Hendersonville Planning Commission

AGENDA DATE: December 1, 2023 RESOLUTION/ORDINANCE # WILL BE ASSIGNED IF MOVED TO GC OR BOMA HPC PROJECT #: 23-038-001 FINAL STAFF PROJECT NAME: Stop 30 REPORT & PROJECT TYPE: Future Land Use and Transportation Plan PROJECT LOCATION: Stop 30 COMMENTS WARD: Ward 6 STAFF REPORT: 1 The Stop 30 Future Land Use & Transportation Plan (FLUTP) is a proposed plan that provides a fresh vision for the Stop 30 corridor from New Shackle Island Road to the city limits just east of Our Lady of the Lake Catholic Church. If adopted, it will replace the existing 2009 FLUTP for the subject area. Existing Future Land Use Plan and Zoning The existing FLUTP categorizes much of the Stop Thirty area as “Suburban Living,” with primary land uses being single-family detached units, villas, townhomes, and senior living. Secondary uses are designated as multi- family, civic, institutional and parks, trails, and open space. The existing FLUTP lists allowed residential densities of 1 to 4 units per acre for single family development, and 8 to 10 units per acre for multi-family (current zoning does not permit this level of density, however). The west end of Stop Thirty Road (at New Shackle Island Road)  2 and the property east of Drakes Creek Road are shown as “Regional Activity Center,” in which the primary use is office. Secondary uses are civic, institutional, parks, trails, and open space. The parcels in the Stop Thirty study area are currently zoned either Single Family Residential Low Density (SR-1) or Estate Residential (ER). SR-1 zoning allows for single-family residences with a maximum density of three units per acre. Townhomes are allowed in SR-1, but only in conjunction with a Planned Development overlay, which would require a rezoning. ER zoning allows single-family residences with a maximum density of one unit per acre. Stop 30 FLUTP Meetings Timeline In the first months of 2023, the Planning Department advertised a request for proposals (RFP) and contracted with Kimley-Horn to undertake the study. Planning staff and the consultant met to discuss the scope of the plan. A stakeholders meeting was held on April 18, 2023, with property owners within the subject area, as well as others nominated by Ward 6 alderman, to gather ideas on how the area should or should not develop. Feedback from the stakeholders meeting indicated a desire for more parks and open space, a limited appetite for low-density single-family residential uses, and an aversion to retail, office, light industrial, or any kind of higher density residential uses. Concerns were expressed about the prospect of increased traffic, the need for improvements to Stop Thirty Road, and the potential for increased bottlenecking of traffic at New Shackle Island Road and Drakes Creek Road. Some attendees expressed support for the idea of a “spur road” that would come off Stop Thirty Road just west of Drakes Creek Road and run west to connect to New Shackle Island Road, parallel with the bypass. Others expressed concern that this would only increase traffic and add new conflict points on New Shackle Island Road and Drakes Creek Road. There was interest in having a grocery store close enough to walk to, while still maintaining the existing character of the neighborhood. Some proposed an additional interchange with 386 between the existing interchanges at Drakes Creek Road and New Shackle Island Road, and others expressed concern about creating connections to the Creekwood subdivision. In response to feedback, the following actions were taken with the first draft of the Stop 30 Plan: • The scope of the study area was increased on the west side to include the section of New Shackle Island Road from Stop Thirty Road to 386. • The scope of the study on the east side was decreased by dropping property located within the county, as well as a tract between the county line and the Wyncrest and Stonecrest subdivisions. • Two plans were created forming distinctly different options: Option A, which tweaked the current 2009 LUTP, with largely similar land uses but allowing for the possibility of light retail, and Option B, which created a new road west of Drakes Creek Road, running parallel to 386, opening the possibility for intensified land uses. • Single-family density was limited to no more than one to three units per acre. • Street connections to the Creekwood subdivision were reduced from five down to one.  3 A public workshop was held on June 20,2023 at City Hall to discuss and receive public comment on the first draft of the Stop 30 plan. An on-line survey was also conducted prior to the meeting. The survey results indicated that, out of 46 responses, 76% preferred Option A, and 24% preferred Option B. During the public workshop, several participants stated that there should be a third option, which would be no change at all to the current