Municipal Planning Commission - Regular Meeting

Wait for Maryanne to get in her seat. Okay. Thank you. Uh we will bring the GL Municipal Planning Commission work session meeting uh to order. Uh first item on on our agenda is going to be public comment on agenda related items. So if there's anyone here wishing to speak on agenda related items, um please come forward. Yes, ma'am.

Hey, everybody. Rosemary Bade, Scallin, EDA, 132 West Main Street, across the hall. I believe it's item three about the automobile dealership. Uh, but that's why I'm here tonight. Um, I cannot share a whole lot of information about it because I'm under an NDA, non-disclosure agreement, but um, I believe that you will be satisfied with the developer and the brand and the people running it. They have another facility in Gallatton that they manage very well. It's very neat. It's very clean. um and um they are also community contributors to nonprofits as well. So I hope that you will look favorably upon that. I realize some of you may go a car dealership right there on that corner. Well, just remember Nashville Pike and Gallatin Road were all green grass not that many years ago. So it's just a continuation of our development along that area which is going to become even more popular for commercial and retail. um as we go along and it would start generating revenue. Typically, a car dealership uh generates enough tax revenue to fund um the firefighters at one fire hall. So, just remember that as well. So, that's it. If you have any questions about it, I'm happy to answer them during that time. if if you if there's anything I can share to make you uh understand better or know more, I'm happy to share what I can share. So, thank you very much.

Thanks for anyone else wishing to speak on agenda related items. All right, seeing none, we will move on to item number two. That's 161 Rockwood Terrace Poleb site plan. Um, good evening commissioners. Charlie Perry, staff planner. The owner and applicant is requesting approval of a site plan to construct a 28x 56 poleb barn with alternative architecture on 2.32 acres zoned R15 medium density residential located at 161 Rockwood Terrace. The applicant intends to add this structure towards the back of the property. Um this does comply with all the setback requirements for an accessory structure. Um the amount of impervious area that is going to be added to this site overall exceeds the um 850 square ft which means some additional storm water measures will need to be taken into consideration. Um the applicant is aware of that and the architecture is as follows. That's why they are here. Thanks.

Awesome. Before we have the applicant come forward, does engineering have anything to add? Uh thank you, chairman. Um yeah, he Charlie said that if it's since the impervious area increase is over 800 feet, they'll have to um provide some storm water measures. Okay. Awesome. All right. is a member from the applicant present. Okay. Uh do you know if the applicant got the comments? Have they acknowledged them? Have they Yeah, I emailed them out on Friday. Okay. But you haven't heard anything from them? Um nothing yet. Okay. Resubmitt is uh next week.

Okay. Awesome. All right. Well, seeing uh no one here from the applicant, we'll move on to item number three. U Hunt Club Auto dealership, Brad.

Uh good evening, commissioners. Brad Hickman, staff planner. Uh, the owner and applicant request approval of a resolution to reszone 6.77 acres from the MU mixeduse district to PGC Plan General Commercial District with an amended preliminary master development plan for Hunt Club Auto dealership located south of Nashville Pike and west of Hunt Club Boulevard. Uh previously the last FMDP for this was a uh retail um multi-tenant building. Um we u had some cleanup comments, but uh something left over from that previous plan that we feel they could do away with is the switchback sidewalk. We don't think there'll be as much demand from the adjoining apartment complex. So we uh we suggest that they can remove that. Um, this is if it's going to be zoned to PGC, the applicant will need to look a little harder at the landscaping and setback requirements. For example, they have a 15 against Nashville Pike. That is a 20 under PGC. Uh, you see some of the elevations here. Uh, they consist mostly of CMU and ACM paneling. Uh, that does not meet the 70% brick or stone requirement. So that will need an exception if planning commissions deems it so. Um we'd like to see the their sign has over a 8 foot height requirement or request. So that is a maximum of 8 foot by ordinance and we would like to see the base of the monument sign to be stone or brick to match more in tune with the rest of Hunt Club. Um, one last thing I'd like to get a use clarification on exactly what uses they would want here. Uh, car sales is a given, but uh, servicing and auto repair

are two separate uses. Auto repair would require a conditional use. Okay, thanks Brad. Uh, before we have the applicant come forward, is there anything from engineering?

Yes. So, first the their driveway connection to to T dot is subject to T DOT approval. We have had previous meetings with with T Dot regarding this access. T Dot is a very big fan of this ride in ride out. I think they're going to make what they've got shown kind of a standard that that they use. So no issues there. Just a clerical thing. Then also want to to mention that this development will be responsible for a contribution towards the traffic signal at Hunt Club Boulevard. The calculated proportionate share is $10,425.98 per acre or a total of $70,58388 for the 6.77 acres. Previously when the retail came in um that figure was was given to to planning commission though it was approved with a lesser amount or lesser contribution of $24,200 and then when it went to council it got changed to 50,000. Uh the amount that that I gave came from dividing the cost of the signal of we assumed $350,000 by the 48.82 acres that was reszoned in 2001. So that's where we got our calculation from.

Okay. Is that the 40 acres does that include properties from both sides of the street at that intersection? Yes, it we had calculated I believe half of the apartment acreage because they could come out that that backage road this acreage and then the acreage on the other side. Okay. So just on the south side of Nashville Pike. Correct. Okay. Correct. Yeah. Within the city limits. Okay. Uh, anything else? No sir. Okay. Uh, is there a member from the applicant present?

Good evening. I'm Randy Perry with Goodwood Mills Cablewood. Brad described it correctly. We did receive the comments. We would like to work with the elevations with planning uh on that 70%. We do know that the site or the building will be seen from all four sides and we'll take that in consideration. Uh this is the same ownership group and design team that did Subaru here in town and I live in in Gallton so up behind Subaru actually and this will look very similar with the landscaping, the community contributions, the maintenance uh so forth. Happy to answer any questions you might have. Okay. Does anyone have any questions right off the bat?

Well, just clarification on the uses there. Is it sales and service? It is. Will the service be pushed towards the back of the building? It's all internal to the building with the high-speed doors that remain shut. Okay. I'm assuming you're working with engineering regarding the contribution to the traffic light. Yeah, there's um the developer thinks that the contribution may have been paid. They're they have not looked for um a receipt for that yet, but even if it hasn't been, they're aware of the contribution.

Okay. Um, I guess just to I don't know, Brad, if you mentioned this in your uh opening statement, apologies, but this will come with a minor or a major amendment to uh to the PMDP. So, we'll we will have to make that determination uh at the end of the month. Add this is a reasonzoning, too. So, it's going to city council no matter what. Yes, sir. I'll just comment that if this is the same group that he said. Did you say the same group that did the Subaru dealership? Same group.

Good track record of of doing developments well in in the community. That um parcel to the lower right that I think it's um says owned by Jacob and Megan Mason. Is that a a already developed parcel or an undeveloped parcel? It's undeveloped. Undeveloped. I believe it's switched hands since then. So, no connection would be in the future would be necessary to the um the road leading into the rear of the super rear of this dealership. But u on that issue, a connection was discussed uh when it was retail in this area here, right?

The only access to this parcel, it wouldn't have hunt club access is a drive that is a curb cut here currently. that parcel um did come in pre previously pretty recently um and was suggested to put in some live work units about 14 units on that pro property. What what oh live work units. Yeah, I remember when that when that went to council though it it kind of got shut down. So that's as far as it went. My question though is we don't need to make plan for or make any accommodations for there to be connectivity between that parcel and the road coming into the back of this dealership, do we? I

I would think we would. There's an access easement on that. That road to the south is part of the 6 and a half acres, but there's an access ement that covers it all the way through to the culde-sac. But I think where Mr. prayer is talking about is the drive aisle that comes to the south to tie that access easement show an access there. Yeah, that's fine. Okay.

Cuz I I vaguely remember whenever this was going through before the live work there was a there was a stub on that left left hand side because the only other access you have is is off that access easement. You don't have an access point onto Hung because of uh spacing requirements. One thing on that, there is some drainage. You can't see it, but it comes um that parallels this rear access. Yeah. And we would we would like to just show an access easement and let them build it and the any drainage conveyance that would be required on that parcel. Yeah. Y'all hand the drainage that goes through there. Are y'all handling that just through a culvert?

Right now it drains to the south and there's going to be a culvert under the stub in from the back. Yeah. Okay. We would bypass theirs. Okay. And then if y'all already started working with T dot now, um the the I got a set of plans from the previous engineer and I just redrrew that right in right out because staff said that T dot looked at it and they liked it and so there's no reason argue or fight that. Okay. Other than that, no questions. Any other questions? Good. Right in. Right. Very good.

