Hendersonville Planning Commission

HPC Agenda 01/02/2024 HENDERSONVILLE PLANNING COMMISSION MINUTES Main Meeting Room Tuesday, January 2, 2024 6:30 PM Chairman Jeff Coker called the meeting to order at 6:32 PM in the City Hall Main Meeting Room, 101 Maple Drive North, Hendersonville, TN. 1. OPENING PRAYER Commissioner Altizer led the opening prayer. 2. ROLL CALL Present: Tim Altizer, Jeff Coker, John Evans, Barry Hardwick, Charles Hasty, Beth Longmire, Michael Martin, and Vanessa Silkwood. Absent: Wendy Slatery Also Present: Keith Free, Planning Director; Timothy Whitten, Assistant Planning Director; Grant Green, Senior Planner; Sydny Simpson, Planner; Stephen Winzenread, Assistant Public Works Director/City Engineer; Chris Willyard, Deputy Fire Marshal; Caitlin Shinn, Assistant Planner; and Sloane Moore, Planning Technician. 3. ACCEPTANCE OF AGENDA MOTION by Hasty, seconded by Silkwood, to accept the Hendersonville Planning Commission Meeting Agenda of Tuesday, December 5, 2023. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. Absent: Slatery. MOTION PASSED. (8-0-0) 1  HPC Agenda 01/02/2024 BRIEF ACTION SUMMARY A. Acceptance of Agenda MOTION by Hasty, seconded by Silkwood, to accept the Hendersonville Planning Commission Meeting Agenda of Tuesday, December 5, 2023. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. Absent: Slatery. MOTION PASSED. (8-0-0) B. Minutes MOTION by Altizer, seconded by Hasty, to accept the Hendersonville Planning Commission Meeting Minutes of Tuesday, December 5, 2023. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. None abstained. Nay: None. Absent: Slatery. MOTION PASSED. (8-0-0) C. Consent Agenda MOTION by Coker, seconded by Altizer, to approve the consent agenda with the following project with all staff comments: (1) Bellsford Landing Phase 1 – Final Plat Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. None abstained. Absent: None. MOTION PASSED. (8-0-0) D. 23-111-001: Glen Oak Commons Retail – FDP Add-Use (Recreational Training School) MOTION by Coker, seconded by Hasty, to approve the Glen Oak Commons Retail – FDP Add- Use (Recreational Training School), with all staff comments as listed below. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. None abstained. Absent: Slatery. 2  HPC Agenda 01/02/2024 MOTION PASSED. (8-0-0) E. 23-108-001: TBN Music City – Preliminary Development Plan MOTION by Hardwick, seconded by Altizer, to approve the TBN Music City – Preliminary Development Plan, with all staff comments and listed findings of fact. Altizer, Hardwick, Hasty, and Silkwood voted aye. Nay: Coker, Evans, Longmire, and Martin. None abstained. Absent: Slatery. MOTION FAILED. (4-4-0) (TIE VOTE) F. 23-104-001 // 23-105-001: 110 Taylor Industrial Drive – FLUTP Amendment // Rezoning ( I > GC) MOTION by Hardwick, seconded by Altizer, to defer the 110 Taylor Industrial Drive – FLUTP Amendment and rezoning (I > GC) for 30 days and reopen the Public Hearing by request of the applicant. Altizer, Coker, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. Evans abstained. Absent: Slatery. MOTION PASSED. (7-0-1) G. 23-106-001: Center Point Liquors Wall Mural – Site Plan MOTION by Silkwood, seconded by Martin, to approve the Center Point Liquor Wall Mural – Site Plan, with all staff comments. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. None abstained. Absent: Slatery. MOTION PASSED. (8-0-0) H. Election of 2024 Officers MOTION by Hardwick, seconded by Evans, to the following: to elect Jeff Coker to serve as the Chairman for the 2024 Hendersonville Planning Commission; to elect Tim Altizer to serve as Vice-Chairman for the 2024 Hendersonville Planning Commission; 3  HPC Agenda 01/02/2024 to elect Vanessa Silkwood to serve as Secretary for the 2024 Hendersonville Planning Commission; and to elect Charles Hasty to serve as Vice-Secretary for the 2024 Hendersonville Planning Commission. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. None voted nay. None abstained. Absent: Slatery. MOTION PASSED. (8-0-0) I. Adjournment MOTION by Longmire, seconded by Altizer, to adjourn the Hendersonville Planning Commission Meeting at 8:27 PM. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. None voted nay. None abstained. Absent: Slatery. MOTION PASSED. (8-0-0) 4. PUBLIC HEARING Request by Glen Oak Investment, LLC, to amend the Glen Oak Commons Final Development Plan to add Recreational Training School to the List of Permitted Uses. The property is located at 102 Glen Oak Blvd., on the south side of Glen Oak Blvd., and on the west side of Old Shackle Island Road, as identified by Sumner County Tax Map 159A K 001.00. No one spoke. Public Hearing closed at 6:34 PM. Request by Greg Tidwell to rezone 32.3702 acres from Office, Planned Development/Suburban Living, Medium Density (O-PD/SR-1) to Office, Planned Development (O-PD) and Suburban Residential, Low Density (SR-1-PD), and to approve a Preliminary Development Plan called TBN Music City. The property is located south of East Main Street, as identified by Sumner County Tax Map Parcel 158A A 008.00, 009.00, 158 005.00, 158 005.00 004, 158 005.00 002, 158 006.00, 158A A 010.00, 158A A 011.00, 158A B 008.01, and 158A B 008.02. The public hearing opened at 6:34 PM. Kathy Weldzius spoke at the meeting. 4  HPC Agenda 01/02/2024 The public hearing closed at 6:37 PM. Request by Rob Cushman to rezone 1.85 acres from Industrial (I) 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 Westlake Industrial Flex to Westlake Community Retail. This property is located at 110 Taylor Industrial Drive, on the north side of West Main Street, and the west side of Maple Street, as identified on Sumner County Tax Map 160M A 022.00. No one spoke. Public Hearing was closed at 6:34 PM. 5. PUBLIC COMMENT (AGENDA ITEMS ONLY) No one spoke during the public comments. 6. MINUTES: MOTION by Altizer, seconded by Martin, to accept the Hendersonville Planning Commission Meeting Minutes of Tuesday, December 5, 2023. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. None abstained. Nay: None. Absent: Slatery. MOTION PASSED. (8-0-0) 7. CONSENT AGENDA 23-107-001: Bellsford Landing Phase 1 – Final Plat Owner: Cages Bend Development LLC Location: 2300 Cages Bend Road, Parcel 146 088.02 Lead Planning Staff: Grant Green MOTION by Coker, seconded by Altizer, to approve the consent agenda with the following project with all staff comments: (2) Bellsford Landing Phase 1 – Final Plat Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. None abstained. Absent: None. MOTION PASSED. (8-0-0) 5  HPC Agenda 01/02/2024 STAFF REPORT This is a final plat for Phase I of Bellsford Landing, which has 60 lots. Temporary cul-de- sacs/hammerheads with temporary dead-end signage will be used as a temporary phase transition as approved with the preliminary plat, and was defined during the construction plan review. Phase 1 includes a greenway trail, and the amenity area includes a mail kiosk, dog park, pavilion, and dedicated parking. STAFF COMMENTS – PLANNING DEPARTMENT: 1. Remove extra lines between front of building envelopes and PUDES on pages 1 and 2, and add addresses to pages 2 and 3 (See Markups). Submitted by Grant Green, AICP, Senior Planner (December 20, 2023) 6  HPC Agenda 01/02/2024 STAFF COMMENTS –PUBLIC WORKS: 1. No comment. Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (December 21, 2023) STAFF COMMENTS – FIRE DEPARTMENT: 1. No comment. Submitted by Chris Willyard, Deputy Fire Marshal (December 21, 2023) STAFF COMMENTS – UTILITY DISTRICT: 1. No comments. Submitted by David Brigance, HUD Construction Supervisor (December 21, 2023) 8. DEVELOPMENT PLANS: 23-111-001: Glen Oak Commons Retail – FDP Add Use (Recreational Training School) Owner: Glen Oak investments Location: 102 Glen Oak Blvd, Parcel 159A K 001.00 Lead Planning Staff: Sydny Simpson MOTION by Coker, seconded by Hasty, to approve the Glen Oak Commons Retail – FDP Add- Use (Recreational Training School), with all staff comments as listed below. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. None abstained. Absent: Slatery. MOTION PASSED. (8-0-0) 7  HPC Agenda 01/02/2024 STAFF REPORT Glen Oak Commons Retail Center is a General Commercial Planned Development established in 1997. It spans 12 acres. Parcel 1 includes the existing shopping centers and consists of 8 acres (See Figure 2). Parcel 2 has not yet been developed. The original Final Development Plan allowed the following uses on Parcel 1: ❖ General Retail Trade ❖ Professional Services – Medical ❖ Professional Services – Non-Medical ❖ Food Service 8  HPC Agenda 01/02/2024 The list of permitted uses was amended in August of 2007 to allow the following additional uses: ❖ Convenience Retail Sales and Service (Except Gas Station) ❖ Financial Consulting and Administrative Services ❖ General Business and Communication Services (Except vehicular equipment, rental services, and leasing services) ❖ General Personal Services (Except funeral and crematory service; Except Liquor Stores and Exterminating Services) In December of 2021, Place of Worship and Day Care Center (adult or child) were also added as uses to a portion of Parcel 1 identified as Lot 1A on the final plat. Figure 1: Current Final Development Plan The applicant, Southeastern Building Corporation, is requesting “Recreational Training School” as an additional permitted use for the portions of Parcel 1 shown in orange below. 9  HPC Agenda 01/02/2024 Figure 2: Areas in orange are proposed areas for the "Recreational Training School" 10  HPC Agenda 01/02/2024 Figure 3: Letter of Request STAFF COMMENTS – PLANNING DEPARTMENT: 1. Should the use be approved, amend the Final Development Plan to show the entirety of the FDP, including areas the “Recreational Training Facilities” use is allowed. Submitted by Sydny Simpson, Planner (December 21, 2023) STAFF COMMENTS – PUBLIC WORKS: 1. No Comment. Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (December 21, 2023) 11  HPC Agenda 01/02/2024 STAFF COMMENTS – FIRE DEPARTMENT: 1. No comment. Submitted by Chris Willyard, Deputy Fire Marshal (December 21, 2023) STAFF COMMENTS – UTILITY DISTRICT: 1. No comments. Submitted by David Brigance, HUD Construction Supervisor (December 21, 2023) 23-108-001: TBN Music City – Preliminary Development Plan Owner: TBN (Greg Tidwell – Smith Gee Studio) Location: 0 Music Village Blvd, Parcel 158A A 008.00/009.00/ 158 005.00/ 158 005.00 004/ 158 005.00 002/ 158 006.00/ 158A A 010.00/ 158A A 011.00/ 158A B 008.01/ 158A B 008.02 Lead Planning Staff: Timothy Whitten MOTION by Hardwick, seconded by Altizer, to approve the TBN Music City – Preliminary Development Plan, with all staff comments and listed findings of fact. Altizer, Hardwick, Hasty, and Silkwood voted aye. Nay: Coker, Evans, Longmire, and Martin. None abstained. Absent: Slatery. MOTION FAILED. (4-4-0) STAFF REPORT Trinity Broadcast Network (TBN) is applying for a Preliminary Development Plan for their existing campus on East Main Street. Future Land Use Plan 12  HPC Agenda 01/02/2024 The Hendersonville General Framework Plan shows the bulk of the TBN campus area as Suburban Center. Office zoning coincides with the Suburban Center character area. A small 0.6 acre lot located along and south of Music Village Boulevard is Suburban Living. Senior housing facilities (i.e. independent living facilities) are compatible with this character area. The proposed zoning is consistent with the existing future land use plan. Existing and Proposed Zoning The bulk of the campus is currently zoned Office Planned Development (O-PD). A vacant 1.6 acre parcel located adjacent to Affirmed Drive and Bluegrass Baptist Church is zoned Single Family Residential (SR-1), as is a 0.6 acre lot south of Music Village Boulevard. 