Planning Commission - Regular Meeting

All right, I call this meeting to order. This is the June 25th, 2026 Franklin Municipal Planning Commission. We'll begin with the roll call. Commissioner Harrison.

Here.

Commissioner Allen.

Present.

Commissioner Franks.

Present.

Commissioner Lindsey is in the audience tonight. Happy to have him back, but absent of the voting part. Commissioner Orr is here. Commissioner Mann.

Here.

Commissioner McLemore.

Present.

Commissioner Williamson?

Present.

Alderman Peterson?

Here.

All right. So this is a point where we have citizen comments. This time is open for citizens to be heard on any issue or concern. If you would like to speak on a specific item on the agenda, please wait until that citizen comment period of that item is current. For all citizen comments, please fill out a speaker card and hand it to staff, come up to the microphone and state your name and address, and limit your comments to two minutes. Is there anyone here that would like to speak on something that's not on the agenda tonight? All right. I see none. Item number one, approval of minutes. Consideration of approval of the May 28th, 2026 FNPC minutes. Do I have a motion?

I make a motion to approve. Second.

All right. I have a proper motion and second. Any corrections anybody would like to make? None. Let's vote on the minutes from last time. Commissioner Harrison?

Yes.

Mr. Allen?

Aye.

Mr. Franks?

Aye.

Let's see. Commissioner Orr votes aye. Commissioner Mann?

Yes.

Commissioner McLemore? Aye. Commissioner Williamson? Alderman Peterson.

Yes.

All right. Minutes from our last meeting are approved. Staff, any announcements?

The only announcement I have is that we have inadvertently ordered two items incorrectly on the agenda. Yes. So number 20 and 21 should be reversed to have the rezoning first, which is item 21. So if you could take item 21 first and then take item 20 next, which is the development plan.

That would be wonderful.

You don't have to vote to change that order. I've conferred with Shauna, so if you could take them in that order, we'd appreciate it.

And also, in consideration of approval of items 4 through 16 and item 27, it should be 3 through 15.

That's correct. We did notice that the day we published the agenda and we republished the agenda. So your packet still says that that the online version and what the chair has printed out does have three 315. Thank you for bringing that up there.

Any more announcements? All right, let's go into the consent agenda. Item number two is consideration of approval of items three through 15 and item 26 on the consent agenda. Do I have a motion? Oh, well, first, anybody want to pull one? No? Do I have a motion for approval?

Make a motion to approve the consent agenda.

Second.

Second. Have a proper motion and second. Discussion on that? Anyone? None? Let's vote. Commissioner Harrison?

Aye.

Commissioner Allen?

Aye.

Commissioner Franks?

Aye.

Commissioner Lindsay is present but not voting. Commissioner Orr votes aye. Commissioner Mann?

Yes.

Commissioner McLemore? Aye. Commissioner Williamson? Aye. And Alderman Peterson? Yes. Ayes have it and consent agenda items are approved. Now we'll go to item number 16, consideration of resolution 2026-48, a resolution adopting a plan of services for the annexation of property located north of Clovercroft Road, east of Oxford Glen Drive by the City of Franklin, Tennessee. Staff.

Good evening. Resolution 2026-48 is a City of Franklin drafted plan of service for properties being considered as part of the proposed request for annexation, Resolution 2026-47. The plan of services outlines how infrastructure will need to be provided to serve the property of 22.78 acres. The property is contiguous to the city limits. and within the eastern portion of the Franklin urban growth boundary. The property is in the Watson Branch drainage basin and is identified as a short-term capability area in the city's annexation analysis. The properties lie within the Millcroft and Utility District and would need to follow their guidance on extending water infrastructure. The proposed development is adjacent to the existing City of Franklin limits. Navarra subdivision lies west of the subject property, and if Navarra development moves forward and extends the sanitary sewer, the applicant of this site sanitary sewer extension requirements may be decreased. The sanitary sewer must extend across the subject property for future sewer continuation. This property includes future roadways listed on the major thoroughfare plan, including Clovercroft Road. The plan of service details no major concerns in providing infrastructure and services to the property. No additional personnel or equipment will be necessary for either fire, police protection, or sanitation. The student projections from Williamson County are 10 elementary, 6 middle, and 4 high school students at completion and that there are no concerns regarding the proposed development. Staff recommends that the Planning Commission recommend to the Board of Mayor and Aldermen to approve Resolution 2026-48. Thank you. This concludes my presentation.

Thank you. Public comment? We have one for this item, Ms. Janet Curtis. Would you like to speak on this one, or would you rather wait until the others? Feel free to come up. All right, we have two minutes.

Janet Curtis. I live on North Chapel Road in Franklin. Mr. Chairman and members of the Franklin Municipal Planning Committee, I urge you to strongly reject this proposal, the annexation and development of popular reserve along Clovercroft Road. This project is reckless and must be stopped. This development will make our existing problems far worse. Severe school overcrowding. Trinity Elementary is already at 95% capacity. Page middle is at 100% and page high is strained. With Poplar Farm still unfinished, plus Navarra and Coletta Park, our children will suffer in overcrowded classrooms. This is unacceptable. Dangerous traffic nightmare. Clovercroft Road is already overwhelmed. Oxford Glen Drive sees over 250 cars in the morning rush and over 500 cars in the evening rush. All this funnels through a tiny roundabout in McKay's Mill causing gridlock. Approving this now is dangerous and irresponsible. Violation of property rights. Zero lot lines will let strangers, children, and pets trespass on neighboring homes. This destroys privacy and the peaceful enjoyment of longtime residents' land. Even Alderman Berger warned us. She said she is really not in favor of putting more problems on Clovercroft and called the Poplar Farms vote one of the worst decisions the board has ever made. In conclusion, our children deserve better than packed classrooms. Our families deserve safe roads instead of endless traffic jams. Our neighbors deserve peace and privacy in their own homes, not strangers walking across the yards. This development brings zero value to Franklin City staff has expressed serious concern to the point that they don't recommend modification of standards, and even past supporters now admit Poplar Farms was a mistake. Do not repeat that mistake. Stand up for our families, our children, and the soul of our community. Reject Poplar Reserve today before it's too late. Thank you.

All right. Thank you. Mr. Greg Lawrence.

Thank you, Mr. Chairman. My name is Greg Lawrence. I'm the County Commissioner in the 4th District. I'm here again to talk about Clovercroft Road. I've been here many times. I told the group earlier today I've been here talking about Clovercroft. I think I'm going to put it into a song called The Ballad of Clovercroft Road. So it's going to be a huge hit, so watch for that to drop soon. So five or six years ago, you guys... voted 8-0 against Poplar Farms, which unfortunately was approved by the Board of Mayor and Alderman, which has created a lot of issues, as Ms. Curtis has said, on Clovercroft Road. And I met with the CIP group earlier today, and we have talked about this with the City of Franklin for many years, about what to do about Clovercroft Road. And we all agree that there's problems on Clovercroft Road. There's safety issues that need to be addressed. We haven't come up with a solution that fixes the problems. We have recently put in place a model that we think could work, that we're actually working with the city of Brentwood on right now. And so what we would like to do is work with the city of Franklin on that model, and particularly for Clovercroft Road. And I talked to the CIP group earlier today, and they have agreed to set up a task force with the county and the city of Franklin to address not only Clovercroft Road, but really the whole 96 East corridor. So what I would like to ask you guys to do tonight is to postpone any votes on this particular property until we can have a chance to talk about some real solutions. A real plan is a timeline for when the project's going to be done, a funding mechanism for how it's going to be funded, and who's going to do it. And we don't have any of those things in place right now. So until we do, I would ask you guys to postpone any vote on this particular property until we can get all those things in place. Thank you.

Thank you. Is there anyone else from the public like to speak on this item? Applicant? Do we have an applicant for this item? Hi, my name is Greg Gamble. Do we have another person from the public like to speak? No? All right. Please come up. State your name and address. Sorry, Greg. We have a shy public comment person here.

Thank you for allowing me to speak. Alderman Beth Berger, Ward 1. Since my name was mentioned, I just want to make sure I go on record and clear everything up. I chair the CIC meeting, Capital Investment Committee, and we did hear from Commissioner Lawrence. I invited him to come and speak. We said we would look into a task force. I'm going to approach the city administrator about that. We had approached the county about this earlier a number of years ago about Clovercroft. We really couldn't get any movement on it. We have new administration coming in with some new commissioners, new mayor, and we have already spoken to them about it, trying to set the stage. I'm working with Commissioner Lawrence because that's his district as well for the county. We do want to work on Clovercroft. I'm not here to speak for or against a development at this point. I know it's not many homes, it's 38 homes, and I think the owner of that property has her home and two other homes that she would like to build on the family section of that. They have also been the only developers who have come with helpful solutions to the traffic solutions that come out of Oxford Glen and Clovercroft down to the roundabout at Liberty Pike and Oxford Glen. They have brought a number of solutions to that area. That is coming to us at the next county or next CIC meeting. And so we'll be talking about how to mitigate that traffic in that area. Currently, we have McEwen, the $50 million project or $50 million plus project being done at Four Lane that is going to open up in two more years. Market Street will be conducted or is being constructed now, will be open at the end of the year. So we have a lot of traffic patterns that are going to be doing different things as these roads come online. We have a lot of new development that has been approved and not developed in the county and the East 96 area as well. So that does create some traffic problems, additional traffic. I have every intentions of working with Commissioner Lawrence on Clovercroft, and we'll get those things in the works now. This development, of course, is sitting right there by the corner of Navarra, which is right there on the corner of Oxford Glen and Clovercroft. They brought some solutions for our mitigating of our traffic in the area. And again, we're going to look at that, and we're going to try to work with them and work with the new county administration. So there are a lot of things forthcoming. Thank you.