Okay. Um All right. We'll see you back in a couple weeks. Thank you. All right. We will move to item number four. Uh Mr. Priier, can you take item number four? Sure. I will have to recuse myself from this item. Um item number four is the crossings at Hidden Creek. Amendment three, a resoning with amended preliminary master development plan. Staff.

Yes. Uh the applicant is requesting an amendment to the approved crossings plan at Hidden Creek. This is located on Bake Station Camp and adjacent to Bison Trail and the Bison Trail extension. Uh it incorporates two existing master plans uh or portions of it. All of it's in the Hidden Creek area. You have the River development which is this existing apartment complex which originally proposed this apartment complex with commercial out parcels in the front area. And then you have the crossings development which is phase one is back here. Phase two was approved over here. And this is dealing with one of those commercial uh parcels out front at the corner of Big Station Camp and Bison Trail. The applicant is requesting a resoning and a amendment to the crossings plan. Uh so they would like to incorporate these commercial uh parcels which are currently zoned uh MU into the crossings development a little over 7 acres and reszone this front parcel of the crossings development which is currently PGC to MU for a little over 14 acres uh for a senior living facility. Um so this is much more like an independent uh living facility. It's not for a memory care or anything like that, like a commercial use. This is a residential use um for an older demographic. Um a little bit of history, they they included a good exhibit for you in their pattern book, but this front parcel across uh I think Springdale was originally zoned MU. They incorporated that essentially into the McCain station plan a couple years ago and reszoned that front portion to PGC which removed any possible residential entitlements even though there were never residential entitlements on that parcel or any portion of this front part of the river. Um so and then this parcel is the area

that we're talking about tonight. They are proposing 3 and believe it's 48 units within this area um w in within four buildings with amenities and adjacent parking. Uh again this is along the big station camp corridor right here and bison trail right here. Um for this plan uh they do some positive things with the building layout. the buildings are up along the street which creates a good street front um with good visibility and blocking off the parking providing good amenities for the community and walkability. Um however staff does have concerns about the use when it comes to this specific location. Uh the comprehensive plan has the big station camp corridor emphasis on the commercial along the corridor with residential in the rear. Um, so this goes against the nature of the comprehensive plan and that's kind of staff's chief concern about that. Another thing to note, although this isn't necessarily uncommon, but this 14 acres will become very very dense with 348 units, by incorporating it into the crossings plan, you decrease that density uh to be much more closer to like an eight, I think it's eight or nine units per acre, but it by itself is significantly higher than the zoning by itself would allow. Um, again, we saw that in other developments like McCain Station. the apartment portion is much more dense, but when you incorporate into a bigger plan, it kind of evens out. But I just wanted you to consider that as you as you go through the review of this plan. Uh the architecture that they provided has about a 50/50 split between the brick veneer and uh cement board siding. So that is uh not consistent with code 70% brick stone. Um but it's not that far off from the residential within the crossings for the McCain station which incorporate 100% of either masonry or

cement siding. Um so something to consider that is a formal exception that they would need. Um also I believe the height is an exception here. So they want a maximum of 50 feet or four stories for these buildings. That's how they have so many units on this property. Um then they did provide some slides for the amenities to be provi pro provided in this area and a pretty detailed pattern book uh that was included in your packets as well explaining the kind of the history and the thought process of that. Um so I'll go ahead and and give it back to uh the applicant if I'm sure they want to go into more detail about their product. Thank you.

Okay. If we have a representative for the applicant, please come forward. I have a brief presentation for you tonight, but hopefully it'll be thorough. My name is Greg Gamble and I'm with Gamble Design Collaborative. I'm a landscape architect and land planner and I'm here tonight representing Gross Residential. I'm here with uh Rick Porter who's with Gross. Um, Gross has been providing housing for over a hundred years. Uh, they are an integrated development and management company. They developed to own and manage their communities. Their experience in senior living dates back to the 1960s with their first age restricted community, which they still own today. They have learned that active seniors are looking for maintenance-free lifestyle with active in social uh amenities. But these active seniors do not require nor do they want to pay for highcost service packages. The knowledge is used to differentiate grossest communities where senior housing offers an attainable highly desirable home with community activities and homes that are adaptable for aging in place. Tennessee's favorable climate, affordability, uh, low insurance costs, and lack of state income tax continues to fuel what we call the silver surge. Demand for senior housing is already exceeding the supply. The closest senior housing option near Gallatin is 14 miles away in Hendersonville with only 1838 independent living units. Gross Residential has been in the Nashville area for the last 25 years. They have two communities here in Gallent, uh, Wellington Farms

and River at Hidden Creek. The River is directly east, um, of the requested property tonight, shown just in the southeast corner of this map. These are the current zonings for the property, MRO, PGC along Big Station, Camp Boulevard, and MU. And we are proposing that uh this uh piece just south of Bison Trail uh to be reszoned to MU to accommodate the new senior facility. As pointed out uh just a few moments ago, this area is 7.45 four or five acres in shown here just south of Bison Trail and it's similar in size to the property that was just recently reszoned from MU to PGC. So basically we're swapping one PGC area out for another. We believe that this is supported by the comprehensive plan by extan expanding housing diversity for all stages of life, allowing active seniors to remain in the Gallatin community and delivering a campus plan that promotes health, wellness, and social connection. The development will also contribute its prorere to the big station camp improvement district. This slide shows a side-by-side comparison of the existing PMDP on the left and the proposed PMDP on the right. You can clearly see the master plan's relationship to Bison Trail to the north and the river shown here just to the southeast where we have residential uses adjacent to residential. The community is located directly across from Station Camp Middle School. Uh the senior's campus is busiest time in creating traffic volume. The kind of the peak times are typically between 10:00 a.m. and 2:00 p.m. and their trip

should not add any additional connection on Bison on Big Station Camp Boulevard during drop off times for the school. The location of the community to the new grocery stores, neighborhood commercial, uh, High Point Health, and Vietnam Veterans Boulevard make this site an ideal location for senior living. The master plan includes four buildings with 348 independent living units. The buildings line big station camp and screen the parking um in the rear from view. The amenities in the master plan include a swimming pool with a generous sund deck, pedestrian connectivity throughout the campus, outdoor pavilion with fireplace and grills, a covered outdoor courtyard, on-site fitness center and stretching lab, large private family dining room, social rooms with pool tables and a library, craft and activity rooms and a business center. Residents help shape the activity calendar and take ownership in fostering daily social activities. The total number of dwellings within the proposed PMDP is 893 with a density of 8.85 homes per acre. There's a total of 23.92 acres of property uh with the base zone district of PGC. The architecture reflects modern hospitality inspired design with gabled roofs, residential front porches, and ground floor units with direct access to sidewalks. The buildings are designed with 50 50 uh brick and cement board siding and have vertical and horizontal elements to break down the scale of the buildings. The living suites are designed with ample space ranging from 820 square feet for a one-bedroom to 1,400 square f feet for a two-bedroom and open floor plans with living, dining, and kitchens all

together in an open space. All doors accommodate ADA access and all bathrooms are designed to accommodate future grab bars and accessibility improvements if needed. Uh, as mentioned, we have three variances that we are asking for your contemplation on. One is the uh building height going to uh from three stories to four stories with a a maximum height of 50 ft. The current maximum height is 35 ft. All buildings will be provided full service elevators, conditioned indoor corridors and are fully sprinkled. The additional height affords us a reduced construction cost per unit which directly affects the affordable attainability sorry supports the attainable rents for seniors. The second is for uh building materials. Uh currently approved for the crossings is a requirement to provide 100% of brick masonry and cementitious sighting. We're just asking that that that already approved variance also applies um to this property as is consistent with McCain Station as well. So that same variance is approved throughout this this area in this block. The third variance um is based on experience. Uh gross residentials are requesting a maximum parking ratio of 1.5 spaces I'm sorry a minimum parking ratio of 1.5 spaces per unit which is consistent with all six of gross's senior living communities. This is a s is sufficient for the senior community who really rarely have more than one car and the proposed ratio still provides ample parking for guests and staff. The uh lowered parking requirement reduces impervious service and increases preserved green space. Uh that same ratio of 1.5 parking spaces per independent living unit is the was just adopted by the city of Franklin in their

zoning ordinance for senior housing. So, it we're seeing it consistently uh repeated uh in other municipalities as well. But that's our request tonight. Um with that, happy to answer any questions that you may have. Um well, I'll lead off as far as the parking variance. Is that 1.5 spaces per residential unit plus the spaces for the staff or is that 1.5 including the staff?

