Hendersonville Planning Commission

HPC Minutes 08/06/2024 HENDERSONVILLE PLANNING COMMISSION MINUTES Main Meeting Room Tuesday, August 6, 2024 6:30 PM Chairman Jeff Coker called the meeting to order at 6:33 PM in the City Hall Main Meeting Room, 101 Maple Drive North, Hendersonville, TN. 1. OPENING PRAYER (Youtube Link) Commissioner Slatery led the opening prayer. 2. ROLL CALL (Youtube Link) Present: Jeff Coker, John Evans, Barry Hardwick, Charles Hasty, Beth Longmire, Michael Martin, Vanessa Silkwood, and Wendy Slatery. Absent: None Also Present: Keith Free, Planning Director; Grant Green, Senior Planner; Trey Lavender, Assistant City Engineer; Chris Willyard, Deputy Fire Marshall; and Caitlin Shinn, Planner. BRIEF ACTION SUMMARY A. Acceptance of Agenda (Youtube Link) MOTION by Martin, seconded by Slatery, to accept the Hendersonville Planning Commission Meeting Agenda of Tuesday, August 6, 2024. 1  HPC Minutes 08/06/2024 Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, Silkwood, and Slatery voted aye. Nay: None. Absent: None. MOTION PASSED. (9-0-0) B. Minutes (Youtube Link) MOTION by Altizer, seconded by Silkwood, to accept the Hendersonville Planning Commission Meeting Minutes of Tuesday, July 2, 2024. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, Silkwood, and Slatery voted aye. None abstained. Nay: None. Absent: None. MOTION PASSED. (9-0-0) C. 24-058-001: Falcon Ridge – FDP Amendment (Youtube Link) MOTION by Coker, seconded by Altizer, to approve the Falcon Ridge FDP Amendment with condition developer pay $1000 per home for paving of the Rugby Field parking lot and with all staff comments. Longmire voted aye. Nay: Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, Silkwood, and Slatery. None abstained. Absent: None. MOTION FAILED. (1-8-0) D. Adjournment (Youtube Link) MOTION by Altizer, seconded by Slatery, to adjourn the Hendersonville Planning Commission Meeting at 8:16 PM. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Silkwood, and Slatery voted aye. None voted nay. None abstained. Absent: None. MOTION PASSED. (9-0-0) 2  HPC Minutes 08/06/2024 3. PUBLIC HEARING (Youtube Link) Request by AMH TN Development LLC to amend the Falcon Ridge Final Development Plan in order to reduce average size of lots and increase open space without increasing overall currently approved number of lots/homes. The property is located at 800 New Shackle Island Rd, on the east side of New Shackle Island Rd, and on the south side of Old Drakes Creek Road, as identified by Sumner County Tax Map 138 038.04 and 138 041.00. Public Hearing opened at 6:35 PM. Tom Jones, John Baites, Sarah Ezell, Jim Waters, Bill Taylor, Eddie Roberson, John Ezell, Anne Ezell Ford, Ken Duke, and Cody Rothwell spoke during the Public Hearing. Public Hearing was closed at 7:08 PM. 4. PUBLIC COMMENT (AGENDA ITEMS ONLY) (Youtube Link) No one spoke during the public comments. 5. ACCEPTANCE OF AGENDA (Youtube Link) MOTION by Martin, seconded by Slatery, to accept the Hendersonville Planning Commission Meeting Agenda of Tuesday, August 6, 2024. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, Silkwood, and Slatery voted aye. Nay: None. Absent: None. MOTION PASSED. (9-0-0) 6. MINUTES: (Youtube Link) MOTION by Altizer, seconded by Silkwood, to accept the Hendersonville Planning Commission Meeting Minutes of Tuesday, July 2, 2024. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, Silkwood, and Slatery voted aye. None abstained. Nay: None. Absent: None. MOTION PASSED. (9-0-0) 3  HPC Minutes 08/06/2024 7. DEVELOPMENT PLANS (Youtube Link) 24-058-001: Falcon Ridge – FDP Amendment Owner: AMH TN Development LLC Location: 800 New Shackle Island Rd, Parcel 138 038.04, 138 041.00 Lead Planning Staff: Grant Green MOTION by Coker, seconded by Altizer, to approve the Falcon Ridge FDP Amendment with condition developer pay $1000 per home for paving of the Rugby Field parking lot and with all staff comments. Longmire voted aye. Nay: Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, Silkwood, and Slatery. None abstained. Absent: None. MOTION