Thanks for the comments and clarifications. All right.

To have an applicant. Hello. My name is Greg Gamble, and I'm representing Landmark Investments with their proposed development on this property. And in regards to the plan of services, we always hear that developers should do their fair share. Well, in this particular case, these developers' landmark investments are going above and beyond just their fair share. With 41 homes, you're not required to do a traffic study. They hired Kimley Horne. Kimley Horne prepared a traffic study. We've been reviewing that with Paul Holson. Jimmy Wiseman, we've been reviewing that with Alderman Burger, and there are some solutions that are going to be brought to the table to the next CIC meeting. So we're looking forward to making those presentations to the Board of Mayor and Alderman. They are also going to be constructing Clovercroft as a three-lane road section and installing a greenway trail across their property that's going to tie into the Navarro piece as well. So you've got developments that are going in, they're contributing to the infrastructure, They're creating upgrades and paying for those upgrades. In front of you tonight is a 8.5 by 11 that shows the properties. There are five of them. And if this was not developed as a master plan, it would be a hot mess. There are five parcels of land that are associated with this, and only one of them has street frontage. The other four do not have street frontage. The DeBoer family came in the fall to ask the Board of Mayor and Aldermen for approval to initiate the annexation request. That was granted by the Board of Mayor and Aldermen. However, this family isn't very familiar with the City of Franklin's processes regarding plan approvals, final plats, going through the process. So my clients, Landmark Investments, said, you know what, we'll help you through this process. We've included them in this PUD as a part of the plan approval. Because we wanted to study this as a more holistic master plan, and they have agreed to that and are appreciative of that, their property would not be included in any future homeowners association that would be tied to Poplar's reserve. However, working with the family, getting the property lines right where they make sense has really gone a long way to kind of helping us create this master plan. With that, I'm happy to answer any questions that you may have regarding the plan of services and any information that we have, we're happy to share. Thank you.

Thank you. Have a motion on this item?

Motion to approve. Second.

And that's an approval recommendation to BOMA. Please. All right. Proper motion and second. Any discussion? All right. None. Seeing no discussion and a proper motion and second, we'll begin to vote.

Commissioner Harrison.

Commissioner Allen. Aye. Commissioner Franks. Aye. Commissioner Lindsay is not voting. Commissioner Orr votes aye. Commissioner Mann. Yes. Commissioner McLemore.

Aye.

Commissioner Williamson.

Aye.

Alderman Peterson.

Yes. All right.

The ayes have it. This item is approved. Item number 17. Consideration of Resolution 2026-47, a resolution to annex five properties consisting of 22.78 acres located on north of Clovercroft Road, east of Oxford Glen Drive by the City of Franklin, Tennessee, and adjoining the city limits within the eastern part of the Franklin urban growth boundary. All right, staff.

Thank you. This property is adjacent to planned districts with single-family residential uses. The property is within the mixed residential design concept as defined by Envision Franklin, and it is the intention of the applicant to develop single-family homes. A zoning and a development plan for the subject property are also included on this agenda. Staff recommends that the Planning Commission recommend to the Board of Mayor and Aldermen to approve Resolution 2026-47. Thank you.

Anyone from the public like to speak on this item? All right, seeing none, we have an applicant.

Do you have my presentation?

Yeah. I have a brief presentation I'd like to give. It just kind of gives you an overview of the development plan and what's being proposed tonight. I can wait and do that with the development plan, or I can do it now before the rezoning. Your choice. I'll do it now, if that's okay with you. Go for it. Okay, great. Sorry.

I'm going to go straight to page two. Two. I unfortunately can't control the Wi-Fi.

No, it's fine.

I'm afraid to do that.

Sorry for the delay, I'll keep going. Hopefully I can talk my way through a lot of this. As mentioned, this property is in the mixed residential design policy in Envision Franklin. In mixed residential design policy, single family homes, duplexes, multiplexes, townhomes are all supported building types. My client is requesting that this proposed development be just single-family homes, not adding any attached or multi-family to that. As Alderman Burger mentioned, there are several roadways that are under construction right now within the area. Market Street being one of those is planned to open this fall. McEwen, obviously McEwen Extension and its construction plan to be completed in about 2028. So we know that there are infrastructure improvements that are coming. My client is making improvements to Clovercroft Road and participating in hopefully some long-range plans that the city of Franklin and the county can work through eventually for the rest of the roadway. The property is almost an infill development. We've got McKay's Mill to the north, which has a density of 2.42 homes per acre. Novara which is under construction now at 2.61 homes per acre and Poplar's Reserve which is at 1.8 homes per acre. So we're coming in a little bit lower in intensity than what our neighbors are today. The three lots that you see there in kind of a more of a gold color, that's the DeBoer property. Those are the three lots that their family would like to build homes on in the future. There's not a timeline for when they're going to build those homes, but this is where they kind of set aside a land area for that. And then there are 38 single family homes that are on the interior roadway network that connect from Navarro back out to Clovercroft Road. Navarro was approved with one way in, one way out, one exit, and an emergency connection. And that emergency connection is the existing driveway that used to go to the house that was on the property. In today's fire code, there has to be greater separation between the entry drive and the emergency connection. This connection here to Franklin Ridge would satisfy today's fire regulations and provides them a second public means of egress in and out of their neighborhood. The average lot square footage is just over 12,000 square feet. We are preserving 50% or 3.9 acres of tree canopy, which is more than what's required, and we're setting aside three acres of open space. There were some questions regarding lot proximity to Clovercroft Road, and we showed this at the joint conceptual workshop. There are several neighborhoods that exist along Clovercroft where single family homes are in close proximity to the right of way. Some are 38 feet, 40 feet. at the City of Franklin's major thoroughfare plan with future expansion of Clovercroft someday in the future. That pavement line will go all the way to the blue line that we're showing here. This developer will be contributing, donating to the City of Franklin the full right-of-way dedication for future Carruthers Parkway. They're going to be installing and constructing this section of Greenway Trail that would be inside of that right-of-way line, inside the right-of-way of Clovercroft. With that, the closest home will be just over 50 feet to the new right-of-way line. It will be approximately 74.6 feet to the green line, which is that edge of pavement that they're gonna be constructing when they improve Clovercroft Road. So I wanted to provide a little bit more context. I hope this was a little bit clearer than what was presented at the Joint Conceptual Workshop and gives you a little bit more information. I'm going to come back and talk about the modification of the standards request with the development plan. But I wanted to give you a little bit more context on what we're proposing for the rezoning. Thank you.

Thank you.

All right. Do I have a motion on this item?

I make a motion to approve.

Second. And that's an approval recommendation to BOMA?

Is this going to BOMA for a reason? Okay, yeah, to BOMA.

All right. Any discussion?

Okay, so I need to... Connectivity, because obviously I'm looking at this. I may be looking at this wrong. So coming off of Clovercroft, right? So there's an entrance off of... I'm talking staff. There's an entrance off of Clovercroft, right? So you enter there... and then there's a cul-de-sac. Is that Hanbrough Drive? Hanbrough. Hanbrough, yeah. Is there... connectivity there there's not right because that looks like it's closed there's there is or there is not connectivity there i can't uh it's that is open that is connectivity to the development so there is there okay and then also there's another for the uh then there's one more there there's one way in one way out for those five that face one more into navarro right just for those five

It's actually just three.

Three lights there.

Yeah, that's in a little green space. But, yes, they requested a cul-de-sac right there.

A cul-de-sac there.

That's part of the MOSs later. Okay.

And then for the others, the cul-de-sac, one, two, three, four, five, six. Those other six, though, there's six more on a cul-de-sac there. I'm trying to figure out where is it. There's only one way in, one way out for those, though, right? Right.

No, they can take all the way down that central road. Okay. Or they could go across.

I just wanted to make sure because there's so many trees, it's hard to cut. Okay, thank you. I have full understanding. I just wanted to be sure. All right, thanks.

Any additional discussion?

That's it. None?

All right, seeing no more discussion, we'll vote for the motion to approve. Commissioner Harrison?

Aye.

Commissioner Allen?

Aye.

Commissioner Franks?

Aye.

Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Williamson?