It's 1.5 included. episode includes staff parking which for this independent living facility they do have a kitchen and a dining room space but it's not like an assisted living facility where you have constant um staff and supervision. Uh these are active adults. They are independent uh in in living. They can certainly prepare meals in their rooms and the kitchens are set up for that. The um parking would also provide for uh guest parking and for residents that are on campus. questions.

Couple of things that I wanted to add from from engineering. They are relocating an existing pond. So, we were asking for a memorandum to to show um how that's going to impact the storm water management for their overall site. And then we are asking for um a backage road to go from Springdale Lane to Bison Trail. The start of the back of the backage road was shown on the FMDP on the corner lot down at the corner of Springdale and and Big Station that would line up with what would be a backage road on the south side of Springdale that would connect all the way over to to Provine. Do you have a pen light that you might illustrate that?

Okay. So, we're asking for a backage road to go from Springdale all the way up to to Bison Trail. Um, this corner lot, it u already started the backage road to its property line that would line up with a backage road that would be proposed for Springdale down to Provine. And the purpose of of that is for um these residents here, they wouldn't have to get back out onto a big station to access the the 7-Eleven, the the Walmart and things of that nature. Just connectivity throughout this development is the reason why we're asking for that.

The um had you seen that comment from engineering Greg? Yes. Um, and we're still in conversations with staff about that, trying to understand exactly how that would work and the mechanics of that. There's a stream crossing there and some environmental concerns that we have, but we're going to continue to have the conversation with uh engineering planning. But do you think if you can overcome the u geographical obstacles that the the bagage road bisecting through your development is workable? I just don't know yet. We just received the comments from staff and so we're reviewing ourselves. Yeah, just not sure. Any other questions?

I think you said this earlier, but just confirmation. So, the units are inward facing. So, the front doors would not be facing big station camp or we will have um uh sidewalks and there will be some doors on the ground floor that do access out to pedestrian system. Okay. Uh they all have internal corridors. They all have internal elevators and the internal corridors are conditioned Any other questions? Seeing none, then we'll see you back in a few weeks. Thank you. Thank you all so much. Appreciate the time. And it back to you.

Thank you, John. Okay, so that was item number four. We will move to item number five, the meadows. I believe Jim has this one. Right. Thank you all. Uh Jim Carpenter, staff planner. Uh the honorary applicant request approval of a resolution to reszone 384.62 62 plus or minus acres from the MRO multiple residential and office zone district uh R20 uh PRD and RO8 PRD to fully um R8 medium density planned residential development district with an amended preliminary master development plan for the meadows located west of Dobins Pike and south of Wallace Road. So, um this is a good description of what is currently on site. So, um, there was a MRO corridor, um, kind of through the middle of the site and then R8 north and south and then R15, well, that may have been R15 surrounding um, the north and the east and the I think 5 acre portion that goes from Dobins Pike to really the core of this site as well. Um the light pink is the county's rural residential uh zone district. Um there is a pud in the county for this portion.

Um and this is the uh original approved plan. Um I believe they brought in a slightly different version in 2021 that ended up I don't know if it was officially withdrawn. Um but regardless, it never made it through any body at this point. Um and then there was a FMDP for 20 homes or 20 lots in phase one. Um so what they're looking to do is um reduce the number of total units um from 1115 single family detached and attached units plus roughly 142,000 square ft of commercial to 868 single family units. um 67 uh single family attached and 8001 single family detached. Um obviously the big elephant in the room here is the interlocal agreement for this development. Um regardless um there would it would be there would most likely have to be some amendment to it anyways. But the big change here from the interlocal is they are proposing to um remove the computer lane access and replace it with a drive um through that commercial PUD property um and connect to 109. This is about where the north part of the I guess Michigan left or J interchange I guess is that the right um

is for the old highway 109 connection. Um we have asked um the applicant to provide an agent letter for this property owner. Um we hope to have that by the voting meeting. Um so outside of that um we are looking at uh four phases currently proposed. Um and most of staff's comments on this really fall into two pretty big banks. Um unsurprisingly the biggest um bulk of our comments both from a planning perspective and from an engineering perspective are in regards to connectivity of the site. This is both internal and external. Um, so we have comments for them to show sidewalks on all of the external facing portions on Cobbs and Gibbs and the small portion of Dobbins. Um, we have um connectivity questions around what the final connectivity situation will look like on Cobbs and Gibbs. Um both of those are shown. Let's see this. So they're showing them on the kind of the original plan as temporary construction access. Um these two connections were kind of from what it appears to me the core of the interlocal agreement. Um and what that looks like um which you know was done before I started working here. Um so my understanding of it is is relatively minimal. Um but what these

will look like um kind of in the final stage um engineering has requested to retain uh this connection to computer lane. Um and then uh both planning and engineering have asked for a third stub out um to the north um albeit in slightly different places. Um but that is something that we are looking for as well. Um another thing um that we have commented on and this was maybe a little bit of a confusion for me. Um, so the active the Sar County active transportation plan does show connections to the property to the south. So there's a a portion of property here along Cobbs Lane between Cobbs and the CSX rightway. Um, and so we staff wants to see how this development engages with that as well. Um it looks like there is kind of a a north facing trail from um Nexus and it kind of continues but kind of doesn't continue through Langford and so kind of looking at what that would look like in the future. um as well. Um the other big thing from a connectivity standpoint that staff wants to remind the applicant is the original PMDP approval for this requires the connection over the CSX right ofway after 20 homes or at 20 homes.

20 at 20 what? 20 or 40? I don't have that number. Okay. So, um we need that because that was key.

It was key. Um so, their proposed phase one has 88. That would be more than that regardless of whether that was 20 or 40. I I so um that'll be a significant portion of this discussion. The other um bank of comments and that these are mostly from a planning standpoint is around variety. Um so they've given some uh example uh elevations for the single family homes for the town homes uh for the amenity center centers. There's um there are three um throughout the development. Um but the way that um this is currently drawn is 801 lots of 60 by 120. Um and staff would like to see a larger variety. We want to remain with the larger lots around the perimeter specifically on the county facing portions as well. Um and then some a full variety of architecture for the town homes and for the single family. Um, one other thing that, um, we would like to remind the applicant, um, and they are doing a good job of this. Overall, um, the R8 PRD, um, with having the mix unit types requires, uh, 28% of recreation area, um, which is well defined. Um, but they're showing 27% which is good. They're showing a large network of greenway trails and dog

parks and amenity centers. And we just want to encourage and kind of f illustrate in the future that they're meeting that 28% requirement and that these areas are actively programmed as well. Um with that, um I think that is all of my staff comments. I'll just add in um the concern about um fire access and um access to Cobbs Lane or Gibbs Lane uh doesn't really help with fire access unless those roads get widened because they're currently only about 15 ft wide each. And so even though you may provide a secondary access stubout road to those, uh you need those roads to be also wide enough for fire trucks to safely go down. And um so some consideration needs to be done with that. or if you're planning on building that entire roadway that you know connects from Dobins Pike over to 109, then you create your second point of access pretty much for the entire community. So, um there's some decisions that I think the applicant would need to kind of figure out on that perspective as well.

Anything else from engineering? Yeah, just a a few things. Um, with this just being the reasonzoning and PMDP, um, more in-depth storm water review will come with the FMDP and the ECP. Um, prior to the FMDP approval, we'll want to see an HD report, um, which could alter the the layout. They've they've done a good job showing the, um, existing features on site and where the storm water is, but once we get a full HD, that that could still make some alterations. um as Jim mentioned would require an alteration to the interlocal agreement with Sar County. Um basically prior to final approval, a new interlocal agreement will need to be executed. A condition to that effect could be added and doesn't have to prevent this from continuing the the PC process. They are working on an update to the traffic impact study which will need to be approved prior to the FMDP approval. The connection to 109 is dependent on T dot approval. We've had some preliminary meetings with T DOT who seem open to the connection. Um there was a drawing from from T DOT for the the Michigan left that that is shown at at their access. Um Jim mentioned that we had several comments about interior roadway configurations. Um and I think the the biggest thing that that we had on there was their main boulevard right away. We're wanting that to be widened to 100 ft. Um, so this would allow for a future expansion in the center to have an additional 12-oot lane on both sides as well as a 14t center turn lane. Um, this main boulevard would be part of like a northeast loop connection that would ultimately go from 109 all the way to airport and 31. Um, it was a considered

project in the major thfare plan that was adopted in 2008. It was adopted with just a note and not a line shown on the plan, but it was a consideration. Um, and so yeah, we wouldn't we wouldn't make it a requirement of this developer to do the entire um essentially five lane section, but just have the right of way so that it could be expanded in the center at at some future date. Basically, it would start out with just a big median. Correct. I think that's all that all the

uh I guess now we'll see the applicant. Please state your name and address. I'm uh Sheree Acres with Barge Design Solutions. We are at 6153rd Avenue in Nashville, Tennessee. Um, also have Drew Hardison here as our project engineer and the applicant, the developer. Um, Tulsi Patel. All right. Is this the clicker? So, I'll try not to repeat too much of what Jim said because I know he used a couple of our slides that we have. You obviously know where the location is on Highway 109 and Dobson's Parkway. Um, I just wanted to put up here just kind of show you the previous approval. Yes, ma'am.