13  HPC Agenda 01/02/2024 14  HPC Agenda 01/02/2024 The campus currently houses the Huckabee Theatre, support broadcast studios and offices, a 6-unit residential complex, and the old Conway Twitty house. TBN also owns the old Aaron Academy lot. It is currently zoned O-PD, and is being incorporated into the overall campus with the new proposed plan. The O-PD zoning district is proposed to stay O-PD under the new plan, but proposes a new concept plan. It also proposes some new uses that are not currently allowed per the current TBN/Twitty City/Music City Village master plan. Those uses are Independent Living Facility and Assisted Living Facility. Both of these uses are allowable in the base Office district as conditional uses. Because of the Planned Development overlay, conditional uses can be shown as allowed uses if so approved by the Planning Commission. The existing SR-1 lots are proposed to remain SR-1, but adds the Planned Development overlay. The 1.6 acre SR-1 lot is proposed as open space, and contains support stormwater facilities for the overall development. The 0.6 acre SR-1 lot is proposed for a recreation area to support the independent living facilities. The only allowed use on these 2 lots is listed as “Open Space” on page 3. An open space designation means that no type of development, other than the recreation area and stormwater facilities (detention pond) shown on the plan, could be developed on those lots without first obtaining a plan amendment from the Planning Commission and the Board of Mayor and Aldermen. The proposed plan would eliminate all the existing structures except for the Huckabee Theatre, the barn, and portions of the brick wall surrounding the Twitty house. In their place are proposed the following: • An 80 unit assisted living facility (50 units for assisted living, 22 for memory care) • A 96 unit independent living facility (48 villas) • Club house, pool, chapel, community building and open space to support the assisted living and independent living units • 2 office buildings • An expansion of the Huckabee Theatre Independent Living Facilities are allowed a maximum density of 15 units per acre per the zoning ordinance. The proposed independent living has 16.2 acres associated with it, which could potentially yield up to 243 units. TBN is not requesting the full density, but is instead proposing 96 units (48 total villa units), which works out to 5.9 units per acre. Assisted Living Facilities are allowed a maximum of 20 units per acre per the zoning ordinance. The proposed assisted living has 5.69 acres associated with it, which could potentially yield up to 113 units. TBN is not requesting the full density, but is instead proposing 80 units, which works out to 14 units per acre. Building heights are proposed to be 1 story for the independent living units, the chapel, club house and community common area. The assisted living and office buildings are proposed to 15  HPC Agenda 01/02/2024 be up to three stories (the chart on page 5 indicates two stories, but the applicant is requesting that be increased to three in case they end up needing the additional height). Page 3 of the submittal shows the currently allowed uses on the left side of the dashed vertical line. Proposed uses are shown on the right side of the dashed vertical line. All of the uses shown on the left side of the line would go away and be replaced with the uses on the right side of the line, if the PDP is approved, except that one use, “Music Showcase” is being brought forward from the old list into the new list as a grandfathered use. This would apply to the Huckabee Theatre. This use is not ordinarily a permitted use in an Office base zone, but because it is an existing, legal, non-conforming use, it can be accepted by the Planning Commission as a grandfathered use. Page 13 shows the landscape buffers that are proposed next to adjacent SR-1 zoning. The buffers will be along Caudill Dr, Affirmed Dr., and adjacent to Bluegrass Baptist Church. The proposed buffer widths meet or exceed the minimum width of 10 feet required by the zoning ordinance. Pages 14 – 16 show buildings representative of the type and quality proposed for this development. ESTIMATED NEXT STEPS IN THIS PRELIMINARY DEVELOPMENT PLAN APPROVAL PROCESS: 1. BOMA General Committee Meeting (January 9, 2024 estimated) 2. BOMA Regular Meeting – 1st Reading (January 23, 2024 estimated). 