Hendersonville Planning Commission

HPC Minutes 10/01/2024 HENDERSONVILLE PLANNING COMMISSION MINUTES Main Meeting Room Tuesday, October 1, 2024 6:30 PM Chairman Jeff Coker called the meeting to order at 6:30 PM in the City Hall Main Meeting Room, 101 Maple Drive North, Hendersonville, TN. 1. OPENING PRAYER (Youtube Link) Commissioner Silkwood led the opening prayer. 2. ROLL CALL (Youtube Link) Present: Jeff Coker, Tim Altizer,John Evans, Barry Hardwick, Charles Hasty, Beth Longmire, and Vanessa Silkwood. Absent: Michael Martin, Wendy Slatery. Also Present: Keith Free, Planning Director; Timothy Whitten, Assistant Planning Director; Grant Green, Senior Planner; Caitlin Shinn, Planner; Stephen Winzenread, Assistant Public Works Director/City Engineer; Chris Willyard, Deputy Fire Marshall; and Zacc Jackson, Assistant Planner. BRIEF ACTION SUMMARY A. Acceptance of Agenda (Youtube Link) MOTION by Silkwood, seconded by Longmire, to accept the Hendersonville Planning Commission Meeting Agenda of Tuesday, October 1, 2024. 1  HPC Minutes 10/01/2024 Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) B. Minutes (Youtube Link) MOTION by Altizer, seconded by Hasty, to accept the Hendersonville Planning Commission Meeting Minutes of Tuesday, September 3, 2024. Altizer, Evans, Hardwick, Hasty, Silkwood, and Coker voted aye. Longmire abstained. Nay: None. Absent: Martin, Slatery. MOTION PASSED. (6-1-0) C. 24-076-001: Heritage Park – Concept Plan (Youtube Link) MOTION by Coker, seconded by Altizer, to approve the Heritage Park Concept Plan with all staff comments. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. None abstained. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) D. 24-068-001: Futbol5 – CDP Amendment (Youtube Link) MOTION by Coker, seconded by Hardwick, to approve the Futbol5 CDP Amendment with all staff comments. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: Evans. None abstained. Absent: Martin, Slatery. MOTION PASSED. (6-1-0) E. 24-062-001: JLR Caldwell– PDP (Youtube Link) MOTION by Coker, seconded by Altizer, to defer per applicant the JLR Caldwell Dr – PDP with public hearing to remain open. Altizer, Evans, Hasty, Longmire, and Coker voted aye. Nay: Hardwick, Silkwood. None abstained. Absent: Martin, Slatery. MOTION PASSED. (5-2-0) 2  HPC Minutes 10/01/2024 F. 24-073-001: Norman Creek Phase 3 – FDP (Youtube Link) MOTION by Coker, seconded by Hasty, to approve the Norman Creek Phase 3 FDP with all staff comments. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. None abstained. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) G. 24-077-001: Sumner County Health Department @ Hendersonville – Site Plan (Youtube Link) MOTION by Hasty, seconded by Altizer, to approve the Sumner County Health Department at Hendersonville with all staff comments. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. None abstained. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) H. Resolutions: Street Acceptance (Youtube Link) MOTION by Altizer, seconded by Hasty, to group and approve the following: (1) Resolution 2024-07: A resolution recommending acceptance of the completed streets in Durham Farms, Phase 2, Section 27, Hendersonville, Sumner County, Tennessee. (2) Resolution 2024-08: A resolution recommending acceptance of the completed streets in Durham Farms, Phase 3, Section 30 and 32, Hendersonville, Sumner County, Tennessee. (3) Resolution 2024-09: A resolution recommending acceptance of the completed streets in Durham Farms, Phase 4, Section 35A, Hendersonville, Sumner County, Tennessee. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. None abstained. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) I. Adjournment (Youtube Link) MOTION by Altizer, seconded by Silkwood, to adjourn the Hendersonville Planning Commission Meeting at 8:02 PM. 3  HPC Minutes 10/01/2024 Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. None voted nay. None abstained. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) 3. PUBLIC HEARING (Youtube Link) Request by Futbol5 Investment Group to amend the Comprehensive Development Plan in order to request a reduction in parking. The property is located at 240 Innovation Way, on the east side of New Shackle Island Rd, and on the north side of West Main Street, as identified by Sumner County Tax Map 160M A 005.02. Public Hearing opened and closed at 6:31 PM as no one signed up to speak. Request by JLR Property Holdings, LLC. to rezone 74.9 acres from Estate Residential (ER) to Suburban Residential, Low Density, Planned Development (SR-1 PD) and to approve a Preliminary Development Plan called JLR Caldwell Drive. The property is located south of Caldwell Drive, as identified by Sumner County Tax Map Parcel 161 065.00. Public Hearing opened and closed at 6:32 PM. 4. PUBLIC COMMENT (AGENDA ITEMS ONLY) (Youtube Link) Public comments opened at 6:33 PM. Cathy Green, Scott Thomas, and Brian Dumoy spoke about Norman Creek Phase 3 FDP. Public comments closed at 6:41 PM. 5. ACCEPTANCE OF AGENDA (Youtube Link) MOTION by Silkwood, seconded by Longmire, to accept the Hendersonville Planning Commission Meeting Agenda of Tuesday, October 1, 2024. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) 4  HPC Minutes 10/01/2024 6. MINUTES: (Youtube Link) MOTION by Altizer, seconded by Hasty, to accept the Hendersonville Planning Commission Meeting Minutes of Tuesday, September 3, 2024. Altizer, Evans, Hardwick, Hasty, Silkwood, and Coker voted aye. Longmire abstained. Nay: None. Absent: Martin, Slatery. MOTION PASSED. (6-0-1) 7. CONCEPT PLANS (Youtube Link) 24-076-001: Heritage Park – Concept Plan Owner: City of Hendersonville Location: 119 East Drive, Parcel 164J F 001.00, 164F A 021.00 Lead Planning Staff: Caitlin Shinn MOTION by Silkwood, seconded by Altizer, to approve the Heritage Park - Concept Plan with all staff comments. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. None abstained. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) 5  HPC Minutes 10/01/2024 STAFF REPORT The Local Parks and Recreation Fund (LPRF) provided grants to eligible local government entities for the purchase of lands for parks, natural areas, greenways, and recreation facilities. Through the years the City of Hendersonville has applied for and received several of these grants which typically go on a two-year cycle. One of the requirements for this cycle to apply was to complete and adopt a Park Master Plan, which Parks has completed. For the 2024 Grant Cycle for the LPRF Funding the City of Hendersonville has been approved by TDEC and the Governor’s office for $3.38 Million to complete the Heritage Park Concept Plan. This plan was created after much public input and planning following the purchase of the property by the city in 2019. It was approved by the Parks Board, Public Works Committee, Capital Projects Committee and BOMA. 6  HPC Minutes 10/01/2024 As part of the grant requirements, Parks staff is required to show that the Planning Department / Planning Commission is aware and approves of the concept plan that was submitted to TDEC and approved by their staff and the Governor’s Office. The City is responsible for 50% of this grant either in the value of the land or cash considerations. In this particular case, the value of the property at Heritage Park was assessed at $3.38 Million and that is the amount of cash the Parks Department will be receiving from the State to complete the project. Goals for the project are: 1. Increasing the much-needed park acreage for the whole community 2. Provide programing for residents of all ages 3. Improves park safety 4. Provides space for large outdoor gatherings 5. Provides passive recreation opportunities 6. Provides an inclusive playground for the community 7  HPC Minutes 10/01/2024 Below are the history of BOMA for this concept plan for the park: 09/25/2018 BOMA formed the Parks ad-hock committee for the development of the park 11/17/2018 Launched the community survey and held two subsequent community meetings on (11/28/19 & 12/6/2019) to solicit feedback on the park design - we received close to 700 responses. 01/2019 Kicked off the park conceptual master planning phase based on survey results 02/2019 Parks Ad-hock Committee approved the masterplan 02/25/2019 Parks Board unanimous approval received 03/12/2019 Capital Projects committee approved Masterplan (may have been pushed to 5/16/2019) 8  HPC Minutes 10/01/2024 2019 Public Works Committee passed unanimously – Alderman Skidmore reported to BOMA (not certain of the date) 08/27/2019 BOMA Masterplan unanimous approval – 8/27/2019; Resolution 2019-46 This project will have a three-year timeline of completion. Design elements and estimated costs of the project are: 1. Event Barn - $500,000 2. Welcome Center - $300,000 3. Pavilion - $150,000 4. Educational Signage - $50,000 5. Playground Area - $1,000,000 6. Loop Trail - $800,000 7. Parking - $500,000 The site is mostly a blank canvas with many small structures on site, with the barn having potential to be an amenity. The site also has natural features such as the topography and mature trees that will be highlighted. 9  HPC Minutes 10/01/2024 10  HPC Minutes 10/01/2024 STAFF COMMENTS – PLANNING DEPARTMENT: 1. No comments. Submitted by Caitlin Shinn, Planner (September 27, 2024) FISCAL IMPACT: The City is responsible for 50 percent of this grant either in the value of the land or cash considerations. In this particular case, the value of the property at Heritage Park was assessed at $3.38 Million and that is the amount of cash we will be receiving from the State to complete this project. 