Nobody ever says they can't hear me. You might want to ask my husband. Thank you. Um it's kind of weird.

So, um as he indicated, we were previously approved for a little over 141,000 square feet of commercial that was in that MRO section. And then also we had about 95 single family detached units approved with the previous approval and 36 um multif family and 174 single family attached. And we had roughly about 25% open space in the original um PMDP that was approved and we were at a density of about 2.89. As you can see in the proposed development, we're s we are reducing the number of units down from that 1,00. We are requesting um 801 single family detached units, 67 single family attached and then none of the multifamily that was previously approved. And then our density decreases to 2.25 units an acre, which is a little bit more compatible with the adjacent areas and also the rule that's in Sumar County. So I think this is much better development in the sense of compatibility and we are increasing open space um considerably. We're adding an additional 18 acres by reducing those units and offering more just single family which provides a great deal more space for um some passive and some active recreation. And so we have a um 43% open space on this project. So that's pretty significant. And just want to point out a few things that Jim also pointed out. Um we are as far as connectivity and our plan. As you can see that you can kind of see most of the open space. There's about four different phases. You see um there's quite a bit of programmed for each development within the larger development for um club houses and other passive and active recreation. We're

offering two stubouts to the property to the north for any future development that may occur. Um, we are proposing the 75 ft boulevard throughout the development. We are open to the 100 ft. We just got these comments from staff. So, I think we'll be talking about those and seeing where we go from there. This is just analyzing again the proposed and as he indicated, we are going to R8 only. We no longer need the R the RS the R15erating. Oh, looks like some slides are missing. Wrong way.

Oh, I'm going the wrong way. What happened? Sorry. There we go. Um, I just wanted to point out the different phasing. So, you can see phase one will include the 88 um square foot lots and the emergency access improvements and the Gibbs Lane upgrades. Um the phase two includes the 277 single family lots, 67 town homes, also the emergency access improvements and the cobblane improvements. And the final phase, phase four, includes 218 square foot lots. This is just to illustrate our open space and the different phasing within the open space. Overall, we have active passive open space of 25 acres and the undisturbed area is over 80 acres within the development. Um, in this I wanted to just kind of illustrate some of the linear um the different that we're adding. As you notice to the north, we are providing a 50-foot utility easement along the north property line. And that's for expansion of the current utilities and the overhead lines. And that is one of the reasons why we're asking for a reduction in the size of the lots along there. The previous development um had the larger lots, but obviously backing up to a utility easement that's those are going to be more attainable to a smaller lot for for sailing. Again, we're showing you the boulevard and also a number of trails and um passive recreation areas as well. I can't read the numbers. Um we are asking for a number of waiverss from some of the bulk requirements and setbacks and would be happy to talk about any of those. I don't I think staff was pretty

much in agreement with the majority of them. And if you have any questions regarding them, we're asking for a minimum lot size of 6,000 square feet. The average is about 8,100 throughout the site. This is to tell you um trip generation. We have begun as we indicated the traffic analysis. It's not due until the final u master development plan, but we roughly are generating um less daily trips. A lot of that due to the fact that we're eliminating the commercial square footage. Some of the road improvements that we've identified that we will be recommending for approval is on Dobins Pike at project access. The northbound left turn lane, improvements to the southbound right turn lane, eastbound, we're going to have a separate left and right lane on Gibbs Lane. As you indicated, um, Brian, we are, um, willing to go to the 20 ft of pavement for that road for emergency access and also on Cobb's Lane as well to the 20 ft. It's 15 now. On Highway 109, we are recommending a TOT controlled access design at the project access. And then for the new boulevard, we are proposing 75 ft. We're we are willing to discuss the potential of providing enough space for 100 feet in the future. and also the new bridge over CSX which obviously is dependent upon T dot approval. I think just some of the benefits to the community real briefly. You know, we're here to request these changes to try to respond to market um out there and also because it's more coordinated and predictable the development, we're able to plan for infrastructure and also to phase it to the um existing roads, utilities, and the improvements that are planned within the development and outside the development. I think this provides a plan that is

much more compatible with the adjacent land use and providing for the existing neighbors the arterials and collectors and also providing some architectural consistency and we'll get into some of those um architectural elevations here in just a moment. And we believe the street network is um better connected. We're providing quite a bit of connectivity within the development um with greenways, sidewalks, and we are open to providing sidewalks. As staff has indicated, our single family amenities are going to include club houses, outdoor fireplaces, patios, dog parks, dog washing stations, pools, and other community um amenities like community gardens, also pickle ball. Um we anticipate happen probably one subdivision of 55 plus. This is just some images of some clubouses provided in some of our other developments. Dog park, a rendering of what the trail might look like, multi-use trail. And yes, we've only included a few of the images of some of these elevations. We are currently working with some of our development partners, our home builders, and we will submit a full sort of pattern book of some of the other elevations that we intend to provide that meet the minimum requirements. This is just to give you a sampling. Um, again, we do think this is a better design for the project, providing much more connectivity and eliminating the commercial that wouldn't be viable in this area right now, and also providing um stronger compatibility and infrastructure size for the full buildout. If you have any questions, we'll be happy to answer them. I don't know if there's anything else you wanted to add. You

cover most of it. Okay.

To be brief. Well, I mean, I really remember the Meadows. That was the first big development that we, you know, we stayed here till 10:00 at night and a lot of people joined us. Uh, a lot of participation from the community. I'm looking at this plan and I'm seeing an increase in open space of uh by 72% uh removing multif family altogether, removing commercial, reducing the number of units, single family units by 10% and reducing density by 22%. But most importantly, I'm seeing this road connection going all the way through to big 109, four-lane 109, not to old 109, which was frankly a mistake the first go around because it was going to connect through to old 109, and then turn right and go up to hit, I call it, new 109, four lane 109, where there was only a right turn and you had to go down and make a U-turn back. It was a a mistake that I'm glad to see corrected. My question is what has changed so that this is now possible? Because I I distinctly remember talking about this connection years ago and we were told that's not possible. What's different now?

Hi. So, uh, we've been working with the adjacent property owner and, uh, we've just come to an agreement that we're able to connect through his property. He currently has a commercial pod approved for, uh, it's Frank Reneer. I believe he has 30 acres there. It's near Reneer Lane. He has a commercial putt approved through the county for his 30 acres. Um and of course he needs connectivity and utility connections as well. So we're just working hand in hand to see if both of us can accomplish our goals. Um but yeah, this was definitely the key to this development. There were many issues that might have prevented this from moving forward and we've been paying very, you know, close attention to those details and making sure we resolve all issues. One being the stream crossings in the wetlands. So therefore, you see more open space and less disturbance. Um and uh um the connection from Dobbins to 109 is uh probably the most crucial thing.

No, I think it's a huge improvement. And I see a lot of improvements there. That number that you said you'd have to look up, engineering staff, whatever that threshold was though, that triggered the necessity for this the continuity of this road all the way through to 109. That's critical and that was an important promise that we made to the community is that this road would be connected through before too much of this development took place. So whatever that number is, we need that. According to the PUD ordinance which was approved back in 2019, that was 73 units which was phase one. The entirety of phase one. The entirety of phase one. So the connection had to be completed uh before phase two or phase three.

So phase one, you're saying that phase that's on the east side of this watershed or this creek, which I think is already under construction. It's not. Oh, it's not. It's platted, but that's what it is. So once that's done, the road would be we would have to have a road all the way through to 109. That would really become the main access to this development would be off of 109.

So So the change we are, we're asking for uh a little bit of a leniency in that because there's a substantial cost related to that boulevard and the CSX bridge crossing. We are working with CSX currently to get approvals. It it's a very lengthy process. We've started the conversation probably about four or five months ago and they had told us about 18 months to two years. Um our construction cost for the bridge alone is $5.5 million. So we are asking for some leniency from you all to see if we can uh have 50% of the boulevard completed by phase two and the rest of it by phase three. I just

and which is why we are also proposing the widening to Cobbs and Gibbs to kind of help with the emergency services um and emergency access. Don't misunderstand. Phase one include Sorry to cut you off, John.

