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 15 The proposed building will be all brick. STAFF COMMENTS PLANNING DEPARTMENT 1. Provided NES-approved electric service plan. Submitted by Timothy Whitten, RLA, AICP, Assistant Planning Director (July 29, 2021) PUBLIC WORKS 1. Add yellow truncated domes to curb ramp on the north side of the site for access to ADA stalls across the drive aisle. Add detail for truncated domes as well. 2. Show additional spot elevations in the area of accessible parking and access aisle to ensure compliance with ADA requirements. 3. Ensure area between existing shopping center and proposed site drains.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 16 4. Please specify what the maximum and minimum stair heights are in the detail. 5. Add ADA parking signage that is compliant with MUTCD, TCA and ADA. 6. Add detail for ADA parking configuration with access aisle, ADA pavement markings, curb ramp, and ADA signage. 7. Show the retaining wall on all sheets as shown on the Floor Plan sheet A1.1. 8. Add an asphalt repair detail for the drive cut shown and dimension the length of repair. Submitted by Sarah Lock, PE, Interim Public Works Director (July 29, 2021) FIRE DEPARTMENT 1. IFC 2018 912.2.1 – Provide sprinkler system FDC on street (address) side of building. Submitted by Shane Nolan, Fire Inspector (July 29, 2021) UTILITY DISTRICT 1. Grease trap will be required because of the chemicals used for brewing and cleaning process. Submitted by David Brigance, HUD Construction Supervisor (July 23, 2021) PRELIMINARY PLATS: None. REZONING REQUEST: 21-051-001: NEW SHACKLE ISLAND SUBWAY – FLUTP AMENDMENT, CHARACTER AREA CHANGE FROM SUBURBAN LIVING TO REGIONAL ACTIVITY CENTER: Barry Hardwick acknowledged a conflict of interest and recused himself from the discussion. Keith Free summarized the Staff Report and explained the existing Character Area for the property may have been an error on the Future Land Use Map. Charles Hasty asked if the Applicant intends to combine the two lots on the corner and if the property will access New Shackle Island Road. Free said yes, and traffic on the site will be reviewed at the Site Plan stage.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 17 Sarah Lock said the access to New Shackle Island Road would be restricted, and if Fire requires a second access point, we would allow right-in, right-out access from New Shackle. MOTION BY Longmire, seconded by Altizer, to approve an amendment to the General Framework Map of the Hendersonville Land Use and Transportation Plan to change the character designation of the property from Suburban Living to Regional Activity Center. Altizer, Coker, Hardcastle, Hasty, Jenkins, Longmire, Peterson, and Silkwood voted aye. Nay: None. Abstained: None. Absent: Hardwick (COI) and Stringfellow. Motion carried. (8-0-0) 21-051-001: NEW SHACKLE ISLAND SUBWAY – REZONING (GC & SR-2 > GC): Timothy Whitten summarized the Staff Report. He also questioned if the existing stream buffer could be filled in. Sarah Lock said if New Shackle Island Road is ever widened in that area, it may be done at that time; otherwise, the process and cost would make the endeavor unlikely. MOTION BY Silkwood, seconded by Peterson, to recommend approve to the Board of Mayor and Aldermen of the New Shackle Island Subway – Rezoning (GC & SR-2 > GC), based on the following Findings of Fact: (1) there is no adverse traffic effects; (2) the request is in character with the surrounding area; (3)the zone change amendment is in agreement with the Land Use Plan, and with all staff comments as listed below. Altizer, Coker, Hardcastle, Hasty, Jenkins, Longmire, Peterson, and Silkwood voted aye. Nay: None. Abstained: None. Absent: Hardwick (COI) and Stringfellow. Motion carried. (8-0-0)  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 18 STAFF REPORT The applicant has submitted a rezoning request for a 0.27-acre property at the intersection of New Shackle Island Road and Iris Drive. It is across the street from Dunkin’ Donuts.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 19 This application proposes the 0.27-acre tract to be rezoned from Suburban Residential, Medium Density (SR-2) to General Commercial (GC) zoning, which would allow for a large number of commercial uses, including retail, restaurant, medical, and motor vehicle service and repair (minor). The GC zoning would be contiguous with existing GC zoning to the north and west. However, it would push commercial zoning closer to existing residential zoning to the south and east. The applicant has expressed interest in combining this lot with the 0.32-acre GC-zoned lot just to the north (the hard corner) to build a Subway restaurant. Both lots together are smaller than the minimum allowed for a GC/PD-Planned Development. With such “straight” zoning as is being requested for the 0.27-acre lot, any of the General Commercial uses would be allowed for this property once it is rezoned. A portion of this lot is taken up by an existing stream and stream buffer running north-west to south-east across the south-west corner of the lot.