8. DEVELOPMENT PLANS: 24-068-001: Futbol5 – CDP Amendment (Youtube Link) Owner: Futbol5 Investment Group Location: 240 Innovation Way, Parcel 160M A 005.02 Lead Planning Staff: Timothy Whitten MOTION by Coker, seconded by Hardwick, to approve the Futobol5 - CDP Amendment with all staff comments. Altizer, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: Evans. None abstained. Absent: Martin, Slatery. MOTION PASSED. (6-1-0) 11  HPC Minutes 10/01/2024 STAFF REPORT Updated Staff Report: At its last meeting in September, the Planning Commission voted to grant Futbol 5’s request to defer their project. Futbol 5’s request at that time was to allow the required parking to be reduced from 220 spaces to 125 spaces. Futbol 5 has now come back with an amended plan. The amended plan increases the number of provided parking spaces, and decreases the number of spaces for which a waiver is needed. The number of parking spaces required per the Hendersonville zoning ordinance remains unchanged at 220. Futbol 5 has increased the proposed number of spaces from 125 to 174. In addition, all proposed spaces are standard spaces – none are compact or motorcycle spaces. The waiver request has been amended to request that a total of 174 spaces be required rather than 220 spaces. 12  HPC Minutes 10/01/2024 REVISED PARKING DATA PREVIOUS PARKING DATA 13  HPC Minutes 10/01/2024 REVISED LAYOUT PLAN 14  HPC Minutes 10/01/2024 Previous Staff Report: The Combined Development Plan for Futbol5 was approved by the Planning Commission in February of this year. (A copy of the minutes from that approval is included in the packet.) Now, Futbol5 is requesting an amendment to the CDP to reduce the number of required parking spaces. The approved CDP showed the following parking data, calculated using the required ratios specified in the zoning ordinance: The approved plan showed one 330’ by 210’ outdoor playing field (indicated in the parking data as “Outdoor Recreation.” It also showed a 20,000sf building for Indoor Recreation uses. The owner is requesting to amend the plan to reduce the required parking from 219 spaces to 125 spaces. Please see the applicant’s request included in the packet. The amended plan shows the same size building and outdoor field as the approved plan, but re-oriented to accommodate revised grading. The image below graphically shows that the 20,000sf building would be provided sufficient spaces to meet the required ratio of 4 spaces per thousand square feet (spaces shown in blue). The outdoor field, instead of using the required ratio for Outdoor Recreation of 2 spaces per 1000 square feet of public use area, would be parked at an amended ratio of 0.5 per 1000 square feet (spaces shown in pink). The amended parking ratio for the field accounts for the requested reduction from 219 space to 125 spaces. The amended plan also utilizes for the first time the newly instituted allowance in the Zoning Ordinance for compact spaces and motorcycle spaces. Per this new allowance, up to 20% of all required spaces may be compact spaces, and up to 5% of all required spaces may be sized for motorcycle parking. 15  HPC Minutes 10/01/2024 16  HPC Minutes 10/01/2024 PROPOSED CDP AMENDMENT TO REDUCE REQUIRED PARKING 17  HPC Minutes 10/01/2024 THE APPROVED CDP 18  HPC Minutes 10/01/2024 THE PROPOSED CDP AMENDMENT 19  HPC Minutes 10/01/2024 ESTIMATED NEXT STEPS IN THIS AMENDED COMPREHENSIVE DEVELOPMENT PLAN APPROVAL PROCESS: 1. BOMA General Committee Meeting (October 8, 2024 estimated) 2. BOMA Regular Meeting – 1st Reading (only reading) (October 22, 2024 estimated). STAFF COMMENTS – PLANNING DEPARTMENT: 1. All staff comments from previous CDP approval apply. Submitted by Timothy Whitten, RLA, AICP, Assistant Planning Director (September 27, 2024) STAFF COMMENTS –PUBLIC WORKS: 1. No comments. Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (September 27, 2024) STAFF COMMENTS – FIRE DEPARTMENT: 1. No comments. Submitted by Chris Willyard, Deputy Fire Marshal (September 27, 2024) STAFF COMMENTS – UTILITY DISTRICT: 1. Will owe tap and capacity fees to HUD. Submitted by David Brigance, HUD Construction Supervisor (September 27, 2024) 20  HPC Minutes 10/01/2024 24-062-001: JLR Caldwell Dr – PDP (Youtube Link) Owner: JLR Property Holdings LLC Location: 155 Caldwell Dr, Parcel 161 065.00 Lead Planning Staff: Grant Green & Caitlin Shinn MOTION by Coker, seconded by Altizer, to defer per applicant the JLR Caldwell – PDP and to keep public hearing open. Altizer, Evans, Hasty, Longmire, and Coker voted aye. Nay: Hardwick and Silkwood. None abstained. Absent: Martin, Slatery. MOTION PASSED. (5-2-0) STAFF REPORT The applicant has submitted a Preliminary Development Plan application for 74.5 acres, located at 155 Caldwell Drive. The request is to rezone the 74.5 acres from Estate Residential (ER) to Single Family Residential Planned Development (SR-1-PD). The east portion of the lot would be developed with a street and 21 new lots ranging from 15,000 square feet to 22,596 square feet. A 15.96-acre open space would be created. The existing home with some acreage would remain, but the chart does not show remainder area. The remaining acreage is associated with the homes and roadway. 21  HPC Minutes 10/01/2024 Surrounding property within the City of Hendersonville is all within the Suburban Living Land Use Character Area (above top), and also zoned ER (2nd picture, above), with property to the west and north being in Goodlettsville city limits. 