I was just going to say the everything about this plan is better than the previous plan. No doubt about it. But the promise of getting that road through before we get into the bulk of this development was a promise made to the community. I I understand from a development perspective, it's a huge financial burden upfront, which is why, you know, you haven't seen this develop yet, and that's why we're asking uh for some sort of negotiations here.

I'll let Okay. Um, so just to uh stay on that topic, so in phase one, you've got obviously the connection to do Pike and then just so everyone's aware, the connection to to Gibbs Lane would also be made within phase one. Correct. You have two connections. Yes. And then the um in phase two, you would bring on the emergency access into the backside of phase two, which is COS

from COS. Yeah. Okay. And I'm assuming the the impro so the improvements that were brought up on the previous slide, were those improvements specified or recommended with the previous traffic study or is it an updated traffic study or a combination of just stuff y'all are willing to provide as well? It's an updated traffic study. Okay. uh that the traffic study has been updated to pull out the commercial and then um I guess more establish what needs to occur for this development to function. Correct. Yeah. Studies being scoped. Yeah, we're scoping it right now with this. Okay. Yeah. Yeah. But we have done preliminary analysis. Can you please state your name and address?

Sorry. Teresa Neil. I'm with Barge Design Solutions. Awesome. Um so we've we're scoping with engineering the project but we did do preliminary analysis with this as far as what we had scoped and that was the recommendations that we anticipate. Okay. So they could change still because it's not been finalized. And then I guess Aaron engineering's happy with the scoping that's occurred to date and don't see any major issues in what they're running into. Yeah, there's one or two questions on on the scope, but it's largely where we want it to be.

Okay. Okay. So, in phase one, ultimately your you would tie to Dobins Pike, your turn lanes on Doit's Pike would go in and then the widening of Gibbs lane would occur and then with phase two, the widening of Cobb's lane would occur. Correct. Okay. Um, it's nice to know you've already started working with CSX. That was going to be my first question. Um, obviously I'm very fully aware of that process and I know it takes very very long. Um, uh, but y'all have made contact. They have given y'all initial feedback and Okay.

Um, have y'all started discussions? I think this was mentioned in Jim's opening statement, but y'all have started working with T Dot already on the connection to 109. Any major kickback there? So, we have a meeting scheduled for February the 26 to continue that discussion with them. Okay. I would also add, I know it was mentioned and I'm sure you're going to bring it up about the interlocal agreement. We have started discussions with the county regarding that too. But with the storm last week, obviously the highway department, he's a little busy

and um so he suggested that I just be patient with him, but he has received the plans and they are reviewing them and will get back to us on what needs to be changed in the interlog agreement. So we're aware. Okay. Thank you, DJ. Yes, I I misspoke on the first phase there. That's not platted yet. It's PM it's FMVP level. They they've gotten an FMVP on that on on that, but not plat. But just so I guess just so I guess everyone's aware, the

Brian, correct me if I'm wrong, the the current the full current PMDP is still active. FMDP has been approved. preliminary plat has been submitted and they could record a final plat and build what was originally approved. Once the final plat's recorded, they still have the capability of building what was originally approved because it is still all uh their vesting rights are still active. Yes.

I mean, I'll I'll just throw my two cents in there and reiterate what John said from a like putting these two developments side by side. I mean, this is a night and day improvement in my opinion. Um, the fact that you've increased, you've doubled the open space just about. And just from a quick look, I think over 50% of these homes would back up to open space. Um there's not a ton of like there's some internal uh in some of these like in phase two you've got some that back up to other homes but the vast majority of these homes would back up to open space which from a I guess quality of life standpoint is tremendous. Um I like the incorporation of the greenways. I like the overall I mean I I wasn't on this board in 2017 whenever the original one came through but I this is a great improvement in my opinion. Um I mean I know there's still a lot of intricacies on this uh still a lot of things that we need to I guess jump through. Uh the only thing that I will add is uh if you haven't already, I would get with fire department to discuss fire access and connectivity throughout the development uh just to make sure that they're comfortable with with uh the measures that have been provided.

I didn't I didn't mention this during our comments to the applicant uh but the thought came to me as they were showing their trail pictures. Um, can you describe the like the details of the trails? Are you guys paving them or do you have that detail worked out yet or um yeah, we would um mo I think most of the way we would pave them. Um if there is a disturbance area that we don't want to disturb, then we may mulch it, but that would just be a small environmental area that we do not want to disturb. Yeah. Yeah. You Um, I I know Yes. Go ahead.

Oh, no. I was I was just going to say I I do appreciate the plan. You got to work out the connectivity issues to everybody's satisfaction. And it was mentioned in the early part of the presentation just the diversity in floor plans. And so, we want to see some diversity in floor plans. But my pet peeve has become just seeing stuff built everywhere is these backs that have zero dimension. And I realize that that adds cost to a home, but talk about quality of life when you've just got a row of flatbacks down a whole street all set at the same distance. It just it looks sad. And with this size of property and this large of development, I'd just really like to see it done beautifully for everyone's benefit that's around there, but then for the people who build here, I mean buy here. So

definitely our efforts will be to provide a a pattern book with more details. Thank you. You had uh I I can't remember which uh one said this, but you'd mentioned that y'all were working with y'all's development partners. It sounded like y'all had multiple builders. Is that the case? There will be. So go ahead. Yes. Okay. Yes. That alone should provide varying product. Um I believe engineering mentioned earlier and it may have been Jim uh a third connection to the north is can you all speak to that and whether or not that's possible?

Um the third connection to the north requires us to cross the stream which without knowing what the future uh development is going to be for the neighboring property. It's kind of hard to justify that disturbance and and the cost of crossing a stream. So, we've kind of limited the connection to just two separate points. Um, instead, Yep. I think what we would propose would be to grant the ride of way to extend that in the future. Okay. Um,

which would you would just find a spot to provide 50 foot to the north. Um, but is that something that would satisi satisfy engineering? I mean, especially with them already having two connections to the north. It's something that we can we can look at. We may want them to rather than the right of way, just the right of way, we may want them to construct a portion of it. Um, but it's something that we can definitely talk about internally.

Okay. John, what you have something? Yeah, more of a question for staff. Um, again, I come back to uh just wanting an assurance that the road will be pushed all the way through to 109. And I hate to beat this dead horse, but this was a central part um that you know, central thing we we uh debated back then. I know your intention is to do this whole plan and it looks great, things happen. Um, what assurance would the city have if phase two got be built without the connection all the way through to 109 and then things didn't happen? Would there be assurity in place to make sure that the final park got built or how does that work? If if the development changed hands and another revision to the uh plan came before us that did not include the road all the way through,

I would would think just kind of off the cuff here that similar to what was done with with Twin Eagles about, you know, having a condition to have a a separate shy for that could be something that this body and and maybe council would want to have on there for that assurance if that's the applicant's intention is to have a shity in place that guarantees that the road will be pushed all the way through to 109, then probably not a problem. Uh although it's still a lot built on that connection off of Dobbins Pike. Um well, that's that's all I have to add.

I guess out of curiosity, so sorry, did you have something? I was going to say that the interlocal agreement would probably have some language um in in that as well on the the timing of that when that should be built. So that could form as is some sort of assurance as well. So the interlocal agreement needs to be revised obviously because it's it's completely changed here. Correct. Which is which is a part of this.

One of y'all had something if CSX doesn't go along with their plan. What happens? So, can I Yes. So, based on our conversation with CSX, uh they pretty much said that anytime we take away an add grade crossing, they're uh very um happy about that and there's not a reason for them to turn it down other than if we don't follow their set manual, which um we don't anticipate deviating from that. Yeah. So, they have strict design guidelines that we have to follow for the bridge. Okay. Any other comments?

Nope. I'm done. Okay. Uh I think y'all got pretty good feedback. So, um unless y'all have any other questions, we'll see y'all back in a couple weeks. Do Thank you. Okay, we're going to move on to item number six, station camp apartments.

Good evening. Kimberly Atley, staff planner. The owner applicant request approval for an amended preliminary master development plan for station camp apartments is located southwest big station camp boulevard and north of state route 386. It's on 14 acres and zone mixed use. The apartments consist of seven separate apartment buildings, a total of 300 units. There's an amenity, a building with a pool, maintenance building, pickle ball court, and dog park. Um the purpose of this u amendment is because the layout is different from the preliminary, just slightly different. Um but it still remains the same 300 units, access, height, everything else remains the same. Um in addition to that there is a reduction of the 70% uh masonary requirements that is changed from the preliminary. So um these exceptions will need to be determined whether it's a minor or a major. Um but the overall development is consistent with the approved.