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 20 The 0.27-acre lot (as well as the 0.32-acre lot) is located within the Suburban Living character area as defined by the Future Land Use Plan. The Suburban Living character area does not allow for the consideration of General Commercial (GC) rezoning to replace the existing Suburban Residential (SR-2) zoning. Future Land Use Plan In order for this property to be rezoned to General Commercial, the Future Land Use Plan must first be amended to change from Suburban Living to Suburban Center. NOTE: While the Future Land Use Plan indicates all of this area along New Shackle Island Road to be Suburban Living, staff believes this to be an error in the original Plan. If you compare the existing zoning map with the Future Land Use Plan, you can see a significant discrepancy. Much of the area shown as Suburban Living is zoned General Commercial or Office, which is not a compatible zoning for Suburban Living.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 21 Future Land Use Map  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 22 Existing Zoning Map Staff believes the areas currently zoned General Commercial and Office should have been shown as Suburban Center, which would have been consistent with the existing zoning. Nevertheless, the Future Land Use Plan is what it is, and must be amended for the 0.27 acre lot if the rezoning is to be approved.  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 23 ESTIMATED NEXT STEPS IN THIS REZONING PROCESS: 1. BOMA General Committee Meeting (August 10, 2021, estimated) 2. BOMA Regular Meeting – 1st Reading (September 14, 2021, estimated) 3. BOMA Regular Meeting – 2nd Reading & Public Hearing (October 12, 2021, estimated) STAFF COMMENTS PLANNING DEPARTMENT 1. !!IMPORTANT!! The Planning Commission in its review and recommendation and the Board of Mayor and Aldermen (BOMA) in its deliberations shall determine if the planned development is in the public interest and make specific findings with regard to the following grounds for an amendment to change the existing zoning classification: a. The zone change amendment is in agreement with the Land Use Plan for the area. b. There will be no adverse effect upon adjoining property owners, unless such effect can be justified by the overwhelming public good or welfare. c. Conditions affecting the area have changed to a sufficient extent to warrant an amendment to the area’s Land Use Plan (if applicable) and subsequently, the zoning map. Submitted by Timothy Whitten, RLA, AICP, Assistant Planning Director (July 29, 2021) PUBLIC WORKS 1. Access to New Shackle Island Road will be restricted. Submitted by Sarah Lock, PE, Interim Public Works Director (July 29, 2021) FIRE DEPARTMENT 1. No comments. Submitted by Shane Nolan, Fire Inspector (July 29, 2021)  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 24 UTILITY DISTRICT 1. No comments. Submitted by David Brigance, HUD Construction Supervisor (July 23, 2021) RELATED PROJECTS: None. STAFF-REVIEWED PROJECTS, APPROVED: The Hendersonville Regional Planning Commission acknowledged staff’s approval of the following projects. No other action was taken: 21-052-001: DURHAM PHASE 1, SECTION 16 & PHASE 2, SECTION 27 – SITE PLAN AMENDMENT 21-055-001: MARTIN’S BBQ, EXTERIOR RENOVATION – SITE PLAN 21-057-001: MICHAEL ARCHBOLD, LOT 9 – FINAL PLAT STAFF-REVIEWED PROJECTS, PENDING: 21-065-001: DURHAM PHASE 3, SECTION 28 (TOWNHOMES) – SITE PLAN AMENDMENT 21-062-001: HAZEL PATH COMMONS, PERGOLA ADDITION – SITE PLAN 21-060-001: NEW SHACKLE ISLAND VETERINARY HOSPITAL – FINAL PLAT 21-064-001: SAVANNAH, PHASE 6 – FINAL PLAT OTHER: PLANNING DIRECTOR COMMENTS: Director Keith Free stated the following projects would be reviewed at the upcoming (8/10) BOMA Meeting, held at the Hendrsonville High School Auditorium: (1) Monthaven Place, Lots D-F (Hallmark Hyundai) FDP & FDP Add-Use; (2) Sanders Ferry Adult Living Community CDP; (3) Zoning Ordinance Text Amendment (Building Materials).  H.R.P.C. MINUTES AUGUST 3, 2021 PAGE 25 Free praised the activity happening at the Hazel Path Commons Shopping Center, saying it is a prime redevelopment example. He also told the Commission that the Planning Department is finalizing a deal to work on the Old Town area of Hendersonville and to create a bold new vision for the West Main corridor. ADJOURNMENT: MOTION BY Longmire, seconded by Altizer, to adjourn the Hendersonville Regional Planning Commission Meeting at 7:17 p.m. Altizer, Coker, Hardcastle, Hardwick, Hasty, Jenkins, Longmire, Peterson, and Silkwood voted aye. Nay: None. Abstained: None. Absent: Stringfellow. Motion carried. (9-0-0) ___________________________________ ___________________________________ DARLENE STRINGFELLOW, Secretary DAVID JENKINS, Chairman ___________________________________ KEITH L. FREE, MPA, AICP, Planning Director