future land use plan. Other opinions expressed included: • There should be no vehicular connection to Creekwood subdivision • New Shackle and Stop 30 are not ready for all the traffic that Option B would incur • New Shackle can’t handle another traffic signal • There should not be any commercial north of 386 The Planning Commission engaged in a Commission-only work session on September 19th at City Hall to determine which path the plan should take, in light of the options presented and the results of the public workshop and survey. Through that meeting, the Planning Commission determined on a plan that included a number of changes, including removing the spur road, eliminating the connection to Creekwood Lane, and creating a predominantly office-oriented mixture of uses west of Stop 30 with some allowance for limited flex commercial. Impact on Residential Density Under the existing zoning, it is estimated that about 415 single-family units could be built. If all of the recommendations of the proposed plan were to be implemented (i.e. all the properties rezoned in accordance with the plan), the total number of units that could be built would drop to about 35 units. Keep in mind that the adoption of the FLUTP would not rezone the subject property – property owners would still have the right to develop under the current, existing zoning. However, if a property owner requested rezoning, any new zoning would need to be in accordance with the adopted FLUTP. STAFF COMMENTS – PLANNING DEPARMENT: 2 N/A Submitted by Timothy Whitten, RLA, AICP, Assistant Planning Director (December 1, 2023) STAFF COMMENTS – PUBLIC WORKS: 3 Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (December 1, 2023)  4 STAFF COMMENTS – FIRE DEPARTMENT: 4 Submitted by Shane Nolan, Deputy Fire Marshal (December 1, 2023) STAFF COMMENTS – UTILITY DISTRICT: 5 Submitted by David Brigance, HUD Construction Supervisor (December 1, 2023) FISCAL IMPACT: 6 n/a DISCUSSION: 7 n/a MOTION AND VOTE: ATTACHMENTS: 8  STOP 30 ROAD FUTURE LAND USE & TRANSPORTATION PLAN R E C O M M E N D A T I O N S | O c t o b e r 3 0 th 2 0 2 3 1 Hendersonville Future Land Use Plan 2 The Future Land Use Plan calls for Vietnam Veteran’s Blvd Suburban Living and a Regional Activity Center in this area. STOP 30 ROAD PLAN  3 STOP 30 ROAD PLAN IM – Institutional Mixed (Religious with ancillary residential and limited retail) 4 Free-Standing Retail The primary use of these sites are religious institutions. They can also include single family uses accessory to religious use, such as cottage-style homes. Limited Ancillary Residential retail uses are allowed along arterial frontages. Density (Floor Average Building Character Area Land Use Mix* area Ratio) Height (Stories) Religious Institution 60% 0.2-0.3 1-2 Accessory Residential 10% 0.55 units per acre 1-2 Retail 10% 0.2 – 0.4 1 4 *excludes right-of-way OM – Office Mixed (Office with limited commercial flex) 5 Office These sites are primarily multi-tenant office space. They could also include limited commercial flex space, such as light manufacturing, crafts, technology, Commercial Flex production, services and associated office functions. Density (Floor Average Building Character Area Land Use Mix* area Ratio) Height (Stories) Commercial Flex 20% 0.25 1-2 Office 60% 0.2 – 0.4 1-2 5 *excludes right-of-way R – Retail 6 Free-Standing Retail This area will accommodate consumer retail uses serving residents in the study area and surrounding neighborhoods. The scale of uses will be based on the parcel size. If the parcel occupied by the church building does not change use, Large-Scale Retail the remaining parcels will consist of small-scale free-standing retail uses. If that parcel changes use, the area can accommodate a commercial planned development. Density (Floor Average Building Character Area Land Use Mix* Area Ratio) Height (Stories) Commercial 75% 0.25 1 6 *excludes right-of-way GP – Greenspace / Park 7 Greenspace/Park This area recognizes land that is not likely to develop due to floodplain constraints. A park with natural programming such as bike trails, walking trails, benches and riverside gathering areas will provide recreation to existing and future population. A greenway will run through the park parallel to the river. Density (Floor Average Building Character Area Land Use Mix Area Ratio) Height (Stories) Park / Open Space 100% 0 0 7 ER – Estate Residential 8 This area will consist of single-family residential homes at a density of 1 unit/acre. Land Use Average Building Character Area Density Mix* Height (Stories) Single-family 80% 1 Unit/Acre 2 Residential 8 *excludes right-of-way STOP 30 ROAD: EXISTING STOP 30 ROAD PLAN STOP 30 ROAD NEAR TERM PLAN STOP 30 ROAD PLAN STOP 30 ROAD LONG TERM VISION STOP 30 ROAD PLAN NEW SHACKLE ISLAND ROAD: EXISTING STOP 30 ROAD PLAN NEW SHACKLE ISLAND ROAD: PROPOSED STOP 30 ROAD PLAN