Aye.

Alderman Peterson?

Yes.

The ayes have it. That item passes. Next, we have item number 18, consideration of ordinance 2026-17, an ordinance to zone 22.78 acres to planned PD 1.8 district for the property located north of Clovercroft Road and east of Oxford Glen Drive, Poplar's Reserve PUD. Staff?

The applicant is requesting to zone 22.78 acres to planned PD 1.8 district to accommodate the proposed development plan. The development plan has been submitted concurrently. Envision Franklin places these parcels within the mixed residential design concept, which states that the defined character across the design concept may vary by neighborhood, but new development should transition from existing development patterns in adjacent neighborhoods. In addition, new neighborhoods should have walkable, well-connected street systems that connect to surrounding neighborhoods and nearby destinations. They should be designed around natural features to highlight forested areas, hillsides and hilltops, water resources, and tree rows as accessible amenities. The proposed development, as outlined in the Poplar's Reserve PUD Development Plan, generally meets the intent and guiding principles of Envision Franklin. Staff recommends that the Planning Commission recommend to the Board of Mayor and Aldermen to approve Ordinance 2026-17. Thank you.

Thank you. Anyone from the public like to speak on this item? All right. Seeing none, applicant?

No, this is just the reason.

I don't have anything new to add at this time. Happy to answer any questions that you may have. Thank you.

All right. Thank you. Do we have a motion on this item?

Move to approve. Recommend approval. Second. All right.

Have a proper motion and second discussion. Anyone have any additional thoughts? All right. Seeing none, we'll vote for recommended approval to BOMA. Commissioner Harrison? Aye. Commissioner Allen?

Aye.

Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Williamson?

Aye.

Alderman Peterson?

Yes.

All right, the ayes have it. This item passes. Next, we have item number 19, consideration of resolution 2026-52, a resolution approving a development plan for Poplar's Reserve PUD subdivision with three modification of development standards, street and circulation, for the property located north of Clovercroft Road and east of Oxford Glen Drive. Staff?

The applicant is proposing 41 single-family lots for a site that's composed of 22.78 acres. As detailed in the associated rezoning staff report, Envision Franklin places these properties within the mixed residential design concept. The proposed development, as outlined, generally meets the intent and guiding principles of Envision Franklin. The proposed development meets the parking requirements within the zoning ordinance. The traffic impact analysis has been submitted and reviewed. The parkland agreement will be executed and will coincide with the development plan and rezoning at a BOMA work session. There are three modifications of standard requests for this plan. MOS number one is a request to remove or waive the requirement to provide a street stub to the eastern property. Chapter 9.6.3 states that street connections, street stubs, or internal drive connections shall be provided in every direction and shall connect to all adjacent streets and internal drives, including those existing, planned, or otherwise deemed necessary by the DRT to extend the street network. Staff does not support the MOS request due to the connection being feasible and the requirement for connectivity being necessary. Staff recommends disapproval of MOS number one. MLS number two is a request to align the connection to the adjacent western property to provide access to the northern property line via a right-of-way extension from the proposed cul-de-sac rather than in a manner that would extend Denhard Drive. Chapter 9.6.3a states that the arrangement of new streets and internal drives shall provide for the alignment and continuation of existing or proposed streets and internal drives into adjacent properties. Staff does not support the MOS request due to the connection being feasible and the requirement for connectivity being necessary. Staff recommends disapproval of MOS number 2. MOS number three is a request to provide a cul-de-sac at the Western Connection at Albrecht Drive to accommodate existing residents. Chapter 9.6.5D states that cul-de-sacs are permitted only where existing development, floodplains, wetlands, naturally occurring slopes exceeding 14%, riparian buffers, tree-safe areas, or other unique site conditions prevent a street connection. Staff does not support this MOS due to the lack of substantial reasoning for the full connection to be made as required by the zoning ordinance. Staff recommends disapproval of MOS number three. Staff recommends that the Planning Commission recommend to the Board of Mayor and Aldermen to approve Resolution 2026-52 with conditions. Thank you.

Thank you. Anyone from the public like to speak on this item?

All right.

Seeing none. Applicant?

Hello, Greg Gamble again, and I'm going to skip forward a few slides to modification of standards. Modification of standards, number one, this is a request to waive the requirement to connect a Stub Street to the east. Clovercroft Road is a collector road. And in order to have a street exit back out onto Clovercroft Road, it would have to align with Poplar Farms in this particular location. The gold color that you're seeing here, those are 14% to 19% slopes. The red that you're seeing on here, those are 20 plus percent slopes. A road slope has a maximum of 10% in the city of Franklin. Anywhere along this eastern boundary, if a road was stubbed out, put in somewhere, we would have to fight the 14 and 20% slopes in order to get back to this intersection here on Clovercroft Road. There is an existing house, an estate home that's there on this property now, and there's an existing estate home that's on top of the hill here. Both of those are in the county. Neither one of those properties are currently annexed into the city of Franklin. Both of these properties are not only encumbered by the Hilltop Hillside Overlay in this location here, but also by the buffer. In the HHO buffer, any slope that's greater than 14% is protected. So from that rationale, we found that it to be very difficult and really impractical to extend a road easterly across these two properties for those reasons. Modification of standards two and three. We are requesting that we have the ability to provide the DeBeers a cul-de-sac in this location. Again, these three properties will not be included in the Homeowners Association for Poplar's Reserve going forward. What we are providing is a right of way the blue area here this is right of way that would allow the home that's right here on the north side of the lake to have road frontage if it ever needed it. I provided you on the eight and a half by eleven handout page two what we're seeing as a part of the aerial photograph. So you can see on the aerial photograph this pond. It is an inline pond in a stream. It is considered a Waters of the State. It does have 60 foot buffers on it. To the north of it, there's a home, and to the south of it, there's a home. So both of those homes are existing today. The home to the north does not have road frontage. By providing right-of-way off of this cul-de-sac, we could provide road frontage. If this property were to ever develop in the future, a road could be extended to the south and or tie back into Navarro's roadway network. We are requesting a cul-de-sac at the end of Albright Drive. That's this little stub street that comes off of Navarro right here, and that's this cul-de-sac here. In the city of Franklin, when you develop, you're required to meet the stormwater ordinance requirements of both bioretention to infiltrate the first one inch of water in the ground and detention. And we have to provide that bioretention and detention for the Dober's lots as well as the roadway stormwater. This is a stream right here that's running through the property, goes right underneath the road. All stormwater elements must be in open space. And so... This is the perfect location to capture the drainage that's coming downhill from there. By providing a through street, it really limits our opportunity to meet and adequately provide that stormwater elements and also provide the lot square footages that the Daubert family are looking for. All three of those lots are greater than 33,000 square feet, which is essentially an R1 subdivision in the City of Franklin zoning ordinance. With that, I'm happy to answer any questions that you may have about the modification of standards and or the development plan. Thank you.

Thank you. Do I have a motion on the main motion for this item?

Move for approval to the Board of Mayors. Second. So without conditions.

Right. So proper motion is second and we'll move into the first modification of standards. that is the request for a move waive the requirement to provide a street stub to the eastern property and staff recommends disapproval for that modification of standards have a motion on that motion to approve second

So the motion is to approve staff's recommendation? No.

No.

Okay. To approve the modification. Okay. I wanted to be sure you were aware.

And since that is against staff recommendation, what is the justification for approving that? The slopes. Okay. All right. Any other discussion?

Yes. Okay. Part of the reason for connectivity and the whole reason for having the ordinance is for safety. And I know that I don't think he said it's impossible. It's not impossible to have this connection. It may be a little more difficult to have this connection. And we don't ever... having connectivity is for safety. And the reason that I was pointing out and asking the questions about so do we have connectivity here, so do we have connectivity there, the first thing when you look at the plan for me was the number of And one way ends in one way acts in the number of cul-de-sacs was making me feel I was feeling claustrophobic just looking at the plan, to be honest with you. And I'm not going to support this. I feel that the more connectivity, the better. And going forward, so I won't have to repeat this, I'm not going to support not having connectivity. If you don't get it on the front end, you're never going to get it on the back end. Because when someone gets used to not having a road, you're never going to get it later on. Because the first thing people are going to say is, my children play in the street. My children play there. And the reason for it is for safety. Because the first time that you have a flood, the first time that you have anything happen, you only have one way in. or one way out. You never miss connectivity and you never really long for it until you don't have a way in or out with a flood. And it's just for the way we get our emergency vehicles in and out. So I won't be able to support this. So I'm done.

Thank you. Thank you. Any other discussion? I want to make sure I understand the hillside protection. Could you go to slide 9, the one with the heat map?

It says modification number one on it. Yeah, that's the first one.

Oh, we're on this one, right? MOS, yeah. Yes, number one. So the entire area in yellow, I guess, the whole highlighted circle, that's the 500-foot boundary. And so that's protected, right?

So it looks like this is just a slope map that the applicant has provided. This is just a slope map.