22  HPC Minutes 10/01/2024 The property entrance would be adjacent to Twelve Stones Golf Club, creating an offset intersection. The current land use for the area is Suburban Living, which allows 1-4 dwelling units per acre. This land use is consistent with both ER and SR-1 PD zoning. The majority of the property lies within the floodplain and unbuildable floodway of Mansker Creek. Much of the open space created will lie within the floodplain, and does not have any amenities for the proposed homes as shown. 23  HPC Minutes 10/01/2024 The owner of the property (proposed Lot 22) has submitted a letter from an attorney stating that their property has an agricultural exemption by state law, which could potentially allow any number of proposed agricultural uses, with livestock, crops, agritourism, etc.. 24  HPC Minutes 10/01/2024 The proposed front elevations appear to be primarily brick and stone, with some hardie. There were no side or rear elevations submitted, and these do not have brick/stone percentages assigned per elevation. The entryway (below) is odd and nonstandard, and would appear to just utilize the applicant’s existing driveway entrance as the road as opposed to construction a new road entrance with the driveway access off of it, which would be required. ESTIMATED NEXT STEPS IN THIS COMPREHENSIVE DEVELOPMENT PLAN APPROVAL PROCESS: 1. BOMA General Committee Meeting (October 8, 2024 estimated) 2. BOMA Regular Meeting – 1st Reading (October 22, 2024 estimated). 3. BOMA Regular Meeting – 2nd Reading and Public Hearing (November 26, 2024 estimated). 25  HPC Minutes 10/01/2024 8.8.3.2 | PROCEDURAL REQUIREMENTS FOR PRELIMINARY DEVELOPMENT PLAN The procedure for approval of the Preliminary Development Plan shall be: B. The Planning Commission shall determine if the planned development is or is not in the public interest based on the following: 1. Is the site or zoning lot upon which the planned development is to be located adaptable to the unified development proposed? 2. Will the proposed planned development be detrimental to or endanger the public health, safety, comfort, or general welfare of any portion of the community? 3. Will the proposed planned development be injurious to the use and enjoyment of other property in the vicinity for the purposes already permitted? 4. Will the proposed planned development impede the normal and orderly development and improvement of surrounding property for uses permitted in the zoning district? 5. Is there provision for adequate utilities, drainage, off street parking and loading, pedestrian access and all other necessary facilities? 6. Is there provision for adequate vehicular ingress and egress designed to minimize traffic congestion upon public streets? 7. Are the location and arrangement of structures, parking areas, walks, lighting and appurtenant facilities, compatible with the surrounding neighborhood and adjacent land uses? 8. 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? 9. 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? STAFF COMMENTS – PLANNING DEPARTMENT: 1. Planning’s comments were not addressed on the response letter. 2. The existing driveway would need to be removed and an actual road entrance be installed, with the driveway accessing off of the new roadway. 3. Are the median road features intended to function as roundabouts? Explain if these are desired by the owner as a feature, and are they necessary? 4. Show existing home and remainder acreage if not part of planned development. Note area not to be included in planned development. Add this area into the lot chart. 5. Whatever road frontage is in this development plan is required to have curb, sidewalks, and streetlights. Any part of the owner lot and open space that is along Caldwell Drive would be required to include this. 6. Sidewalks are required on both sides of the road. 7. This is a very long road for only 21 new lots; would this be a public or private road, maintained by the HOA? 8. Add note that all utilities shall be underground. 26  HPC Minutes 10/01/2024 9. Show street trees in grass strip on road cross section on sheet C.4. 10. Denote steep slope/critical lots with an asterisk. 11. What would be the use of the open space? Are there any amenities planned? 12. How would the open space be accessed? 13. Would the mail kiosk and anything past the back of sidewalk be part of the right-of-way (not part of owner’s lot 22?) 14. A final development plan, plats, and construction plans would be required, if approved. 15. Submit full elevation sets that show sides, rears, and brick/stone and other specific exterior material percentages. 16. 4.8.4 | FINDINGS OF FACT FOR ZONING MAP AMENDMENT 1. 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 Grant Green, AICP, Senior Planner (September 24, 2024) STAFF COMMENTS –PUBLIC WORKS: 1. An HD shall be done on this property. 