Okay. Thank you. Uh engineering do you have anything to add? Yes. So, due to the the size of this site, we would require a separate construction plan set where engineering storm waters like in-depth review will happen. We've added a couple of of notes on there regarding grading and wanting some clarity. Um, we would want their traffic impact study approved prior to the voting meeting. Um, we have had some back and forth with the traffic impact study, so I I think we can work work that out before then. Um, this one's pretty straightforward.

Okay. Thank you. Is there a member present from the applicant again ladies and gentlemen? Kelly Hyatt with Maris 122 Jumbrium uh sweet 1200 Nashville Tennessee. Um we're just here for your feedback and comments and I brought the experts this time. Awesome. Thank you. Uh any comments off the bat?

Okay. My my only question was going to be traffic study and then I know we had uh I believe it was just work session on the infrastructure plan. Is the intent for the infrastructure plan to be included at the end of this month or is that something that y'all are still working on? It's going to be on our next agenda. Okay. At the end of this month. Okay. So, we'll have the infrastructure plan and this on the same agenda. Reason it was deferred is just the traffic impact study not being approved. I was looking for wanted some confirmation on the Q length, okay, for road B that aligns with with Provine, wanting to make sure that that Q length doesn't um get it doesn't block the the driveway to the to the hospital. That was the main concern.

Okay. Um, and then can you refresh I know this is on this plan but can you refresh my memory on what is included in phase one in that infrastructure are both connections to big station camp in all one big project. We've phased it for the sake of bonding and permitting and closing out but it's all happening at once. Okay. All right. That answers my next big question. Um okay. Any other questions, comments? Hi. As staff noted, we do are looking for an al alternative architectural plan. Is there any feedback or comments that we need to incorporate?

I I took a look at the architecture. I think the architecture looks pretty good in my opinion. Um I I like the break up of materials. I like the fact that you actually have uh balconies for people to use. Um, so Matt, I think I think it looks like a good product. Any other feedback for that? I No, I agree with you. Thank you.

Yeah. All right. We'll see you back in a couple weeks. Next we have station commons. The owner and applicant request approval of renewal of an approval for their preliminary master development plan for Station Commons, a commercial development that is located on 31.57 acres zoned PGC Plan General Commercial located south of 386 and northeast of Big Station Camp Boulevard. I'm not sure if many of you will remember this project. This was approved I think back in 2022 for um mixed use of commercial and a sports facility on this um particular site with some conceptual renderings of what could go there. None of that is um set in stone. That'll be at other final master development plans later on in the process. Um, planning staff had some minor comments on this because a lot of the design meets the current code. Um, engineering had some comments relating to the access and the right of way. Um, the same thing for the fire department. I will turn it over to engineering so if they can cover some of those.

Awesome.

Thanks. Yeah. Again, with with this, due to the size, we would have a separate construction plan review on top of the FMDP, which is when our in-depth review occurs. Um, the main road is intended to be public, so we want to see driveways lining up and having some shared accesses to u meet spacing requirements. Um, this property is subject to the Big Station Camp Boulevard T and we'll make a contribution to that based off of their trips. Um, this will need a traffic impact study. We are just at the PMDP stage. So, it's that's a requirement of the FMDP. Um, just some initial concerns that we have that'll be worked out with the traffic impact study is the proximity of its driveway to the ramps. Um, and I anticipate especially with the for sports facility that it's going to have some off- peak um times to it and just that that's the major concern is how that's how that access is going to work, but that'll be handled with the impact study.

Awesome. Anything else, Charlie? And lastly, the uh Coast Department is requesting a geotech um study report for the overall site. Okay. Thank you. Awesome. Uh, member from the applicant.

Uh, good evening. Brad Snyder with CSDG. Uh, as Charlie mentioned, this is more of just a renewal of the PMDP. Um, same exact thing that you saw before. Uh, we will work with engineering to get the accesses, driveway, internal driveways coordinated uh, to meet their standards. But other than that, uh, just here for any questions. Awesome. Uh, and then I guess just so everyone's aware, Julian, this and Brian, this not only obviously comes to us, but it also goes back to council for renewal, PMDP renewal. Yes.

Okay. Just so everyone's aware, that is the process. Um, I mean, I this seems very much in line with the previous one that we already approved. So, I don't I don't necessarily have any issues with this. I think this is an exciting development once it actually goes through and gets constructed. Any questions, comments from everyone else? All right, seeing none, we'll see you back a few weeks. Thanks, Brad. Uh, next is the next one the one that's deferred.

No. Okay. Um, number eight, free Indeed Fellowship Church sign. of the owner and applicant request approval of an alternative sign site plan for a digital sign for Free Indeed Fellowship Church located at 825 Southwater Avenue. Um we have the existing sign and the proposed sign. Uh the two main exceptions they would require would be from this sign here at the corner of the property across Southwaters is approximately 150 ft to the nearest residence. Per ordinance, a digital sign cannot be within 250 ft of a residence. And this new sign facing um per ordinance cannot be more than uh 50% digital and there is a fine distinction between sign area which is the whole of the sign and the sign face which is just this blue part you see here. So that is u that is a bit bigger than 50% of the sign face itself.

Thank you.

Thanks Brad. Is there a member from the applicant present? I'm James Mard. I'm the pastor of Free Indeed. While this is up, uh that that sign, that logo is not part of the digital sign. That's separate. So that makes it less than 50%. And we're asking for a variance for the 150 or the 250 ft because Hartsville Church of Christ has several residences across the street on Horsesville Pike that do not meet the 250 ft. Other church signs I've went through the city and looked at. Uh the existing sign is 16 ft tall. It has a 3x4 concrete block that it that we're using for the existing sign. We would also use that for the digital sign. We just we'll block it in with brick. On the north side of our church is Pelicans. On the east side is Shriner's Storage Buildings. On the south side is a vacant lot owned by Joe Whitaker where uh uh Woods Ferry comes off 109 right there at that lot. The the west side is where the house is and uh so I'm asking for a variance for that. Uh we have existing electric for the sign that we have. Uh and I guess that's about it. So

and the this new sign will go in right where the existing sign was. Yes. And it it also the house across the street, it's perpendicular to that house. They wouldn't even see the Okay. front of the sign. The sign itself would face Pelicans and Cole's Fairy Road.

Okay. I'm not sure if staff mentioned this to you or not, but this is probably the third or fourth sign along this uh corridor that we've seen probably in the last what year and a half. Um it's just a formal process that you have to go through whenever you have a digital sign adjacent to a residence that's either across the street or on the same side. So that's why you're having to go through this formal process. Um I personally don't see any issues with this. uh seems very straightforward to me. Happy to answer or take questions from others. John, Steve, did staff say it exceeded the square footage allowed? Um within the sign face itself, just this dark blue area.

Uhhuh. Uh only 50% of that is allowed to be digital per ordinance. And you see the digital areas here that has the Starllight Christmas. Yeah. So of this area, it is greater than 50. So, let me rephrase if I may. Yeah, let me rephrase the question. The total um square footage of their sign including the digital and the non-digital, have they used their maximum capacity or are they below the maximum capacity allowed? I believe they are slightly below.

The reason I'm getting at that question is if they had used their maximum capacity of allowable sign frontage, would that be greater than 50% the digital part? Well, the sign face itself is just this this area, right? Not not including the bricked in area. So, the bricked in area is a maximum height of 8 ft and I forget the width at this moment. I'm sorry, but um I mean we can clearly see that this is going to be 50% bigger for the sign face and that is just where it violates ordinance. Can I ask a question?

Yes, sir. Lance Snider, uh, 132 Stonehouse. I'm the, uh, digital sign designer, and I've got several churches that are I just sell them this, the the digital part, and then they have the rest of it built. This is my first process uh, time stepping through this process, and I want to make it easier on all of us next time around. My confusion was the 50% rule because basically if you have 50% rule that means you can't just put a digital sign there by itself. Right. Right.

And my initial u calculation was all of it was the brick and everything because I thought they had incorporated it. That's why I told the the pastor to go ahead and submit it because I thought that would make it under the 50%. I have other churches that are going to do something very similar. I guess I'm asking what's the best way to do this without having to appear before the planning commission or do you just one one at a time? Brad, do you want to answer that? If it meets ordinance, then they can just submit a permit for permit application. Yeah. But and we're here because of the exceptions.

Yeah. Okay. So you're saying that this the calculation is anything that has text on it or or an image outside of the brick in the stone. What if there was an address down the brick? Would that be considered part of the signage? I believe our sign tech does consider numbers as part of that area. Yeah, potentially we can look at that in more detail with her. That's just for future knowledge. Yeah, of course. Yeah, I I think uh I think staff does a good job. um if you just work with them because do does do sign permanent applications require a preapp or no? No, not typically. We only see the alternative ones.