Yeah. So the property, the sliver property to the east, could it theoretically be developed? Because my concern is that They developed that property to the east.

The property that's not part of this?

Correct.

Okay. Sorry, I just wanted to clarify.

Yeah, they built on that. They have a driveway, but if you put more than one home on that without connectivity into the neighborhood, they're going to have a main drive right next to this main drive on Clovercroft.

That is correct. Jimmy's nodding.

Yeah, but the current driveway is serving a single home. So I guess I'm curious, how many homes could you, I guess, put on? Is that lot truly developable?

That's probably a better question for Greg, but the yellow is, I think you said 14% slopes, which can be developed on. It is in a hillside overlay, so there are some restrictions, but Without connectivity, you are suddenly limiting what could be done to the property, so it is kind of a hindrance to the neighbor if there's not a stub connection there because having a driveway that close to the entrance of this development would probably be contrary to our street standards. I can't measure it here in front of you today, but... The more connectivity you have, the more opportunity you have to reduce the number of connections on the Clovercroft Road, which we've already heard a lot about tonight. So that would be the goal to get a connection to the east is provide the opportunity for redevelopment and not limit it and not add additional cuts that are too close together on Clovercroft Road. Okay.

Chair? I want to answer that question in just a slightly different way. That property is approximately five acres in size. Anytime you have a property within the HHO buffer that has 14% slopes on it, the smallest it can be is two acres in size. So we're not talking about a significant development potential of this property, if that makes sense.

But more than one, huh?

I believe there's only one home on this particular property. But I don't believe that our ordinances would allow for any additional roadway cuts between where this one's being proposed and Poplar Farm. Like there's no other opportunity for another roadway. until you get all the way to here. So even if you did stub a road out, there's really no opportunity for it to go anywhere. If you look at, If you look at the context map of where we are, there are no stub roads from McKay's Mill. There's a protected hilltop here. There's no connections to the north. There's no connection to McKay's Mill along this edge. And then you have the hilltop and hill protection area that we're talking about here. So from a context standpoint, it's a good idea from our opinion, it feels like we're at the end of the road, for lack of a better word.

Thank you. Commissioner Williamson?

Yeah. I mean, just looking at the property in the east, and I know, you know, the opinion is it's not really much you can do with it, but I still think, you know, what if in the future there was, you know, two additional properties or something that was done with that? And then I think of, you know, the connection that's being provided on, you know, this development that they can get out on a Road that's not Clovercroft and how nice that would that's going to be for all those Anybody who's living in there I? Just see that as a kind of an added benefit if that were to ever be developed it might not You know it might just sit there But I you know would could not vote in favor of the modification of one Anyone else?

All right, we have a motion to approve modification number one, and we'll begin with voting. Commissioner Harrison? Aye. Commissioner Allen?

Nay.

Commissioner Franks? Aye. Commissioner Oroboza? Aye. Commissioner Mann? No. Commissioner McLemore?

Aye.

Commissioner Williamson?

No.

Alderman Peterson?

Yes.

All right. We have a vote of in favor of five to three. This modification passes. Modification of standard number two, request to align the connection to the adjacent western property to provide access to the northern property line via a right-of-way extension from the proposed cul-de-sac rather than in a manner that would extend Denhart Drive. And staff recommends disapproval on this item. Do I have a motion?

Recommend approval for modification standard number two.

Okay. Second. All right. I have a proper motion and a second. Discussion? Thoughts on this item?

Just to say that I'm voting no for the same reason that I stated previously.

Okay. Thank you. Anyone else? Commissioner Williamson?

For this one, you know, I don't see really an issue just from, you know, it's going to provide future connectivity if they want, if they want to put through there. Okay.

Anyone else? All right. We have a motion to approve and we'll vote. Commissioner Harrison? Aye. Commissioner Allen?

Nay.

Commissioner Franks? Aye. Commissioner Oroboat's aye. Commissioner Mann? No. Commissioner McLemore?

Aye.

Commissioner Williamson?

Aye.

Commissioner Peterson?

Yes.

The ayes have it. Modification number two passes. Modification number three. Request to provide a cul-de-sac at the Western Connection at Albrecht Drive to accommodate existing residents. And staff recommends a disapproval on this item. Do I have a motion? Modification standard number three.

Second.

All right. I have a proper motion to second discussion. Anybody have thoughts on this item?

Sure. I'm already on record.

Gotcha.

For this one, I see kind of that cul-de-sac. It's almost an extension of the adjacent neighborhood. So, you know, that's really how it's functioning.

I can support this one.

Because particularly with the right-of-way dedication, I think that satisfies connectivity for the house on the north side of that pond. Okay. Anyone else?

All right. We have a motion to approve. No other discussion. We'll vote. Commissioner Harrison? Aye. Commissioner Allen? Nay. Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Williamson?

Aye.

Alderman Peterson?

Yes.

All right. The ayes have it. Modification number three passes. So we'll go back to the main motion, which was for approval. Any discussion on the overall item with three approved modification of standards? Anyone? All right. We'll vote. Commissioner Harrison? Aye. Commissioner Allen?

Aye.

Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Williamson?

Aye.

Alderman Peterson?

Yes.

The ayes have it. Item number 19 passes. So now we're going to skip over to item 21 and we'll do it first. All right, item 21, consideration of ordinance 2026-07, an ordinance to rezone 7.031 acres from Regional Commerce 12, RC 12 district to planned PD 32.7 district for the property located north of Goose Creek Bypass and west of Old Paytonsville Road, located at 2408 and 2412 Goose Creek Bypass, and this is the Bassett PUD subdivision. Staff?

Thank you. The applicant is requesting to rezone 7.031 acres from Regional Commerce 12 to planned PD 32.7 district for a property located at 2408 and 2412 Goose Creek bypass to accommodate the proposed development plan. The development plan has been submitted concurrently, and Envision Franklin places this property in the regional commerce design concept. Envision Franklin states that new development should have integrated designs with coordinated access, amenities, and cohesive architecture that fits within the context of the corridor. The associated special consideration states that for the property located east of Five Mile Creek, south of Five Mile Crossing, north of Goose Creek Bypass, and west of Interstate 65, a standalone multifamily development is appropriate along the frontage of Goose Creek Bypass and Interstate 65 frontage due to restricted access from Goose Creek Bypass. the proximity to commercial uses, and the availability of pedestrian infrastructure to the Berry Farms Town Center retail and office uses. The maximum height for a standalone multifamily building in this location should be six stories. The proposed development, as outlined in the Bassett PUD Development Plan, generally does meet the intent and guiding principles of Vision Franklin, as well as the special consideration. Staff recommends that the Planning Commission recommend to the Board of Mayor and Aldermen to approve Ordinance 2026-07. Thank you.

All right. Anyone from the public like to speak on this item? All right. Seeing none.

Hi, Jeff Rosiak with Kim Lee Horn, representing Madison Capital, the developer. Russ Raven from Madison Capital is also here tonight to help answer questions. Can I go ahead and present the development plan presentation for you all? I know this is the rezoning.

It's your time.

Great. So as Chelsea mentioned, Madison Capital is seeking a development plan and rezoning for this property. It's at the northwest corner of I-65 and Goose Creek Bypass. This property was the subject of an Envision Franklin amendment. requesting a special consideration to allow standalone multifamily use. It limited multifamily use to six stories. You'll see later in this presentation that this development plan proposes five stories. Some of the reasons that this special consideration was approved was because of kind of the pattern of development and the fabric that this development sits in. It's somewhat remote in terms of road access from Goose Creek Bypass. You have to kind of wind your way through Berry Farms to get to the site and so some of the commercial uses that are supported in regional commerce are a little bit less able to succeed at this site. It's also part of the pedestrian fabric, pedestrian connectivity fabric that's at this corner of the overall Goose Creek development and ties into the network that has been established at Berry Farms. It does have its own pedestrian network and its own amenities as well, but it leans on Berry Farms and complements Berry Farms very well. This is the existing condition of the site. This is, of course, the location of the old Goose Creek Inn and gas station, so this has been disturbed and hasn't had any tree coverage for quite some time. And it was part of the self-storage construction to the north. The original site plan had a parking lot in this area, so it's kind of replaced some of that parking with what's being proposed in this development plan. The proposed development is on 7.03 acres and has 230 proposed multifamily units, a mix of one- and two-bedroom apartments. As I mentioned, it's a five-story building. The plan includes amenities for the building, such as inside the building, such as co-working space and fitness center. There's also a pool amenity area, plaza space kind of out in front towards Goose Creek Bypass, and a system of trails and sidewalks that the development connects to. The indoor and outdoor amenities are located in such a way to activate the ground floor and of the multifamily and to kind of complement and create activity in this in this zone. One addition of this of the location this or one benefit of the location of this building is that it does somewhat screen the self storage that's under construction to the north to the north of the site. Our team's been working with staff and working really hard to get the architecture right. When we were at the joint conceptual workshop, we heard comments about architecture and we knew that we weren't quite there yet, so we've been working hard to get that right. Here you can see a couple of images from that previous submittal. As we continued to kind of work on that and refine the architecture, we went to Berry Farms and looked at Berry Farms as a precedent. We really studied some of those elevations and tried to incorporate some improvements from what we saw at Berry Farms. Some of the elements that we included and improved based on that inspiration were these identifiable sections of massing as you go down the facade that try to break down the building facade. We also saw vertically proportioned windows that we've tried to incorporate to, again, kind of emphasize that aspect. that vertical separation of the units. We've created ganged balconies that create vertical elements in the architecture as well. We've tried to emphasize use of more masonry. We have sections that incorporate more masonry and then this kind of last section of the building is an all brick section where the pedestrian zone would be where the leasing and amenity areas are. We've also incorporated some awnings to kind of emphasize those pedestrian entries. Here you can see where it kind of breaks down into those vertical sections where we've tried to kind of break down that massing across the facade of the building. So we hope that you agree that we've made these improvements and that this is a valuable addition to Franklin and I'm happy to answer any questions. All right, thank you.