2. Previously, stormwater from the pond on the neighboring property was discharged into a stream which was filled and removed during grading activities. From aerial images taken in February of this year, it appears that this drainage has been blocked and is ponding on this property and the neighboring property. Because runoff from the neighboring property has historically been accepted by this property it shall continue to do so. Please show how the drainage from the neighboring property will be accepted or bypassed by the proposed development. Based on existing and proposed contours, the plan currently shows a 5’ tall retaining wall blocking the existing drainage. 3. Should the retaining wall be shown on the property line? How will this wall be constructed without encroaching on the neighboring properties. 4. Please note that all infrastructure proposed by this development will be privately owned and maintained. Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (September 27, 2024) 27  HPC Minutes 10/01/2024 STAFF COMMENTS – FIRE DEPARTMENT: 1. Hendersonville Subdivision Regulations 3.7.1– Provide a utility plan that indicates the location of the proposed hydrants, fire service main sizes, lengths, locations, weights, materials, point of connection to city main; the sizes, types and locations of valves, valve indicators, regulators, meters and valve pits; and the depth that the top of the pipe is laid below grade. ACTION: Provide hydrant flow test for this location. 2. IFC 2018 D105.2 – Aerial fire apparatus access roads shall have a minimum unobstructed width of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. ACTION: Aerial fire apparatus access roads have a minimum unobstructed width of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof per code IFC 2018 D105.2 3. IFC 2018 D103.4 – Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. ACTION: Meet standards per IFC 2018 D103.4 – Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. 4. Hendersonville Subdivision Regulations 3.7.2.1 – Provide a hydrant layout that meets the fire flow requirements and identify each source and the calculated flow rate. ACTION: Provide a hydrant layout that meets the fire flow requirements and identify each source and the calculated flow rate per Hendersonville Subdivision Regulations 3.7.2.1– Submitted by Chris Willyard, Deputy Fire Marshal (September 27, 2024) STAFF COMMENTS – UTILITY DISTRICT: 1. WHUD Water & Sewer Submitted by David Brigance, HUD Construction Supervisor (September 27, 2024) 28  HPC Minutes 10/01/2024 24-073-001: Norman Creek Phase 3 – FDP (Youtube Link) Owner: Castlerock Communities Tennessee LLC Location: 0 Anderson Rd, Parcel 138 026.00 Lead Planning Staff: Grant Green MOTION by Coker, seconded by Hasty, to approve the Norman Creek Phase 3 - FDP with all staff comments. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. None abstained. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) 29  HPC Minutes 10/01/2024 STAFF REPORT The applicant has submitted a Final Development Plan for Norman Creek Phase 3. The original Preliminary Development Plan (PDP) for Norman Creek was approved in 2006, with the first two phases having been approved and completed. There are four significant changes from the PDP to the proposed FDP for Phase 3. The currently approved PDP shows a connection from Norman Creek Phase 2, as well as a connection to what would later become Forest Park. The current plan also shows a connection with Norman Creek Phase 2, and initially was going to change the connection point from Forest Park to the east, and instead connect to the Retreat at Norman Farm to the south. However, in the past month, the developer held a public meeting with the residents in the Retreat at Norman Farm. We have been told that some of the residents were opposed to the road connection, so the second connection has been removed altogether. Forest Park and their developer did not provide the road connection to the west for Norman Creek Phase 3 in their previous approval. The owner/engineering consultant stated that this was due to significant slopes and the presence of a natural gas line at the property border. The second major difference in the plans are the number of and size of lots and corresponding open space. The approved PDP has 78 lots in Phase 3, and the current proposed FDP has 32 lots, for 46 less lots. The open space has been increased from approximately 15.6 acres to 26.99 acres, an addition of almost 11 and a half acres. Lots in the approved PDP range from 9,440-19,400 square feet, with most lots at approximately 12,000 square feet (0.275 acres). In the proposed plan, the lots range from 13,500 square feet (0.31 acres) to 28,059 square feet (0.64 acres), with most of the lots at just less than a half acre, between 16,000-21,000 square feet. The plan is substantially compliant in terms of the number of lots with no increase in the number, and larger lots. The third and fourth differences are the walking trail and elevations. The trail location has been changed from the north of the site to the middle, and shortened by about ¼ of the length. The city requirement for a walking trail is a paved path, and this is proposed to be a mulched trail. It includes two benches, but does not include a gazebo as proposed in the original plan. This would be a substantial change from the PDP and should not be considered compliant for the Final Development Plan (FDP). In addition, the inclusion of hardie and potentially other exterior materials may also not be in compliance with the PDP. The approved elevations were primarily brick and stone, and this FDP approval could allow all hardie homes or mixes of unidentified exterior materials. 