FAILED. (1-8-0) 4  HPC Minutes 08/06/2024 STAFF REPORT Project History Falcon Ridge was originally approved with a preliminary development plan for 88 lots in 2006, and at the time was called Drake’s Manor. The PDP for Drake’s Manor was further revised in January 2007 with 96 lots, and a minimum lot size of 12,000 square feet. This plan included 13.05 acres of open space. It was approved with renderings having 90-100% brick homes with a minimum of 2,200-2,500 square feet. In May 2014, a new PDP renamed as Falcon Ridge was approved, which with the FDP is the basis for the current plan. This included detail for the lot widths, which were 50’, 65’, 90’, and 125’. This plan also included updated renderings for each lot width. The Final Development Plan for Falcon Ridge was approved in June of 2014. August 2024 Submittal – Comparison with Existing Final Development Plan The applicant, American Homes for Rent, has submitted a request to amend the final development plan for Falcon Ridge, a 103-unit development located at the edge of the northern city limits of Hendersonville on New Shackle Road. Generally, the request includes keeping the same number of lots (103), reducing the lot sizes, increasing the open space, and eliminating direct access for all 6 homes on New Shackle Road and preserving more of the hillside. Currently, Falcon Ridge has six (6) 125’ wide lots (located on New Shackle Road), thirty-two (32) 90’ lots, forty-two (42) 60’ wide lots, and twenty-three (23) 50’ wide lots. The submitted FDP Amendment includes that to be amended to twenty-seven (27) 60’ wide lots, and seventy-six (76) 50’ wide lots. With the amendment, the minimum lot size would decrease from 6,490 square feet to 6,000 square feet, with 36 of the 103 lots being between 6,000 and 6,250 square feet. Open space would be increased from 16.42 acres to 29.21 acres, for a gain of 12.79 acres, much of which borders adjacent properties that currently borders lot lines. 5  HPC Minutes 08/06/2024 2014 Falcon Ridge FDP (Top) and Proposed FDP Amendment (Bottom) 6  HPC Minutes 08/06/2024 7  HPC Minutes 08/06/2024 The current Falcon Ridge development plan also requires 60% of the homes to have side loaded garages, recessed a minimum of 10’ from the front façade of the houses. Alley loaded lots are required to have rear loading garages. Front facing garages are required to comprise no more than 50% of the front façade. The applicant has requested that the side load garage requirement be removed as part of this amendment, as the lot widths are too small to accommodate side load garage driveways. There are no alleys with the proposed plan change, and no rear loading garages. Minimums for home sizes with the current plan requires 50-60’ lots to be a minimum of 1,200 square feet for one story, and 1,800 square feet for two stories. 90-125’ lots are required to have a minimum of 1,800 square feet for one story, and 2,400 square feet for two stories. 8  HPC Minutes 08/06/2024 Falcon Ridge FDP Proposed Falcon Ridge (approved 5/22/14) FDP (new) Number of Lots 103 103 Minimum Lot Size 6,490 6,000 125' Width Lots 6 0 90' Width Lots 32 0 60' Width Lots 42 27 50' Width Lots 23 76 Open Space 16.42 29.21 Side Loaded Garages 60% 0% Lots w Driveways on New Shackle Rd. 6 0 Alleys with Rear Load Garages Yes No 50' - 60' Lot Min. House Size (1 story) 1,200 1,900 50' - 60' Lot Min. House Size (2 story) 1,800 1,900 95' - 120' Lot Min. House Size (1 story) 1,800 None 95' - 120' Lot Min. House Size (2 story) 2,400 None 60% of homes 75% 60% of homes 75% Exterior Materials Used stone/brick/hardie* stone/brick/hardie* Playground equip., less Amenities Playground equip., trail trail 9  HPC Minutes 08/06/2024 2014 Falcon Ridge 50’ and 60’ Wide Lots B&W Renderings (Top Left) 2014 Falcon Ridge 90’ and 125’ Wide Lots B&W Renderings (Bottom Left) Currently Proposed Falcon Ridge Amendment Renderings (Top/Middle Right) 10  HPC Minutes 08/06/2024 STAFF COMMENTS – PLANNING DEPARTMENT: 1. Architectural note #4/#5 should not define masonry as different than brick or stone, which apparently was allowed in 2014. The city defines cementious board/hardie separately. The Jefferson plan submitted appears to be 100% hardie with a brick foundation, and do not appear to meet the 25% brick/stone minimum. Vinyl usage is limited by the zoning ordinance and all materials to be used should be clearly identified. This should be provided prior to the August 6th Planning Commission meeting. 