But I mean you'll you'll take the application in, you'll provide comments and then they can either reduce the size of their sign or keep it and then go through this formal process to receive approval from planning commission. It it gets tricky because on the digital stuff the way the way you build them is you can't do partial parts of a of a foot, you know, and and you're restricted to certain amount of area space if you want large enough to be able to read. And so I just got to take all that in mind when I yeah do these. Okay. Thank you. Any other questions? I I got I got a question. If we did not have the free Indeed fellowship logo lit lit up as part of the sign, would that

lower it less than 50% of the whole area going? You would be going the opposite direction. Okay. And even if the free indeed fellowship is isn't lit up, it's still a sign. So it would still count towards a percentage. Okay.

Okay. Any other questions for commission? Okay. We'll see y'all back in a few weeks. Thank you. All right. Number nine, Lillian's Brightar Academy site plan. Brad, uh, the owner and applicant request approval of a change of use site plan for a daycare facility on 4.4 acres zoned CS Commercial Services located at 225 Nicholls Lane. Uh, you can see it here. Um, for reference, uh, this is the racetrack over on Southwater at that intersection with Nichols Lane. Um, our two our main concerns here are buffer yards on the east and west side per ordinance. There should be a 10 foot between CS and CS. And, uh, a sidewalk is required per ordinance in this portion of the property. Uh so we would u ask that that be shown on the site plan as well. Uh there is something from visiting the site myself. This was previously construction sales and service. There is a fence running which will be great for the daycare but it does have barb wire along the top. So I've asked them to remove that.

Thank you. Thanks Brad. Is there a member present from the applicant? Go to Beasley, Greenley Design, 114B West Main Street. Um, we're aware of all the comments. Mostly going to get your feedback here tonight and take that back to the client and go from there. I do know the client nor the person wanting to lease this property for the daycare. want to do the sidewalk and would like to minimize the buffer yard as much as possible and just use what's existing, but happy to answer any questions. What about the bar? I think that should be fine. Sure.

Thank you. Um, any questions from commission? I'll say when my son was in daycare, the barbwire would have been a good idea.

He could get out of anything. No, I want to comment on the sidewalk. We've got the sidewalk coming up to it from, you know, from the racetrack. We've got the sidewalk across the street. If I understood correctly, you were asking to uh get a waiver on the sidewalk. I The sidewalk is needed to build this continuity um through. I mean, we've got it on all other surrounding areas. There's really no reason not to put the sidewalk in. I'm sure you're fighting some topographical challenges, but uh I'd be in favor of keeping the walk. You were are y'all asking for a landscape variance? Uh, we would like Yeah, I'd be more apt to give the variance on the landscaping than the sidewalk variance. You mean you feel like the sidewalks needed? Yes. Yeah,

very much. I mean, we the racetrack had to do it. The people across the street had to do it. The town homes down the street had to do it. I mean, I I think we need the continuity or the continued continuity

because I've heard from the property owner, they've had this property for a very, very long time and they're feeling um mistreated in this as to have it done when she thinks, well, the children won't be using the sidewalk. And I've explained why we're trying to get sidewalks all the way down the street. Um, so thank you for helping them navigate this because the change in the use for a lot of people who have had property for a long time in our city, they have they don't understand it at all until they get faced with it. So yeah,

part of the issue with Nicholls is that's a very busy road and a lot of people go pretty fast on that road and so if somebody's trying to walk the road, you know, it's it becomes a dangerous situation. You have any other questions? Thank you. Tomorrow, see you back in a few weeks.

Item number nine, MJK Watson Town Homes. Is this the one that got deferred? Okay. So, item number 10 has been deferred. And then we'll go to item number 11, Habitat for Community Examiner Court. Jim. All right. Thank you all. Uh the owner and applicant request approval of a final master development plan for Habitat for Humanity Examiner Court consisting of six single family units on 66 plus or minus acres zoned MRO multiple residential office districts located south to a popular and west of Sar Hall. Um we have mostly minor comments on this item. Um the only kind of real comment from a staff perspective is if um the property to the southwest develops, um these three parking spaces along Examiner Court may have to be taken as part of a expanded uh road for Examiner Drive. Um and uh we want to see landscaping for these units. Uh we would love to see a typical landscaping for these. Um since this drawing is so wonderful, we want to see more of it.

And they just didn't have a landscape plan included. They do. Um so their buffer yards and everything are per code, but supplemental. We're talking about uh landscaping typicals for the units themselves because it was Yeah, it's so nice. Okay. Engineering.

Um as as Jim had had mentioned, the they do have three parking spaces within the ride ofway. Um those could be temporary. I I don't know um what the development of the adjacent property would need. If they need to use the entire rideway for Examiner Court and those spaces are within the ride ofway, then they may come out. Um I do believe they meet all of the required parking spaces within their site. Those are just extra spaces. Okay. Um so just want to make everybody aware of that and we have some just storm water and grading things that need to be addressed. I was trying to understand the three parking spaces you're talking about. Are you talking about the three parallel parking spaces up there on Examiner Court?

Correct. Oh, okay. So, even if those were gone, they'd meet their parking requirements for this. Correct. Oh, that's not a problem then. Okay. Uh, is there a member present from the applicant? I got Sorry.

That's okay. Cal Gentry with Habitat uh board of directors. Um Allison and I really that's the main thing we want to discuss with planning commission night two is those on street parking spaces. Um the pavement width there I think I think it's 36 feet maybe expected to be a threelane drive in the past when it was constructed and

pipe road. Yeah, maybe we're not sure. It may have been done that way because Tula Popppler didn't exist when it was put in, but now that we have that east west connector there along the railroad tracks, I'm not sure that we need a three-lane road section through here. That's why we were putting some on street parking into the rightway. It keeps our common green area much larger. Just makes the project a little bit nicer. We don't need them. Um, so what we were just hoping is that they could be there just as public parking. um hopefully not take hopefully in a permanent capacity. I just want to get some feedback from you guys.

Yeah. The reason we kind of I there's enough parking to satisfy the requirements for the development but as we all know if there's you know if I've got the unit in the back I'm going to park on the street next to the unit if I can. But I know that in the city we've got stricter rules about parking on the street. So, we thought if we'd at least defined some parking and this is an ex I don't know why this road would ever need to be 36 feet in the future. It's more of an industrial type roadway design versus a typical uh even collector standard. Uh that's why I thought that defining those parking spaces as opposed to leaving it wide open. One, it adds a little bit of buffer to the side of the property. It adds a little more not a ton of green space, but a little bit. It just kind of softens that area a little, makes it a little more residential, which, you know, since it's a little pocket community, we thought that was helpful. Um, we still have some work to do with the fired marshall and and engineering to try and kind of finesse how that works exactly, but that that was our reasoning and the temporary nature. I just wanted to that was a comment on there which I haven't had a chance yet to go meet with engineering because we got the comments on Friday but um if those had to go away we just want to make sure that wouldn't be at our expense. Okay.

And now are those parking spaces like there's curb and gutter and everything going in in front of everything. So like this would that would be fully established with curb and gutter. I believe it's just curb. I'm not sure it's curb and gutter. Okay. But the curbs going in basically to Yes. establish those uh spots. Oh, no. I mean, they're they're they're they're done regular street standards, everything as opposed to just the road stripes down. Okay. Give calling it a day. We just kind of like the idea of making them a little more presentable and a little more defined. Otherwise, it'd be a free-for-all down there. Parking wherever.

I don't have an issue with them. I I'll just comment that you've got six units. You've got 12 regular parking spaces, one of which is handicapped. Um, that's two units, two parking spaces per unit. I like having the three extra spaces out there on the street for visitor parking. So, I don't have a problem with it. Agreed. Any other comments, questions? Yes, sir. If I may, I know this is more of an engineering comment. We can come sit down with y'all. We really, we want to get some feedback from planning as far as longterm what they see that road needing to be, whether it's 36 or 24. We're we're leaving it I think more like 30 ft wide still at this.

Yeah, we're still leaving 12 a 12ft lane on our side of the center line which leaves a larger section on the other side. So 16 ft or whatever. Okay. Just for me just to clarify is there a restriction on on street just parking on the street in front of your house or in front of something in Gallatton? I think it I think it all depends on your pavement width. Yeah. Okay. I mean, you've got there's typical sections in the zoning code that allow for on street parking, but you have to have you have to meet the pavement with requirements, okay, for and then you also have to meet fire access requirements as well.