30  HPC Minutes 10/01/2024 On the following pages, the proposed FDP (2024) is compared with the approved PDP (2006): 31  HPC Minutes 10/01/2024 32  HPC Minutes 10/01/2024 33  HPC Minutes 10/01/2024 Norman Creek (Phase 3 Section) Norman Creek Phase 3 FDP PDP (2006) (new) Number of Lots 78 32 Minimum Lot Size 9,440 13,500 Open Space 15.6 26.99 Side Loaded Garages No more than 50% No less than 50% Minimum 75% fronts brick, Brick and Stone Elevations stone, or masonry (hardie). (Norman Creek Ph. 1-2 allowed Minimum 50% sides and rear Exterior Materials Used hardie for rooflines and accents) stone, brick, and masonry* One quarter trail (mulch), Amenities Trail, benches, gazebo benches *Exterior materials will need further clarification/are not identified well in approved FDP; staff has recommendation in comments. Masonry would seem to indicate hardie, staff would want that specified as hardie/cementious siding. If 75% of the front is brick, stone, or hardie (and 50% of the sides and rear), what material will be used for the remainder? Anything other than 100% brick and stone, with usage of hardie rooflines and accents, would appear to be a major change in the development plan requiring a new PDP. Current 2024 FDP Proposed Elevations: 34  HPC Minutes 10/01/2024 35  HPC Minutes 10/01/2024 36  HPC Minutes 10/01/2024 Original 2006 PDP Elevations: 37  HPC Minutes 10/01/2024 8.8.4 | APPLICATION FOR FINAL DEVELOPMENT PLAN Applications for a Final Development Plan shall be filed with the Planning Department, in accordance with the requirements of Chapter 3.2 (Application) and shall contain an approved Preliminary Development Plan and a proposed Final Development Plan. Upon receiving a complete application, the Planning Department shall forward the Final Development Plan to the Planning Commission. 8.8.4.1 | MINIMUM SUBSTANTIVE REQUIREMENTS FOR FINAL DEVELOPMENT PLAN Every application for a Final Development Plan shall contain the following information and documentation: A. In final form, all of the information required for the Preliminary Development Plan. B. A final plan stamped by a design professional and drawn to an appropriate scale which 38  HPC Minutes 10/01/2024 includes the following information: 1. Final designation of the location, ground area, height, and bulk of all existing and proposed buildings and structures within the planned development. 2. A detailed tabulation of each separate land use area, including land and building areas, and where applicable, the total number of residential dwelling units and the residential density. 3. The use or uses to be made of existing and proposed buildings or structures. 4. The minimum building setbacks/yard requirements ESTIMATED NEXT STEPS IN THIS FINAL DEVELOPMENT PLAN APPROVAL PROCESS: 1. BOMA General Committee Meeting (October 8, 2024 estimated) 2. BOMA Regular Meeting – 1st Reading (only reading) (October 22, 2024 estimated). STAFF COMMENTS – PLANNING DEPARTMENT: 1. Walking trail is significantly lesser in length and type (mulched vs. required paved path). Plan does not show gazebo. This would appear to not be in substantial compliance with the Preliminary Development Plan. Would the developer amend this to be similar to the PDP path? There would need to be an updated design provided to the city to be approved by staff within a week of the Planning Commission. 2. Anything other than 100% brick and stone, with usage of hardie for rooflines and accents, would appear to be a major change in the development plan requiring a new PDP. Exterior elevations should be noted as front 75% brick or stone (not including masonry/hardie), and 66% sides and rear elevations brick or stone (not including masonry/hardie). Specify masonry as hardie. Specify all materials to be used for remainder percentages. Keep in mind that Norman Creek had two brick and stone elevations approved with the PDP, and only hardie accents were allowed with Norman Creek Phases 1 and 2. Some proposed elevations appear to be all hardie. 3. The remainder of Norman Creek was approved with the below fee: Fees: Applicant to pay a fee of $250 per lot prior to recording the final plat, and a fee of $950 per lot with each building permit issued (for off-site improvements). 4. Provide copy of draft and recorded covenants and restrictions for this section. Submitted by Caitlin Shinn, Planner (September 27, 2024) 39  HPC Minutes 10/01/2024 STAFF COMMENTS –PUBLIC WORKS: 1. Per previous comment, the endangered streamside salamander has been found in the streams shown on this property. Please provide 60’ buffers delineated from the top of stream banks. 