Do we have a motion to vote? I demand a motion to approve to the Board of Mayor and Alderman.

Second.

All right. Proper motion. Second. Discussion? Anybody have any thoughts on this one? No?

This is just the first item of the two items.

All right.

Seeing no discussion, we'll proceed with voting.

Commissioner Harrison. Commissioner Allen?

Aye.

Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Williamson?

Aye.

Alderman Peterson?

Yes.

The ayes have it. This item passes. Now we'll go back and see item 20. All right, item number 20, consideration of resolutions 2026-35, a resolution approving a development plan for the Bassett PED subdivision with one modification of development standards, and that's foundations, for the property located north of Goose Creek Bypass and west of Old Paytonsville Road, located at 2408 and 2412 Goose Creek Bypass. Staff?

Thank you. The applicant is proposing 230 multifamily dwelling units for a site that's composed of 7.031 acres. As detailed in the associated rezoning staff report for Ordinance 2026-07, Envision Franklin places these parcels within the regional commerce design concept with an associated special consideration for multifamily. The proposed development as outlined generally meets the intent and guiding principles of Envision Franklin as well as the special consideration. The proposed development meets the parking requirements within the zoning ordinance. The traffic impact analysis has been submitted and reviewed and the parkland agreement will be executed and will coincide with this development plan and rezoning at a BOMA work session. There is one modification of standards request for this plan. MOS number one is a request to reduce the minimum 18 inch requirement to no minimum such that porches can be provided at grade to provide accessible routes to sidewalks along the building facade facing streets or highways. Chapter 6.8 states that the finished floor elevation must be a minimum of 18 inches above grade at the front facade. The applicant's requesting to reduce the required 18-inch foundation for multifamily buildings as required in Section 6.8 of the zoning ordinance to have the foundation at grade along the building facades facing streets to better accommodate the residents of the building. Staff can support the MOS request to reduce the foundation height to grade level based on the Board of Mayor and Aldermen having approved similar requests for foundation reductions in order to better accommodate ADA requirements. Staff recommends approval of MOS number one. Staff recommends that the Planning Commission recommend to the Board of Mayor and Aldermen to approve Resolution 2026-35 with conditions. Thank you. Thanks.

Anyone from the public like to comment on this item? All right. Seeing none, applicant?

I don't really have anything to add. Just here to answer questions if needed. Thanks. All right. Thank you.

Can I get a motion on this item?

I recommend a motion to approve to the Board of Mayor Alderman with conditions. Second.

All right.

Proper motion and second. Discussion? Oh, wait a minute. Before we discuss this, let's roll into the modification of standard first. So MOS number one, request to reduce the... reduce this minimum 18-inch requirement to no minimum such that porches can be provided at grade, provide accessible route to sidewalks along the buildings, facades, facing streets, highways. And staff recommends approval on this modification.

I'd like to approve the recommendation.

Second.

All right. Discuss? Question? Yes.

So staff, so now this was a requirement. someone requested a modification of standard, Because you guys had said no. The Board of Mayor and Alderman granted it. And so now because the Board of Mayor and Alderman has done this and someone else has requested it, you said let's go along with it. So my question is, should it be a standard? But I want to know, should we have it? Because if you're just going to capitulate to the Board of Mayor and Alderman because someone has said, should we have it? Now I want to know, should we have it? Not because the Board of Mayor and Alderman said let's do it. Should we have it? Should it be a standard?

That's a good question. We do periodically go back and look through all the modifications of standards granted every few years and we propose that comprehensive update to the zoning ordinance based on how many modifications and variances have been granted by the boards.

Okay, so what I would request of you is this. And it's okay, I understand, because you work at the, you as a director work at the pleasure of the board. But my question would be to you, even if you say we need to change it, I still would like to know if that should be a standard. That's just my request. Thank you. All right.

All right. Any other discussion? Commissioner Whipson?

Just I'm looking at page 9 of 12, and, yeah, there's definitely some better efforts made to kind of break up the building and the gang, balconies and everything. Kind of my only comment is mainly on the main corner. I know it's an architectural comment. It's not necessarily for the development plan, but just maybe a little bit more finessing on that. Mainly, you know, it's a section of building, but it's a little awkward, so.

We can revisit that comment on the main motion.

Oh, okay. We're still on MLS. Thank you.

All right. Any additional comments on modification number one? When we have a proper motion for approval and second, we will begin to vote. Commissioner Harrison? Aye. Commissioner Allen? Aye. Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Aye. Commissioner McLemore?

Aye.

Commissioner Williamson?

Aye.

Alderman Peterson?

Yes.

The ayes have it, and we'll go back to the main motion. Any additional discussion on that?

Previous comment I made, just that main corner, it just needs a little bit finessing, for my opinion. It's kind of a block, but I think the rest of it's you know, working quite nicely, so.

All right. Additional comments overall? All right. We have a motion to approve and proper second. Discussion's over. I will vote. Commissioner Harrison? Aye. Commissioner Allen?

Aye.

Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Williamson?

Aye.

Alderman Peterson?

Yes. All right.

The ayes have it. Item number 20 passes. Item number 22, consideration of ordinance 20-26, 20-26-16, an ordinance to rezone 7.68 acres from planned PD district to planned PD 18.85 district for the property located north of Westmead Boulevard and west of Brookwood Avenue, located at 500 Westmead Boulevard. And this is the Iris Place PUD. Staff?

Thank you. Let me just pull up the map really quick. Yeah, so the applicant has submitted a rezoning request for the property located at 500 Westmead Boulevard. The rezoning is being submitted in conjunction with the Franklin Housing Authority's new Iris Place Pugetee subdivision with 144 residential units on 7.68 acres with a proposed density of 18.85 units per acre. And Vision Franklin places this property in the mixed residential design concept, which states that this concept contains residential neighborhoods with a combination of single-family dwellings, duplexes, multiplexes, and townhouses. Defined character across this design concept may vary by neighborhood, but new development should transition from existing development patterns in adjacent neighborhoods. Envision Franklin does include a special consideration for the mixed residential design concept, specifically for Franklin Housing Authority properties that they may include multifamily residential in accordance with their master plan. The FHA master plan has been updated with the plan that is being presented tonight, so it meets the recommendations of Envision Franklin. Staff recommends approval of Ordinance 2026-16. Happy to answer any questions. Thanks.

Anyone from the public like to comment on this item? All right, seeing none, applicant?

Hello, my name is Greg Gamble and I'm here tonight with Elmington and Franklin Housing Authority representing both of them in their pursuit to develop the last two phases of the Franklin Housing Authority Master Plan. Original Master Plan was approved in 2010 and incrementally the Housing Authority has been redeveloping their properties. These two properties were developed originally in the end of the 1950s and the early 1960s. The infrastructure for these two properties is starting to wither. It's growing old. It's starting to need not only repair to the architecture but repair to the actual infrastructure that's in the ground. with the Franklin Housing Authority's mission to provide housing with dignity, it's time to rethink these two properties. These two property, the master plans for these properties were approved in a revision of the Housing Authority master plan at the beginning of this year, 2026. And I have a quick presentation just to kind of show you the master plan in regards to the rezoning effort. Can I pull that up? It's okay. The existing conditions, there are 34 duplex units. The total property is 7.86 acres in size. The proposed master plan Includes a total of 144 dwelling units to L-shaped condominium buildings that are on the area here with parking located behind per zoning ordinance requirements and two-story townhome units that are located along Edgewood Boulevard that front onto Edgewood Boulevard with parking located behind those. I'm happy to answer any questions you may have on the rezoning. Thank you. Thank you. Do I have a motion on this item?

Second.

All right. Proper motion in second. Discussion? Anybody have thoughts? None. All good. All right. We'll proceed to vote. Commissioner Harrison?

Aye.

Commissioner Allen?

Aye.

Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

And Commissioner Williamson recuses herself on this item. Alderman Peterson?