3. BOMA Regular Meeting – 2nd Reading (February 27, 2024, estimated). STAFF COMMENTS – PLANNING DEPARTMENT: 1. If this project is approved, the actual proposed densities for Assisted Living and Independent Living will need to be reflected in the chart on page 5 (i.e. actual proposed density for Assisted Living is 14 units/ac; for Independent Living it is 5.9 units/ac.) 2. Note on page 3 ("All previously allowed uses are anulled and replaced by the proposed list, except for Music Showcase, which is being brought forward into the new PD as a grandfathered use for the existing theatre (Huckabee Theatre") should be shown at the end of the O-PD use listing, so that it is clear that Music Showcase could not be expanded into the SR-1 PD property. 3. On page 3, "General Business & Communication Services" is terminology from the old zoning ordinance. It should instead be listed as "General Business Service." 4. On page 3, remove "Restaurant Quick Service (limited to coffee shop)" from use listing. This use is not permitted within the Office base zone. 5. Some of the existing trees along Caudill Dr. may be required to be limbed up and pruned to improve access for emergency vehicles. 16  HPC Agenda 01/02/2024 6. Please note that Office planned developments are expected to go above and beyond the City's minimum building design standards, especially in increased percentages of brick and stone. Some of the representative buildings shown on pages 14-16 show large percentages of materials that are typically more limited in office applications, such as fiber cement board. The use of these materials will be further evaluated at the FDP and site plan stages. 7. Please note that required parking ratios for Independent Living and Assisted Living will be increasing when the amended Zoning Ordinance is adopted and goes into effect in early 2024. This development will be expected to meet those new minimum parking requirements. 8. Please note on the plan that the following uses: Restaurant Full Service and Carryout; Retail Goods Establishment; and Print Shop are allowed only subject to the following conditions as stated in Table 5 of the zoning ordinance: • Retail, Printing and Restaurant (except drive-through) uses are permitted within the O district within office buildings and in separate buildings within office parks provided the total area of such uses does not exceed 15% of the total constructed and occupied area within the office building or park. Restaurant Full Service and Carryout is subject to this additional restriction: • Closed between 10pm and 6am. 9. The Planning Commission shall determine if the planned development is or is not in the public interest based on the following: A. Is the site or zoning lot upon which the planned development is to be located adaptable to the unified development proposed? B. Will the proposed planned development be detrimental to or endanger the public health, safety, comfort, or general welfare of any portion of the community? C. Will the proposed planned development be injurious to the use and enjoyment of other property in the vicinity for the purposes already permitted? D. Will the proposed planned development diminish or impair property values within the neighborhood? E. Will the proposed planned development impede the normal and orderly development and improvement of surrounding property for uses permitted in the zoning district? F. Is there provision for adequate utilities, drainage, off street parking and loading, pedestrian access and all other necessary facilities? G. Is there provision for adequate vehicular ingress and egress designed to minimize traffic congestion upon public streets? H. Are the location and arrangement of structures, parking areas, walks, lighting and appurtenant facilities, compatible with the surrounding neighborhood and adjacent land uses? I. Is there suitable landscaping for the portions of the proposed planned development which are not to be used for structures, parking and loading areas, or access ways? J. Is the planned development, in the specific location proposed consistent with the spirit and intent of this Ordinance and the Land Use and Transportation Plan? 17  HPC Agenda 01/02/2024 10. The Planning Commission in its review and recommendation and the Board of Mayor and Aldermen in its