2. Per previous comment, replace the pork chop island with roundabout to facilitate traffic flow. Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (September 27, 2024) STAFF COMMENTS – FIRE DEPARTMENT: 1. 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. ACTION: 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 per Hendersonville Subdivision Regulations 3.7.2.1 2. Hendersonville Subdivision Regulations 3.7.2.1 – For residential districts or residential subdivisions, there shall be a hydrant at each street intersection with intermediate hydrants so that they shall be spaced not over five hundred (500) feet apart. ACTION: For residential districts or residential subdivisions, there shall be a hydrant at each street intersection with intermediate hydrants so that they shall be spaced not over five hundred (500) feet apart per Hendersonville Subdivision Regulations 3.7.2.1 3. IFC 2018 503.2.1 - Provide Apparatus access roads with unobstructed width of not less than 20 feet, exclusive of shoulders, and unobstructed vertical clearance minimum 13 feet 6 inches. ACTION: Provide Apparatus access roads per code IFC 2018 503.2.1 4. Hendersonville Subdivision Regulations 3.7.1– Provide a utility plan that indicates the location of the proposed hydrants, fire service main sizes, lengths, locations, weights, materials, point of connection to city main; the sizes, types and locations of valves, valve indicators, regulators, meters and valve pits; and the depth that the top of the pipe is laid below grade. ACTION: Provide a utility plan that indicates the location of the proposed hydrants, fire service main sizes, lengths, locations, weights, materials, point of connection to city main; the sizes, types and locations of valves, valve indicators, regulators, meters and valve pits; and the depth that the top of the pipe is laid below grade per Hendersonville Subdivision Regulations 3.7.1 5. IFC 2018 D107.1 – Developments of one or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. ACTION: Developments of one or two-family dwellings where the number of dwelling units exceeds 30 has two separate and approved fire apparatus access roads. Need to hold building on one lot until connections are made. Submitted by Chris Willyard, Deputy Fire Marshal (September 27, 2024) 40  HPC Minutes 10/01/2024 STAFF COMMENTS – UTILITY DISTRICT: 1. WHUD Water & Sewer Submitted by David Brigance, HUD Construction Supervisor (September 27, 2024) 9. SITE PLANS: 24-076-001: Sumner County Health Department @ Hendersonville – Site Plan (Youtube Link) Owner: Sumner County Location: 351 New Shackle Island Rd, Parcel 160D G 008.00 Lead Planning Staff: Timothy Whitten MOTION by Hasty, seconded by Altizer, to approve the Sumner County Health Department @ Hendersonville Site Plan with all staff comments. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. None abstained. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) 41  HPC Minutes 10/01/2024 STAFF REPORT The Sumner County Health Department is currently located next to Merrol Hyde Magnet School. The hospital is located to the north. The county is proposing to demolish the existing block building and build a larger 7,185sf brick building. The existing parking lot will be expanded from 29 spaces to 38 spaces. 42  HPC Minutes 10/01/2024 STAFF COMMENTS – PLANNING DEPARTMENT: 1. One 9’x18’ landscape island required every 10 parking spaces. 2. Show the required building setback along the north property line. 3. The north property line should not be labeled “approximate.” An accurately located property line should be shown. 4. Provide a site lighting and photometric plan. 5. Provide a landscaping plan complying with City requirements. 6. Show utilities to building. All utilities shall be underground. 7. If a dumpster is to be provided, a brick enclosure is required. Provide a detail. Submitted by Timothy Whitten, RLA, AICP, Assistant Planning Director (September 27, 2024) 43  HPC Minutes 10/01/2024 STAFF COMMENTS –PUBLIC WORKS: 1. Please provide a measure to prevent sediment loss along the eastern boundary of the LOD. 2. Please provide a site specific detail for the check dam. What will be the weir heigh and crest length? Submitted by Stephen Winzenread, PE, Assistant Public Works Director/City Engineer (September 27, 2024) STAFF COMMENTS – FIRE DEPARTMENT: 1. 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. ACTION: 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 per code NFPA 2016 6.4.5.4* ACTION: 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 per code NFPA 2016 6.4.5.4* 2. IFC 2018 503.2.4 -Turning Radius: Provide a truck turning template using the Hendersonville Fire Department template. ACTION: Provide a truck turning template using the Hendersonville Fire Department template 3. IFC 2018 D103.4 – Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. ACTION: Meet standards per IFC 2018 D103.4 – Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. 