Yes. Yes.

All right, the ayes have it. Item 22 passes. Item 23, consideration of Resolutions 2026-50, a resolution approving a development plan for Irish Place PD subdivision with two modifications of development standards, parking and open space, for the property located north of Westmead Boulevard and west of Brookwood Avenue, located at 500 Westmead Boulevard. Staff?

Thank you. The applicant has submitted a development plan for the Irish Place PD subdivision located at 500 West Mead Boulevard. It does include 144 multifamily residential units spread across five new multifamily buildings. As stated previously, Envision Franklin places this property in the mixed residential design concept, which does have a special consideration for Franklin Housing Authority properties that multifamily residential is allowed in accordance with their master plan. There are two modification of standards requests with this PUD subdivision. MOS number one, the applicant is requesting to modify the minimum parking standard to 1.75 spaces per multifamily residential unit type for all bedroom types. Section 10.2.3 of the ordinance requires the following parking ratios for multifamily parking. Studio was required to be 1.25 spaces per unit. One bedroom, 1.25 spaces per unit. Two bedrooms and up are 2.25 spaces per unit. The applicant has provided a parking memo with sufficient information for this request. Additionally, the Board of Mayor Alderman has previously approved similar MOS requests for multifamily parking standards for similar developments. With the information provided by the applicant and the previous granted requests, staff is supportive of the request and is recommending approval of MOS number one. For MOS number two, the applicant is requesting to modify the required natural area from 10% to 0% with a total of 15% open space with 5% to be programmed and 10% to be non-programmed. Section 11.1.5 of the ordinance requires that PDs with residential uses only have an additional 10% natural area for a total of 15% open space and natural area. This PUD is replacing an existing development that did not incorporate any significant natural areas or resources into the original design. As such, there was really nothing that would qualify as natural area per our city definition. Natural areas include meadows, hillside, ponds, streams, slopes, et cetera. The applicant has agreed to increase the amount of open space to 15% in order to keep the intent of the regulation. Given the lack of natural area amenities for the specific site and the applicant's willingness to increase the total number of open space, staff is supportive of the request and recommends approval of MOS number two. So staff recommends that the Planning Commission recommend to the Board of Mayor Alderman to approve what Resolution 2026-50 with conditions. Thank you.

Thanks. Anyone from the public like to speak on this item? All right, seeing none. Applicant?

I just had a quick comment to make real quick. From the joint conceptual workshop, we heard that the architecture needed to read from the street as though it was a collection of buildings. And so Mike Hathaway is here tonight with 906 Studio. His team worked very hard on providing new elevations of the architecture to y'all. If you have any questions for him, I'm sure he'd be happy to answer. Regarding the modification of standards, I hope the open space modification of standards is pretty clear. I don't know that we've ever had to ask for something like that before, so it's quite unique. But regarding the parking modification of standards in the analysis that was done by Kimley Horne's team, They state, based on market comparison, industry standard data for affordable housing supports ratios as low as one space per unit, which would result in a reduction of even more spaces for Denison and more spaces for Iris than what are being requested. ITE is the only source that provides ratios specific to affordable housing. So they were able to find data that really kind of supports the request and aligns with the use for Denson. We'll be providing 171 parking spaces for 97 homes. And for IRIS, we'll be providing 243 parking spaces for 144 homes. So certainly believe that we're providing an adequate amount for the communities. Thank you.

All right.

Thanks.

Have a motion. Can I try this again? Go for it. I recommend approval to the Board of Mayor and Aldermen. All right.

A proper motion in seconds. So we'll move into modification of standard number one. Request to modify the minimum parking standard to 1.75 spaces per multifamily residential unit type for all bedroom unit types. And staff recommends approval on that one. Do I have a motion?

I recommend approval. Second.

All right. Discussion? Any thoughts on parking? All good? All right, then we'll vote. Commissioner Harrison. Aye. Commissioner Allen.

Aye.

Commissioner Franks. Aye. Commissioner Orr votes aye. Commissioner Mann. Yes. Commissioner McLemore.

Aye.

Commissioner Williamson is recusing from this item. Alderman Peterson.

Yes.

All right, the ayes have it. Modification of standard number one passes. Modification of standards number two. Request to modify the required natural area from 10% to 0% for the total of 15% open space, 5% to be programmed, and 10% to be non-programmed. And staff recommends approval on this one. Can I have a motion? Recommender, sorry, go ahead. Motion to approve. Second. Discussion on open space? All right. Let's vote. Commissioner Harrison?

Aye.

Commissioner Allen?

Aye.

Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Williamson recuses herself. Alderman Peterson?

Yes.

The ayes have it. Modification of standard number two passes. Let's roll back up to item 23 as a whole. Any discussion on the item overall? All right, let's vote. Commissioner Harrison.

Aye.

Commissioner Allen.

Aye.

Commissioner Franks.

Aye.

Commissioner Orr votes aye. Commissioner Mann. Yes. Commissioner McLemore.

Aye.

Commissioner Williamson is recusing herself. Alderman Peterson.

Yes.

All right, the ayes have it. Item 23 passes with both modification standards included. Item 24. Consideration of Ordinance 2026-15, an ordinance to rezone 5.14 acres from planned PD district to planned PD 21.70 district for the property located east of Natchez Street and north of Action Street at 137 Natchez Street, and this is the Denson Place PUD.

Staff? Thank you. The applicant has requested a zoning or rezoning request for the property located at 130 Natchez Street. The rezoning is being submitted in conjunction with the Franklin Housing Authority's new Denson Place PUD subdivision with 97 units on 5.14 acres and a proposed density of 21.7 units per acre. Envision Franklin places this property in the mixed residential design concept, and that design concept does include a special consideration that Franklin Housing Authority properties may include a multifamily residential in accordance with their master plans. And the FHA master plan has been updated with the plan that is being proposed tonight, so it meets the recommendations of Envision Franklin. Staff recommends approval of Ordinance 2026-15. Happy to answer any questions. All right, thanks.

Anybody from the public like to comment on this one? Looks like we have one. Please state your name and address.

You have two minutes. Hello. My name is Travis Brain. I live on 105 Acton Street, Franklin. This development is very close to our house where we have a small child. And so with the current units on the property is 30 units with the proposal of 97 units. I'm from the state of Kentucky. We don't have a good school system, but that seems like a massive increase of people in traffic. So I would like to know if the applicant has done any traffic studies or any drainage, sewage studies that they would be able to provide current residents on the street for the safety of our children.

Thank you. Staff, would you like to comment on the residents' concerns about the engineering that goes into these developments?

Jimmy Wiseman, our assistant director of engineering, is going to come speak to that.

Yes, a traffic study was done. This project actually fell below the threshold for a required traffic study by our guidelines and standards. However, one was done. All of the studied intersections operated at acceptable levels of service. with response to the sewer and stormwater questions, those are more site plan related issues that will come later at a detailed site plan design. We have, however, already gone out to the property. Several staff members from stormwater engineering met with the engineering team to look at some of the aging infrastructure in the area for stormwater because that was a concern that we recognized early on. We have some folks in the street department who have a lot of history down here responding to concerns. So we're hopeful to get some of those things fixed when the site plan comes in. Happy to answer anything else. Thanks for the clarification. Applicant?

Hi, my name is Greg Gainville again, representing Franklin Housing Authority in Ellington. And there have been a few changes to the master plan since the joint conceptual workshop that I want to make you aware of. One, we are providing a 75-foot historic buffer adjacent to the church that's on Natchez Street. So that's been included in our plan. The homes that are fronting onto Natchez Street, when we brought that to you at the joint conceptual workshop, we showed them as two and a half stories. Those are now just two stories. Two-story structures. The homes that front onto Acton Street, those homes are now just two stories. We got rid of that half story on those as well. The three-story structure is directly behind the HG Hill site on the adjacent road. And we have been able to work with city engineering to provide stormwater management on the property that's not there today. So back in the 60s it wasn't a practice. Today obviously in 2026 it is. So we've included that. This area does not currently have sufficient fire flow protection and we're going to be extending water lines from Columbia Avenue alongside the police station there to make sure that we get adequate fire protection for this property. Also with the joint conceptual workshop, it was asked whether or not the parallel parking was required by the zoning ordinance. I handed this out to each of you earlier. Here under streets 9.2.4, it says streets shall have parallel parking when serving homes on lots with lots widths less than 45 feet, duplexes, multiplex townhomes, and multifamily residential. So it is a requirement of the code and we're satisfying that requirement by providing the on-street parking on Natchez Street.

Thank you All right, thanks have a motion on this item Either one myself or Scott second, yeah Have a Motion for approval from Commissioner Harrison and a second from Commissioner McLemore. Discussion?