deliberations shall make specific findings with regard to the following grounds for a Zoning Map amendment: A. The amendment is in agreement with the Land Use Plan. B. There will be no significant 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 required, and subsequently, the Zoning Map. Submitted by Timothy Whitten, RLA, AICP, Assistant Planning Director (December 21, 2023) STAFF COMMENTS –PUBLIC WORKS: 1. Obtain a Concept Approval Letter from TDOT for the accesses on Main St. The Concept Approval Letter will be a condition of approval for the FDP. 2. Per Subdivision Regulations Section 3.2.6.4 the minimum spacing between intersection and driveway on Main St. is 335'. Please remove this access and revise the Traffic Impact Study, including recommendations, accordingly. 3. All recommendations made in the Traffic Impact Study shall be shown on the PDP, FDP, and Site Plan. Traffic Impact Study 1. Driveway 2 shall be removed per comment on the PDP. Please revise the traffic analysis accordingly. 2. The proposed development on the other side of Caudill Dr., Scooters' Coffee, will construct a right turn lane at the intersection of Caudill and Main St. Please revise the analysis accordingly. Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (December 21, 2023) STAFF COMMENTS – FIRE DEPARTMENT: 18  HPC Agenda 01/02/2024 1. Hendersonville Subdivision Regulations 3.7.2.1 – For commercial districts or commercial subdivisions, there shall be one (1) or more hydrants at each street intersection depending on the required fire flow, with intermediate hydrants so that they are not over three hundred (300) feet apart. 2. Hendersonville Subdivision Regulations 3.7.2.1 – Fire hydrants shall be supplied by not less than a six (6) inch diameter main installed on a looped system, or not less than an eight (8) inch diameter main if the system is not looped, or the fire hydrants is installed on a dead-end main exceeding three hundred (300) feet in length. 3. NFPA 2016 6.4.5.4 - Fire department connections shall be located not more than 100 ft (30.5 m) from the nearest Fire hydrant connected to an approved water supply. 4. IFC 2018 D105.3 - Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. 5. IFC 2018 D105.1 - Where required: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eaves of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. 6. IFC 2018 912.2.1 - Provide Sprinkler system FDC on street (address) side of building. Submitted by Chris Willyard, Deputy Fire Marshal (December 21, 2023) STAFF COMMENTS – UTILITY DISTRICT: 1. Need to send detailed plans to HUD along with the review fee for approval. They will also need TDEC approval once HUD approves. Submitted by David Brigance, HUD Construction Supervisor (December 21, 2023) 9. REZONING 23-104-001: 110 Taylor Industrial Drive – FLUTP Amendment 19  HPC Agenda 01/02/2024 Character Area Change from Westlake Industrial Flex to Westlake Community Retail Lead Planning Staff: Sydny Simpson 23-105-001: 110 Taylor Industrial Drive – Rezoning (I > GC) Owner: 110 Taylor Industrial LLC Location: 110 Taylor Industrial Drive, Parcel 160M A 022.00 Lead Planning Staff: Sydny Simpson MOTION by Hardwick, seconded by Altizer, to defer the 110 Taylor Industrial Drive – FLUTP Amendment and rezoning (I > GC) for 30 days and reopen the Public Hearing by request of the applicant. Altizer, Coker, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. Evans abstained. Absent: Slatery. MOTION PASSED. (7-0-1) STAFF REPORT Future Land Use and Transportation Plan Amendment from Industrial Flex to Community Retail: 20  HPC Agenda 01/02/2024 Figure 4: Area maps 110 Taylor Industrial Boulevard is a parcel included in the recently approved Westlake Future Land Use and Transportation Plan. It is located within the Dockside District and designated Industrial Flex – (Industrial Space with Office Space), which is intended to include industrial uses and flex office space for health care, financial and other services and back-office functions. The owners, Rob Cushman and Joshua Mattice, are requesting to amend the Land Use Plan for