4. Provide Owner’s contact information, Designer’s contact information, Occupancy Type, Construction Type, provide number of stories, Building Area Square Footage and Applicable Codes. ACTION: Appropriate info provided 5. IFC 2018 503.1.1 - Provide Apparatus access to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around of the exterior of the building or facility. (Measured from the center of the roadway area, not the edge) ACTION: Provide Apparatus access per code IFC 2018 503.1.1 6. Hendersonville Subdivision Regulations 3.7.1– Provide a utility plan that indicates the location of the proposed hydrants, fire service main sizes, lengths, locations, weights, materials, point of connection to city main; the sizes, types and locations of valves, valve indicators, regulators, meters and valve pits; and the depth that the top of the pipe is laid below grade. ACTION: Provide a utility plan that indicates the location of the proposed hydrants, fire service main sizes, lengths, locations, weights, materials, point of connection to city main; the sizes, types and locations of valves, valve indicators, regulators, meters and valve pits; and the depth that the top of the pipe is laid below grade per Hendersonville Subdivision Regulations 3.7.1 44  HPC Minutes 10/01/2024 7. IFC 2018 912.2.1 - Provide Sprinkler system FDC on street (address) side of building. ACTION: Provide Sprinkler system FDC on street (address) side of building per code IFC 2018 912.2.1 Submitted by Chris Willyard, Deputy Fire Marshal (September 27, 2024) STAFF COMMENTS – UTILITY DISTRICT: 1. No comments. Submitted by David Brigance, HUD Construction Supervisor (September 27, 2024) 10. STAFF-LEVEL PROJECTS, APPROVED: (Youtube Link) The Hendersonville Planning Commission acknowledged staff’s approval of the following projects. No action was taken. 24-054-001: Alexander Commercial (281 East Main St) – Final Plat 24-068-001: Drakes Creek Inn (179 West Main St) – Site Plan 24-071-001: Indian Lake Village Phase 8 Section B Lot 52 Resub (190E Saundersville Rd) - Final Plat 24-072-001: Tristar Hendersonville Medical Center Bed Expansion, Dietary, and Elevator Addition (355 New Shackle Island Rd) – Site Plan 11. STAFF-LEVEL PROJECTS, PENDING: (Youtube Link) 24-049-001: 1041 Avondale Parking Lot (1041 Avondale Rd) – Site Plan / A 8/30 23-103-001: Broken Paddle Outfitters Outbuilding (167 E Main St) – Site Plan / A 4/12 24-079-001: Jackson Townhomes Phase 2 Elevations (670 East Main St) – Site Plan / A 9/27 45  HPC Minutes 10/01/2024 24-069-001: Retreat at Indian Lake Mail Center (908 Cardinal Ln) – Site Plan / A 9/27 24-078-001: Stonecrest Phase 5 Section 2 Walking Trail (1385 Saundersville Rd) – Site Plan / A 9/27 24-034-001: Verizon Small Cell (201B N. Anderson Ln) – Site Plan / A 5/2 24-035-001: Verizon Small Cell (215A Indian Lake Blvd) – Site Plan / A 5/2 13. OTHER (YouTube Link) MOTION by Altizer, seconded by Hasty, to group and approve the following: (1) Resolution 2024-07: A resolution recommending acceptance of the completed streets in Durham Farms, Phase 2, Section 27, Hendersonville, Sumner County, Tennessee. (2) Resolution 2024-08: A resolution recommending acceptance of the completed streets in Durham Farms, Phase 3, Section 30 and 32, Hendersonville, Sumner County, Tennessee. (3) Resolution 2024-09: A resolution recommending acceptance of the completed streets in Durham Farms, Phase 4, Section 35A, Hendersonville, Sumner County, Tennessee. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. Nay: None. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) Resolution 2024-07: A Resolution recommending acceptance of the completed streets in Durham Farms, Phase 2, Section 27, Hendersonville, Sumner County, Tennessee. 46  HPC Minutes 10/01/2024 47  HPC Minutes 10/01/2024 Resolution 2024-08: A Resolution recommending acceptance of the completed streets in Durham Farms, Phase 3, Section 30 and 32, Hendersonville, Sumner County, Tennessee. 48  HPC Minutes 10/01/2024 49  HPC Minutes 10/01/2024 Resolution 2024-09: A Resolution recommending acceptance of the completed streets in Durham Farms, Phase 4, Section 35A, Hendersonville, Sumner County, Tennessee. 50  HPC Minutes 10/01/2024 14. PLANNING DIRECTOR COMMENTS: (Youtube Link) Director Free announced the open Assistant Planner position had been filled by Zacchaeus Jackson after a national search and introduced Zacc at the meeting. Director Free announced the retirement of Zoning Enforcement Officer, Tim Nicholson, after 40 years of service to the City and his last day is November 6, 2024. 14. ADJOURNMENT (Youtube Link) MOTION by Altizer, seconded by Silkwood, to adjourn the Hendersonville Planning Commission Meeting at 8:02 PM. Altizer, Evans, Hardwick, Hasty, Longmire, Silkwood, and Coker voted aye. None voted nay. None abstained. Absent: Martin, Slatery. MOTION PASSED. (7-0-0) VANESSA SILKWOOD, Secretary JEFF COKER, Chairman KEITH L. FREE, MPA, AICP, Planning Director 51