And I just want to follow up if I could make sure that, and I'll direct the staff not to Greg on here. Sure. Here where he was making clarification because there have been some changes on here. I see along Natchez because that had been a concern of mine. We still have that sidewalk. We still have sidewalk there. There's not that parallel parking. It's not along Natchez. I still see that sidewalk in place along Natchez that is there. Correct? Staff, am I? Am I looking at this drawing correct? Because I'm looking here where it says parallel parking, but I see here along Natchez, the sidewalk is still along Natchez. That parking is interior. It is not along Natchez. Am I looking at this drawing correctly?

I'd have to pull up the plan specifically, but, I mean, sidewalks are required.

Right. Okay. So, yeah. Because in a rendering before, it was showing parking along Natchez. I'm still seeing on this drawing here, I see sidewalk on Natchez, and I see that parking interior. Okay. I'm just seeing. All right. Okay.

Okay, so I'm obviously looking at something wrong. I'm sorry. I think I'm hearing your question in a little bit different way. We are showing parallel parking on Natchez Street.

I'm looking at a sidewalk. Are they going to be parking on the sidewalk then? Because I'm seeing a sidewalk right by Natchez. Okay, I'm looking at something wrong here then.

Well, this is the rezoning.

Okay, well, we'll talk about that later then. Never mind. All right. Never mind.

Any other discussion on the rezoning?

I've seen the sidewalk.

All right. I have a motion for approval and a proper second. We'll proceed with voting. Commissioner Harrison? Aye. Commissioner Allen?

Aye.

Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Williamson recuses herself. Alderman Peterson?

Yes.

All right. The ayes have it. Item 24 passes. Item 25, consideration of resolution 2026-49, a resolution approving a development plan for Denison Place PUD subdivision with four modifications of development standards, parking, open space, and buffer for the property located west of Natchez Street and north of Action Street located at 137 Natchez Street. Staff?

Yes, thank you. The applicant has submitted a development plan for the Denson Place PUD subdivision located at 137 Natchez Street. The development plan is being submitted as part of the Franklin Housing Authority's Denson Plan PUD subdivision with 97 multifamily residential units on 5.14 acres. Envision Franklin does place this property in the mixed residential design concept, and Envision Franklin does include a special consideration that FHA properties may include multifamily residential in accordance with their master plan. There are four modifications of standard requests with this plan. The first two are going to sound very familiar. So the applicant is requesting to modify the minimum parking standard to 1.75 spaces per multifamily residential unit type for all bedroom types. Similar to the previous development plan, the applicant has provided sufficient information as well as there have been previous requests of this nature granted before. So staff is supportive of the request and recommends approval of MOS number one. MOS number two, the applicant is requesting to modify the required natural area from 10% to 0% with a total of 15% open space, 5% to be programmed, and 10% to be non-programmed. And very similar to the previous plan, there was not any existing natural areas or what that would qualify as natural area in the city's definitions on the property. So given the lack of natural area amenities for this specific site and the applicant's willingness to increase the total number of open space, staff is supportive of the request and recommends approval of MOS number two. For MOS number three regarding the historic buffer, The applicant is requesting to allow stormwater infrastructure within the historic buffer that has been established at the north end of the development adjacent to the First Missionary Baptist Church. New development next to National Register properties or those that are eligible for the National Register of Historic Places are required to incorporate historic buffers to protect the historic and cultural assets of the community. To protect the freestanding historic lands and structures from negative visual impacts associated with new development in their proximity, New development and redevelopment are subject to one or more applicable historic resource edge treatments in Chapter 18 of the zoning ordinance. While the eligibility of the church campus is still pending from the State Historic Preservation Office, the applicant has established a 75-foot naturalistic historic buffer in the plans. Section 18.3.7 prohibits stormwater retention or detention facilities within the buffer. Staff is comfortable with the MOS request provided that the plan meets the required landscape screening to further protect the local cultural asset. Staff recommends approval of MOS number 3. MOS number four, the applicant is requesting to allow stormwater infrastructure within that same 75-foot historic buffer that has been established at the north end of the development adjacent to the First Missionary Baptist Church. To protect the, let me see. So while the eligibility of the church campus is still pending, the applicant has established that naturalistic historic buffer in the plans. Section 18.3.7 dictates that additional width shall be added in an amount equivalent to the amount occupied by the utility lines and associated easements. Given the limited size of the property, staff is supportive of the MOS request to not apply additional width to this naturalistic buffer. Staff recommends approval of MOS number four.

Before you sit down, Joey, do you mind going ahead and pulling up the development plan so we can look at that parking along Natchez?

Sure.

Thank you.

Thankfully it loaded, so we're ready to go.

Thank you so much.

And just since I just talked about it, here's that 75-foot buffer treatment.

Okay.

So here's the parallel parking being proposed along, or the required parallel parking along Atchis Street and the sidewalk alongside it.

Five feet sidewalk, two feet curb and gutter, at least 14 feet. Because it's 50 feet right away.

So staff recommends approval of Resolution 2026-49 with conditions.

Thank you. Thanks. Anyone from the public like to comment on this item? Seeing none. Applicant?

I'm Greg Gamble, representing the applicant, and happy to answer any questions that you may have tonight. Thank you. All right. Thanks.

Entertain a motion on the main item.

Move approval. I'll second.

All right, proper motion is second. Let's go to modification of standard number one, request to modify the minimum parking standard to 1.75 spaces per multifamily residential unit type for all bedroom unit types. And staff recommends approval for this. Do I have a motion on this item? I have a motion on the modification first.

Second?

I think Commissioner Franks beat you.

I didn't hear him. Second.

Thank you.

Second.

Got you. Proper motion and second discussion on parking spaces. Anyone interested in discussing the number of parking spaces? All right. Seeing none, we'll vote on the item. Commissioner Harrison? Aye. Commissioner Allen? Aye. Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann?

Yes.

Commissioner McLemore? Aye. Commissioner Williamson recuses herself. Alderman Peterson? Yes. All right. The ayes have it. Modification of standard number one passes. Modification of standard number two, request to modify the required natural area from 10% to 0% with a total of 15% open space, 5% to be programmed, and 10% to be non-programmed. And staff recommends approval for this one. Do I have a motion?

Move for approval. Second.

Have a proper motion and second discussion on this item? Anyone? No? All right, let's vote. Commissioner Harrison?

Aye.

Commissioner Allen?

Aye.

Commissioner Franks?

Aye.

Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore? Aye. And Commissioner Williamson recuses herself. Alderman Peterson?

Yes.

The ayes have it. Modification of standard number two, passive. Modification of standard number three, request to allow stormwater infrastructure within the historic buffer. And staff recommends approval for this one. Do I have a motion? Discussion? No. Commissioner Harrison?

Aye.

Commissioner Allen? Aye. Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore? Aye. Commissioner Williamson recuses herself. Alderman Peterson?

Yes.

All right. The ayes have it. Modification of standard number three passes. Modification standard number four, request to allow utility easements within historic buffer without applying additional offsetting width to the buffer. And staff recommends approval for this one. Do I have a motion?

Move for approval. Second. All right.

Proper motion and second. Any discussion? Probably not. Let's vote. Commissioner Harrison? Aye. Commissioner Allen? Aye. Commissioner Franks? Aye. Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Wiggum recuses herself. Alderman Peterson?

Yes.

All right. The ayes have it. Modification standard number four passes. Let's roll up to the original item, number 25. Any discussion?

Yes, we do. Okay, so we've got a 50-foot road wide away, correct? How wide is a standard street?

The standard street would be anywhere between, if you're just talking about the travel lanes?

Travel lanes.

Between 22 and 24 feet wide.

Okay, so we've got the 50, so there's two feet for the drainage stormwater. This is on this side, right? There's going to be two feet on the other side, right? Okay, so anyway, so five foot plus two feet is seven, because the five foot sidewalk is seven. How wide is a car? Because we're going to be parking cars on this side.

Before, I think I know where you're going.

Yeah, because I'm getting to, we're going to make this, and we want to be able to drive through here safely, but go ahead, I'm sorry.

So they will not be blocking a travel lane to park cars. Any additional on-street parking that they show may not be included in that 50-foot label there. Thank you.

Oh, that's all I wanted. Because looking on this, it says 13, because I see 13.7 feet, because when I added that up, I was like, oh, that's 50. That's all I wanted, because I was getting a little perturbed, but I was going to vote no to everything that came after this.

The additional parking will be coming off of the existing travel lane into the site. Thank you.

That's all I need to hear, because I can't add. That's one thing I can do. Thank you. That's all I want. Because you ought to see, look at all these numbers I was writing over here. All right. Thank you. Okay, thank you. I appreciate it.

Do we have any additional discussion? You're happy?

I'm making you happy right now. All right.

We have a... We have a motion to approve, including all modification of standards incorporated. And we'll begin to vote. Commissioner Harrison. Aye. Commissioner Allen. Aye. Commissioner Franks. Aye. Commissioner Orr votes aye. Commissioner Mann. Yes. Commissioner McLemore.

Aye.

Commissioner Williamson recuses herself. Alderman Peterson.

Yes.

The ayes have it. Item 25 with the four modification of standards included passes. Item 27, consideration of resolutions 20-26, a resolution to adopt the 2026 Transit Master Plan.