2. Staff would recommend that with the proposed change, given that we will need better clarification with our current design requirements, that a minimum of 50% of the homes are 100% brick/stone, 50% of the homes may use 100% hardie/cementious board, use all brick foundations, prohibit the usage of stucco, and only allow vinyl for trim and soffit. 3. Is there any possibility to connect the walking trails across the Avant city park property near Durham Farms or to increase amenities offered? The walking trail has been shortened/narrowed from the current approved plan. Would the developer consider something like this to offset this change? Show fencing/landscaping at the walkway stubouts to adjacent properties that would exist until future connect from those properties. 4. Show any tree masses to remain in the open space – but ensure if they are marked, that they will be undisturbed in the construction plans. 5. Would applicant add raised medians in the proposed striped areas for safety on New Shackle Road? 6. Provide easements for future connections to the south, to be recorded at final plat. 11  HPC Minutes 08/06/2024 7. Show the location of the improved driveway at 828 New Shackle Island Rd as well as detail previous agreement with property owner (the Jones). Submitted by Grant Green, AICP, Senior Planner (August 1, 2024) STAFF COMMENTS –PUBLIC WORKS: 1. See Markups. 2. Please show in an exhibit or on this plan how the cul de sac will be altered to connect to future a future development. 3. Proposed turn lanes, travel lanes, and medians shall be 12' wide to be consistent with the Transportation plan. Please provide a ROW width measuring 48' from the New Shackle Island Rd. centerline along the NSIR frontage. Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (August 1, 2024) STAFF COMMENTS – FIRE DEPARTMENT: 1. No comments. Submitted by Chris Willyard, Deputy Fire Marshal (August 1, 2024) STAFF COMMENTS – UTILITY DISTRICT: 1. WHUD Water & Sewer Submitted by David Brigance, HUD Construction Supervisor (August 1, 2024) 8. STAFF-LEVEL PROJECTS, APPROVED: (Youtube Link) The Hendersonville Planning Commission acknowledged staff’s approval of the following projects. No action was taken. 12  HPC Minutes 08/06/2024 24-045-001: Hendersonville High School Dugout Improvements (131 Conway Twitty – Field 3) – Site Plan 24-046-001: Saundersville Industrial Park Lot 41 Resub (104 Jessica Lauren Ct) – Final Plat 24-048-001: State Farm 361 West Main Exterior Color Change (361 W Main St) – Site Plan 9. STAFF-LEVEL PROJECTS, PENDING: (Youtube Link) 24-049-001: 1041 Avondale Parking Lot (1041 Avondale Rd) – Site Plan / A 6/28 24-054-001: Alexander Commercial (281 East Main St) – Site Plan / A 6/28 23-103-001: Broken Paddle Outfitters Outbuilding (167 E Main St) – Site Plan / A 4/12 24-053-001: Music City Studios Molly Walton (157 Molly Walton Dr) – CDP Amendment / A 08/02 24-034-001: Verizon Small Cell (203B N. Anderson Ln) – Site Plan / A 5/2 24-035-001: Verizon Small Cell (215A Indian Lake Blvd) – Site Plan / A 5/2 13. PLANNING DIRECTOR COMMENTS: (Youtube Link) Director Free announced the open Planner position had been filled by Caitlin Shinn after a national search. Director Free advised we are searching to backill the Assistant Planner position. 13  HPC Minutes 08/06/2024 14. ADJOURNMENT (Youtube Link) MOTION by Slatery, seconded by Martin, to adjourn the Hendersonville Planning Commission Meeting at 8:16 PM. Altizer, Coker, Evans, Hardwick, Hasty, Longmire, Martin, Silkwood, and Slatery voted aye. None voted nay. None abstained. Absent: None. MOTION PASSED. (9-0-0) VANESSA SILKWOOD, Secretary JEFF COKER, Chairman KEITH L. FREE, MPA, AICP, Planning Director 14