this lot to Community Retail which aligns more closely with General Commercial Zoning. The Community Retail character area is intended for pedestrian-oriented commercial and retail through redevelopment, parcel consolidation and intensification of low intensity retail centers. (See intended use chart on page 2). Mr. Cushman would like to change the land use to allow the potential for personal service establishments (not allowed in the Industrial Flex character area or in the Industrial Zoning District) and medical offices (not allowed in the Industrial Zoning District), asserting the low eight-foot ceilings, and building configuration is not conducive to typical warehouse type industrial users. 21  HPC Agenda 01/02/2024 Figure 5: Westlake Character Areas Figure 6: Westlake Intended Use Chart 22  HPC Agenda 01/02/2024 Rezoning from Industrial to Commercial: The subject property is currently split zoned. The 1.5 acres which includes the building is zoned Industrial (I), and the remaining .3 acres with mostly parking lot is General Commercial. (GC). The property to the east is Industrial. The properties to the south and west are General Commercial. This property abuts CSX railroad to the north, with primarily Industrial zoning on the north side of the railroad. Figures 7 & 5: Current Zoning Map 110 Taylor Industrial The property is not large enough to request a Planned Development overlay to limit the uses. Should the rezoning be approved, all permitted General Commercial uses will be allowed. Those uses include: Assisted Living Facility Indoor Recreation Facility Financial Institution High Impact Fac -C Independent Living Facility Live Entertainment Funeral Home Media Prdctn - C Nursing Home Marina (C) Genera l Business Services Rado/TV Tower-C Educational Facility – Primary/Secondary {C} Outdoor Entertainment Facility {C} Helistop (C) Recycle Center -C Educational Facility – College/University Outdoor Recreation Facility Hospital Vacation Rental Educational Facility & Offices Racetracks {C) Hotel/Motel Telecom Tower - C Public Safety Facility Recreational Training School Kennel Public Works Facility & Utility Social Club or Lodge Medical/Dental Clinic 23  HPC Agenda 01/02/2024 Place of Worship Call Center Me dical/Dental Lab Art Gallery Office Medical Rehab, Residential Cultural Facility Brewery Tap Room Meetin g/Event Center Health/Fitness Center Motor Vehicle Dealership Motor Vehicle Rental Indoor Entertainment Facility Retail Goods Establishment Motor Vehicle Service Station/Fuel Animal Hospital Banquet Hall Parking Lot Car Wash Caterer Parking Structure Day Care Center Equipment Repair Payday L oan (C) Motor Vehicle Service & Repair, Major (C) Personal Services Establishment Printing Shop Motor Vehicle Service & Repair, Minor Research and Development Facility Restaurant (All) Taxidermy Utility, Private Contractor Office & Storage Yard Food Service Contractor (C) Heavy Retail/Rental/Service Motor Vehicle Oper. Facility Reupholstery/Custom Home Textiles Self Storage (C) Welding Shop (C) Concrete or Asphalt Plant {C} Manufacturing, Light {C} Sign Manufacturing Trucking Company/Terminal {C} Warehouse/Distribution {C} Data Center The surrounding businesses include: East: Paws and Claws. South: American Armor Coatings, Deck’s Garage, Pat Bowles Body Shop, Impressive Printing. Southwest: The property abuts CSX railroad to the north. The applicant is hoping the 27,000 square foot building can be used for start-up small businesses such as massage therapy, physical therapy, acupuncture, cosmetology, and so forth, and is requesting the Land Use Change and Rezoning to accommodate those businesses. 24  HPC Agenda 01/02/2024 STAFF COMMENTS – PLANNING DEPARTMENT: 1. No comments. Submitted by Sydny Simpson, Planner (December 21, 2023) STAFF COMMENTS –PUBLIC WORKS: 1. No Comments. Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (December 21, 2023) STAFF COMMENTS – FIRE DEPARTMENT: 1. No Comments. Submitted by Chris Willyard, Deputy Fire Marshal (December 21, 2023) STAFF COMMENTS – UTILITY DISTRICT: 1. No comments. Submitted by David Brigance, HUD Construction Supervisor (December 21, 2023) 25  HPC Agenda 01/02/2024 10. SITE PLANS: 23-106-001: Center Point Liquors Wall Mural – Site Plan Owner: Lynda Shaw Location: 1191 West Main Street, Parcel 161L A 002.00 Lead Planning Staff: Grant Green MOTION by Silkwood, seconded by Martin, to approve the Center Point Liquor Wall Mural – Site Plan, with all staff comments. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. Nay: None. None abstained. Absent: Slatery. MOTION PASSED. (8-0-0) STAFF REPORT 26  HPC Agenda 01/02/2024 Center Point Liquors has submitted an application for a mural for Center Point Liquors at 1191 West Main, at the intersection of South Center Point Road. A drawing of the mural is shown below, as well as a streetview picture and correspondence with the applicant. The applicant also provided reasoning on the specific criteria regarding murals in design standards that are part of 13.10.1 in the City of Hendersonville Zoning Ordinance. The criteria in the ordinance is what the Planning Commission should use to review standards for approval. 27  HPC Agenda 01/02/2024 28  HPC Agenda 01/02/2024 29  HPC Agenda 01/02/2024 30  HPC Agenda 01/02/2024 STAFF COMMENTS – PLANNING DEPARTMENT: 1. Approved upon HPC approval. No resubmittal needed. Submitted by Grant Green, AICP, Senior Planner (December 21, 2023) STAFF COMMENTS –PUBLIC WORKS: 1. No comments. Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (December 21, 2023) STAFF COMMENTS – FIRE DEPARTMENT: 1. No comments. Submitted by Chris Willyard, Deputy Fire Marshal (December 21, 2023) STAFF COMMENTS – UTILITY DISTRICT: 1. No comments. Submitted by David Brigance, HUD Construction Supervisor (December 21, 2023) 11. OTHER: Election of Officers 31  HPC Agenda 01/02/2024 MOTION by Hardwick, seconded by Evans, to the following: to elect Jeff Coker to serve as the Chairman for the 2024 Hendersonville Planning Commission; to elect Tim Altizer to serve as Vice-Chairman for the 2024 Hendersonville Planning Commission; to elect Vanessa Silkwood to serve as Secretary for the 2024 Hendersonville Planning Commission; and to elect Charles Hasty to serve as Vice-Secretary for the 2024 Hendersonville Planning Commission. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, and Silkwood voted aye. None voted nay. None abstained. Absent: Slatery. MOTION PASSED. (8-0-0) Elected Officers for 2024: Chairman – Jeff Coker Vice-Chairman – Tim Altizer Secretary – Vanessa Silkwood Vice – Secretary – Charles Hasty 12. STAFF-LEVEL PROJECTS, APPROVED: The Hendersonville Planning Commission acknowledged staff’s approval of the following projects. No action was taken. 23-047-001: Durham Phase 1 Section 1 Revision 1 (Avant Rd) – Final Plat 23-102-001: Indian Lake Center Phase 3A (0 Maple Drive N) – FDP Amendment 23-092-001: William Ferguson Section 3 (318 Rockland Road) – Final Plat 13. STAFF-LEVEL PROJECTS, PENDING: 23-094-001: Bluegrass Landing Lot 1 Resub (520 East Main St) – Final Plat / A 10/13 23-103-001: Broken Paddle Outfitters Outbuilding (167 E Main St) – Site Plan / A 11/17 32  HPC Agenda 01/02/2024 23-112-001: Glen Oak Dumpster Enclosure (105 Glen Oak) – Site Plan / A 12/18 23-101-001: Rancho Cantina Exterior Color Change (624 W Main St) – Site Plan / A 10/30 23-088-001: Verizon Small Cell (203B N Anderson Ln) – Site Plan / A 10/13 23-089-001: Verizon Small Cell (215A Indian Lake Blvd) – Site Plan / A 10/13 13. PLANNING DIRECTOR COMMENTS: 2023 Year-End Report: The Hendersonville Planning Commission and Planning Department have reviewed a variety of projects this year. Below is a summarized list of HPC and Staff Level projects that were submitted and reviewed in 2023. A more detailed list is attached to this report. Project Type Number Reviewed Preliminary Plat 8 Final Plats 22 PDP/PDP Amendments 0 FDP/FDP Amendments 6 CDP 2 Site Plans 63 Rezonings 1 These numbers can be further divided into 40 HPC and 61 Staff Level projects, for a total of 101 items. This is a 6.5% decrease from 2022 totals, but we had a record number of Site Plans submitted and reviewed in the last 16 years. 33