And we we figured that with a 36 foot wide pavement, people would just park along there anyway. We were trying to provide something a little more permanent and good-looking. Apparently, people try to park on 24 foot wide pavement all the time. So, yeah. And we allow on street parking, but it is never without issues. I mean, I'll take the snow last week as a for instance. Can't clear the streets because people are parked in the street and they don't want to mess up the cars and they have to go around them. And so, yes, we have allowed for it. I think we regret most of those decisions. Um, and we continue to allow for it, but it is never your best option. I do not think in our city. Well, I at this point in time,

I think that the fact that they're establishing the parallel space with curb and with turnown sidewalk, I think that helps tremendously. That's what we were trying to get away from is just the car on the side of the street. Yeah. And then you still meet I mean, you still have large enough pavement width to meet fire access. So, I don't I mean, obviously, if if something develops next door and it requires a threelane section down through there, then that's up to whoever is doing that development to to figure out in the future, but substantial. Yeah. Likely. Okay.

As far as the landscaping plan, we did a code minimum landscape plan to hit the deadline and get submitted um until we can find a landscape architect to work with for that, you know, and make sure that the architecture is finished and and those kind of things, you know, finalize the details. So, we will work with a landscape architect to get that in place. Is that a Jim? Where is that? Is that a comment like a a condition? Yeah. So, um it's a comment that we made. Um it's not a code requirement,

but um since when we go out, we're going to end up inspecting these most likely. Um, and when it will be a lot easier for us to inspect because we have an idea of what's supposed to be. Okay, that makes sense. Does that make sense? Yeah, we're happy to do that. Okay, thanks, Cal. Okay. Uh, any other comments, questions? All right. Thank you'all for the feedback. It sounds like y'all got some good feedback, too. We'll see you in a couple weeks. Uh, this last one, Brian, are we doing these separate or together?

However you like. Okay. Can we do these together, please? Yes. Thank you. I'm 12 and 13. Twin Eagles.

Okay. Okay. Uh, the owner applicant is um requesting approval for I'm going to do this one first. It's the excuse me, FMDP for the Twin Eagles phase 15 section 4 and five. It's located on Douglas Lane and north of Highway 25 consisting of 39 single family residential lots. It's on 13 acres and it's zoned mixed use. Um you may remember this is where part of a larger development obviously um section one and section two preliminary plats were approved uh last year. So the and section three which we're getting ready to go next to is the preliminary plat for phase three which is the primary section on doi drive. That's the key. Um based on section one and two there was a condition of approval that the drive extension shall be constructed up to the binder and curb and the secure assurities in place. Um and we'll let engineering speak a little bit more on to that but that's uh section three which is plumary plat next. Okay, awesome. Engineering.

So, we will have separate construction plans on this. We've already seen the construction plans and and given one round of of comments waiting on a resubmitt for for that. And as it was mentioned, you know, we've had lots of discussions about the DY drive connection. So, we would have a note in the condition on on this as well that um that goes along with what's what's been there before. Okay.

Awesome. Is there a member or president from the applicant evening y'all? Zach Elliot with Green Lid Design. Um we've uh reviewed all comments on both both pieces here. Um and I think agree with everything. Um so just happy to answer any questions. Okay. My initial question obviously with phase one and two there was extensive discussion about the shity and the connection to uh Douglas. Has a shity been posted?

Um no I do not believe that there has been. So the if I remember what the condition was is when section one gets platted or or the next section gets platted there would be assurityity for those roads plus the dotty drive extension. Um and then they the following section which is section two um I believe the dotty drive should be functionally complete or halfway um of of section two.

Yeah. Okay. Um I I guess the thing I want to make sure is we're not getting ourselves in a situation by moving all of these along and then it just doesn't take place. But I guess the what's uh the sure I guess the shity is that they wouldn't be able to pull final plot approved without one and two being recorded and a shity in place because they couldn't record the plat without the shity. Correct. Correct. Yeah. And the the intention on on this plan is to have the the note that I roughly went over and then at the end of that no building permits for this section would be

given until that y'all are comfortable with that note. Yes. Okay. Those are all my questions. John, Steve, anyone else? I see. You asked my question about the road. Okay. Seeing none, we'll see you back few weeks. Okay. All right. So, now we will move on to 14. Other business, Brian. All right. So, just a couple items. Um, obviously last meeting on the 26th of January, we didn't meet uh due to the ice

Yeah. snow snow ice cop apocalypse, whatever you want to call it. Um, so we are uh we've made the decision that it timing didn't really work out great for us to do a special called meeting um in the earlier part of February. Uh notice requirements, we we couldn't meet the timing to get it in the paper to get it for the 9th of February. And then the 16th of February is President's Day. So we weren't able to hit that day as well. And so we are making the decision to just put those items from the 26th onto the 23rd regular meeting date. Um we feel like that's just the easiest thing to do um for everybody's schedules. Uh it is going to make for a longer night that night, but um just you know bring some coffee and we'll

Are there any items on there like have the potential for being on consent? There are some well some we'll we'll probably have a few that go on consent. Um so uh but I mean it it could look like you know somewhere between 25 and 30 items on the agenda that night. So, um, so it would be helpful if anyone has questions between now and then to get with the planning staff or the engineering staff or whomever to try and understand better what you're going to be voting on. Yes.

Yeah. That way during the meeting, uh, you know, easy questions may have already been answered. So, if you do have questions, for sure, send us an email, call us up, um, talk to us. Um, also just uh I know Mike is a short timer here soon. He uh he's going to be uh leaving here in the next couple Well, that'll be his last meeting next week on the 23rd.

We're we're gonna we're making it a doozy for you. Um yeah. Uh but just want to remind everybody of that. And then we also So T we got an empty seat up here. Tanner Hamilton has been um appointed to the planning commission by Mayor Brown. And we also have Tiffany Reid who's actually out in the audience. Uh she will be replacing Mike once he uh has finished up here. So she'll be starting in March. Um since she's here, I did want to give her an opportunity to come up and introduce herself if she would like to do that. So um yeah. Hello. Nice to meet you. Welcome. Um, excited to get to know you guys a little bit more and be up there with you. Um, my name is Tiffany Reid. Uh, of course living in Gallatin and uh, I'm a traffic engineer, so bring I don't know if you've seen me here before on other things, but um, I have been up here once or twice. So, hello. Um, yeah.

Awesome. I'll stick around a little bit afterwards if you have want to chat or anything like that. So, good to have you. I think a tremendous addition and an ally for engineering, right? Yes. And then Mr. Hamilton, he is he he did text me and just apologize for being unable to be here tonight. Uh he had another conflict conflicting meeting. Um and I think we may have uh messed up on communication with him too. I'm not sure. But, uh, anyway, we'll iron those issues out and make sure that he has, uh, all all that he needs to be able to show up here on on the next meeting, and that'll be a doozy for him, too.

And I'll give you a a capsule of his background. He is currently a commercial real estate attorney, but most interestingly, he teaches land use law at the University of Tennessee Law School. So, I think he'll be a nice addition as well. Yeah, we're looking forward to having uh both traffic engineer and land use law skills um brought to the board. Uh the planning commission. I think that'll be really great. Awesome. So that's it for other business unless was there anything else? Yeah. Any announcements? I think that's it.

Any announcements now? Uh well actually so um I should announce that the TAPA spring retreat is coming up if any of you are interested in that. Um it where it's not at the normal place. Can you guys remind me? It's it's a different one that they've used. I I'll I'll email it to you guys what the name of the uh it's still a state park, but um Paris Landing.

Oh, Paris Landing. There you go. Um it is the first week of March. It's a Thursday, Friday. Um so it' be I believe the 5th and 6th of March. And um again, two days. is they don't have the the schedule worked out yet as far as what the sessions will be. They're still working on receiving submissions for that. But if any of you are interested, um we may have a couple staff people go. I'm not we we also kind of have some people off that week because it's the following week is uh spring break. So, um, that's going to conflict with a few of our schedules and so we might have a smaller group going this year than than normal. So, uh, but please do let me know if you are interested in going, get your hours for training. Great opportunity to see some friends if you have any friends uh, in the planning world and um, yeah, so just let us know and we'll we'll get that all taken care of for you.

Awesome. I've got something. Um, y'all may see a new face at the at the table. We had Mitchell Lassley start with us last month. He's the new assistant city engineer for developments um as I moved into the traffic position. So, he will um you know, in a couple of meetings be up here and be representing engineering. Sweet. Good to have you.

Happy to have him. We uh brought him over from the dark side. It can't be dark. Uh, okay. Anything else? I see none. We will adjourn. Thank y'all. Uh-huh.