Stach. Yes, I do. How do we get to it? Hopefully that's it.

All right, good evening. Thank you for having us, first and foremost. Tonight we bring to you, seeking the adoption of the Franklin Transit Master Plan and the approval of Resolution 2026-26. To assist with your decision-making, I've asked Wally Blaine, who is our project manager for the consultant team, Benesh, to give a quick overview of the full plan, which is in your packet. But being this close to bedtime, I promise it will be riveting.

I think that Cliff knows will suffice. Absolutely. Good evening, everyone. Wally Blaine with Binnish. The reward for being here so late is to talk about something not land use and zoning related. So for the transit master plan, this was on your agenda at the conceptual planning workshop back in May, so I know you got a much more detailed explanation of this. But just the highlights, the cliff notes like you said, did start out about 11 months ago in August working with city staff and the Franklin Transit Authority on this. Developed a vision for what could be the master plan over the next 10 years for the transit system Recognizing that there are mobilities within the community It's nice to hear you talking about the Franklin Housing Authority projects that are right along the red route that we'll talk about and what that means for being transit supportive and how we work together and in this Transportation and Land Use Coordination. Franklin as a city is growing rapidly and has continued to grow and it projections to continue to grow so we know that those needs will continue to exist into the future as well. During the master plan we had extensive public input that helped develop the process. One of the things that I can report back to you today is about how we heard public input on the second round that's kind of finalized since the last presentation during the Joint Conceptual Workshop. All of that to guide this conceptual capital investment plan over the next 10 years, recognizing there are fiscal constraints and fiscal needs within that, but how can we set up this plan to move forward? Recap of some of those activities I mentioned over the last 11 months. A lot of existing conditions, data analysis, review of the current transit system as well as review of the current land use. What are our future plans for growth? Where do we have higher areas of density, but where do we also have higher areas of need for mobility and evaluating those existing conditions? Our public outreach was extensive back in September, October, going into November of last year in that first round, trying to get everyone's opinions and interests. What do we need? not just from the riders of the system, but also from the community at large, helped to really frame some of those that you'll see in those recommendations that came out of that. That set the direction for the vision and goals that were developed during the December time period as we worked through those, developing those objectives and performance indicators that we would use to evaluate successful performance of the system as it moves forward. And we're here today now to talk about the final transit master plan is what that looks like. From that outreach, we did have interaction with riders of the transit system, both on those fixed route, the blue and the red route that you see out there, as well as the Todd, those on-demand riders that are using the service for mostly medical needs but can have specific demand response rides that way. We did also have a public input survey. They went out to the public at large. You can see we had extensive responses to that. Stakeholder interviews were held mostly with the aldermen, some of the Federal Transit Authority board members as well. And then we had some discussion groups that brought in some of our health and human services organizations to help us represent the populations that they serve and understand what those transportation needs are from that community as well. We had an online virtual meeting room. where many people were able to go and view project materials as we updated. So as I get into those recommendations, there's over 50 specific recommendations that are listed in the plan. I won't go through all of them. I'll just tell you they're highlighted in five groupings. The first one is about outreach and education. One of the things we heard from the public involvement, and we've kind of mirrored that in our recommendations, is people may be aware that transit is out there, but they're not aware of where it goes or how to use it. So we know that the outreach and the education are key components that people can feel comfortable comfortable and secure that if they use transit to get somewhere, they can also use it for their return trip. So education is a key component on that, making sure we're strengthening those local partner relationships. From a planning and policy development aspect, probably the one that's most germane to the work that you do, recognizing that there are needs to kind of enforce and enhance some of those policy design guidelines for transit, what that means to be transit supportive in certain areas. There are other planning activities like completing an ADA, American Disabilities Act, accessibility plan to recognize how some of our transit infrastructure needs to be adapted to transition for that. And then also a comprehensive operational analysis that's later in the 10-year plan looking at, as we've made investments and improvements to the system, are there comprehensive restructuring of the things that need to be done. From a capital and technology innovations, this is one of the key priorities of the plan. There will be things that we'll see happen sooner. rather than later, doing a technology assessment to understand what currently exists from a transit technology and then how that can be partnered with new technology that would be added for tracking vehicles, providing information to riders, changing some of that fare payment collection system. Transparency and performance monitoring builds a lot on that data platform, but also being able to provide that out for usable platforms for the public to see and engage with and also know how the system's performing. That data provides us the right decision tools for future, right information for future decisions. So that we're not looking at just the master plan as static, but we're knowing that those annual decisions come along later on and what those need to be based on the data that's collected. And then service improvements, we mostly think about those as our fixed route system. One of the things that we're incorporating in this is microtransit or more enhanced transit on demand. You're probably more familiar with that from the perspective of on-demand transit with an Uber or Lyft app that you can request on Lyft. Your phone integrating that into the transit system that partners with the current transit on-demand or TODSIS services that are out there in such a way that the cost savings really comes in when you can do shared trips with that and allowing the algorithms to share trips. similar to a transit. So I'll walk through a couple of these what this looks like in a timeline. So today we have our two blue and red routes. The red route primarily serves the west side of the city down Main Street right out here and then up towards Fieldstone Farms. The east route or the blue route covers the east side of the city going up towards the factory from downtown and then heading out to Cool Springs. Early on, you'll see this implementation of a microtransit feasibility zone in the Cool Springs area. In 2019, the Franklin Transit Authority received a grant to do this pilot study. 2020 happened and everybody stopped traveling everywhere. And so that kind of was put on hold to do a reassessment of that. So we know this is one of those key things that can be done quickly and easily and relies on a lot of that technology assessment. Some modifications then you can see to the blue route that happened, maybe making that a dual direction circular rather than just an out and back route from the medical center back to downtown. Today, there's been a pilot study that's running between downtown and the factory and the lunch hours. We think there's possibility that could be added as an all-day shuttle that provides that better connection between downtown and the factory. Once we evaluated and assessed the Cool Springs microtransit zone, then are we ready in a couple of years to say, hey, let's see, can we add a second zone for the downtown area as well? And again, incrementally improving the service to where we get out towards the latter years of the plan where we say we could have a citywide zone that covers the two areas. specific areas, but then also citywide for doing the on-demand microtransit that partners more with the Todd service. And then adding in additional local fixed routes. Again, as we make those investments, understanding from a data perspective and who our riders are, where they're going, We've also worked with WeGo and looking at their regional routes and what they've got planned and are anticipating out. Regional routes is the one thing that didn't align when we've talked about the Transit Master Plan with the public's perception. There's a strong public desire for more regional connections. And we know certainly where the City of Franklin sits and the Franklin Transit Authority. The responsibility is within the city, but understanding the partnership we have with WeGo and providing some of those regional connections. So that was a strong component that came out of the public involvement. This roadmap really is what we think is the implementation success story here. So we initiate doing some of these planning and evaluating studies. We assess some of those data. Once we implement those, then we evaluate their performance. We monitor what's right. And we make future decisions and refresh the master plan as a result of that. It doesn't become just a static document, but it's something that becomes a living and active as the city moves forward with implementing those. From a financial plan, we did cost out at high-level planning estimates over the 10 years. We know there's a lot of change that happens in the 10 years, so we don't want to pigeonhole ourselves too much with that. But we do have some general guideline numbers we have in there for recommendations of cost. incorporating those planning level estimates, recognizing that there today are financial resources, but there may need to be requests for additional future resources to kind of to balance out what those needs could be moving forward in the future. Small chart here, I know it's I think page 138 in the master plan, if you wanted to look at that and get a little more detail on that. Most of the costs that you see here associated with the planning activities and the capital activities, we believe, can be funded through the next 10 years. Some of the things that are unfunded are in the latter years of the plan that are on that operating side. Certainly, running our vehicles and paying our staff are those more costly things. And as you Remember back that graphic. That's when we're adding in some of those more of those fixed routes that are going to have some of those higher operating costs associated with the plan. From a timeline perspective, we did present this to the BOMA at their work session earlier this week. We're here today seeking your approval. The goal then is to go to BOMA at their July 14th meeting for approval and a final stop with the Franklin Transit Authority board meeting on August the 4th. So with that, Mr. Chairman, I'm happy to answer any questions.

Thank you. Public? Anybody from the public want to talk about transportation? No? I have a motion.

Second.

All right. Proper motion. Second. Discussion? Anyone? All right. Well, thanks for that information. We'll proceed to vote. Commissioner Harrison?

Aye.

Commissioner Allen?

Aye.

Commissioner Franks?

Aye.

Commissioner Orr votes aye. Commissioner Mann? Yes. Commissioner McLemore?

Aye.

Commissioner Williamson?

Aye.

Alderman Peterson?

Yes.

All right, the ayes have it. Item 27 passes. Any other business? None? Anybody would like to motion to adjourn?

So moved. Second.

All right, have proper motion and second. All in favor, say aye. Aye.

We're out of here.