Planning Commission - Regular Meeting

Mission. I wanna welcome everyone and commissioners, thank you for coming today and we'll get right started with the agenda and so the first item up for business is the adoption of the agenda item B. Is there a motion? There's motion and a second. Any discussion? It was sent out earlier to the members and so any seeing no discussion all in favor say I. I. Post no. I have it. The adoption of the agenda has been adopted. Next is item C which is the approval of the April. Is there a motion to adopt? It's a motion and a second and Commissioner Zs were also sent out to you prior to the meeting. Any discussion? Seeing no discussion.

All in favor, say I. I. Opposed, no. I have it and the minutes are adopted. Next is item D which is the public comment period and Lisa, this is a still a relatively new public procedure that we do. If you could just remind the audience and the commissioners about this rule and we do have one speaker signed up.

Sure, chair. This is a this is a requirement to meet Tennessee state law that requires that for any meetings of boards or commissions or public bodies that there be a time at the beginning of the meeting for persons to speak on items that are on the agenda. This generally doesn't apply to the Planning Commission because we have hearings for most items on our agenda but there are a few items where we don't have public hearings or there are times when you all may defer an item after the public hearing has been held. And so this meeting at the beginning is for people to sign up to speak on items that do not have a rule required public hearing where that public hearing has been deferred or for items that are noted as being deferred. So, that's what this this time is for.

Thank you and so we do have someone that has signed up and that is miss Tuanachick, but there is no item number. Miss Chick, can you come on up and let us know what you're speaking? And you have two minutes. Number nine. Thank you.

This is on. In Cambridge, we define successful development as meeting the needs of the seller, the existing community, the developer, future residents and the environment. Success requires compromise. These are some of our successful developments that happened due to reasonable, honest face to face community engagement. Corbin Farms Apartments, 40 acres contains lakes, streams, fields and woods.

It is 40% preserved and has walking trails open to the community. 5788 Cain Ridge, 37 acres, 45%, preserved, clustered, higher density, walking trails, road improvements, untouched old growth forest with shagbark, hickory for bats, caves, streams and a pond, and they report that this is saving them money. Old Degree near Whittemore, 37 acres, about 40% undisturbed that contains cave slopes, springs, old growth forest, higher density clustered units were supported by the community towards the front of this one. Green Green Trails 55 and up community, 44 acres, 136 mixed sizes, has trails, large buffers, preserved slopes, clustering of higher density. The Century South development between Old Franklin and OHB along I-twenty 4 over two fifty acres over 1,000 units.

The African American Cemetery preserve ridges and slopes preserve connected walking trails, old growth forest creeks and wetlands preserved while providing mixed types of commercial and residential and nine deferred an 82 acre development is on the horizon with 23 acres going into a land trust, 40% remaining undisturbed, over 100 units, walking trails, extra road improvements, donations to Mill Ridge Park, increased buffers, extra traffic calming and more clustering of density to achieve this. That's over 400 acres of successful developments that happened due to early conversations in person face to face conversations. We appreciate your support on this.

Thank you. Appreciate it. And seeing no one else that has signed up, we appreciate everybody. Thank you, miss Chick. Next is item f, items for deferral withdrawal. Go ahead.

Alright, I'll now read the items for deferral or withdrawal starting on page number three. Item number one, twenty twenty five CP zero zero six zero zero one Bellevue Community Plan Amendment. Staff recommendation is to defer to the May 28 Planning Commission Meeting. On page four of the agenda, item number three twenty twenty six SP zero one one dash zero zero one Pleasant Green. Staff recommendations to defer to the May 28 Planning Commission Meeting.

Item number five, twenty twenty five s two zero three zero zero one, Harpeth Overlook phase two. Staff recommendation is to defer to the May 28 Planning Commission meeting. On page number five of your agenda, item number seven twenty twenty five c 104 p r zero zero one, staff recommendations to defer indefinitely. Item number eight twenty twenty six s p zero two two dash zero zero one Hobson Heights SP staff recommendations to defer to the May 28 planning commission meeting. Item number nine twenty twenty six SP zero two three zero zero one Courtyards at Battle Grove. Staff recommendation is to defer to the June 11 Planning Commission Meeting. And that's all for the items for deferral or withdrawal.

Thank you, Selena and so, make sure we get this correct and commissioners. The items for deferral withdrawal are the following. Items one, three, five, seven, eight, and nine. Is that correct?

That's correct.

Alright, commissioners. You've heard the items for deferral withdrawal. Is there a motion? There's a motion and a second. Any other discussion? Bless you. Any other discussion? Seeing none. All in favor, say I. I. Opposed no. Ayes have it and those items are deferred or withdrawn. Next is item g, the consent agenda and I think Selena, you're gonna take take us through this as well, right? Yep. Okay.

I'll read through the items on the tentative consent agenda and ask if anyone is here in opposition. If so, please raise your hand and the item will be presented in the order they appear on the agenda. If no one is in opposition to the item, it will be on the consent agenda. Please note that items on the consent agenda will be voted on at a single time. As noticed to the public, items in the consent agenda will be noted will be voted on at a single time.

No individual public hearing will be held nor will the planning commission, debate these items unless a member of the audience or the commission requests that the item be removed from the consent agenda. So starting on page two, item numb or sorry, on page four, item number two. 20 25 SP 046001 Kersey Property SP. Is anyone here in opposition? Okay.

Item number four, twenty twenty six SP zero one nine zero zero one Ridgeside Heights. Is anyone here in opposition? Okay. That will be placed in the agenda to be heard. Item number 6, 2026 S 037 Dash 001 Cali Subdivision Phase 2. Is anyone here in opposition to this item? K. That'll be placed in the consent agenda. On page five, item number ten twenty twenty 6 s 063001Martin'sGlen Phase 1. Is anyone here in opposition to this item?

K. That'll be placed in the consent agenda. Item number eleven twenty twenty six s zero seven two zero zero one twenty four zero two Sandy Avenue. Is anyone here in opposition to this item? K. We placed in the consent agenda. On page six, item number 1231284P001 Poplar Creek Estates PUD cancellation. Is anyone here in opposition to this item? That'll be placed in the consent agenda. Item number 13 2026 c 028 p r 001.

Is anyone here in opposition to this item? K. Item number 142026C0029 p r zero zero one. Is anyone here in opposition to this item? Number 15, 2026C031PR001. Is anyone here in opposition to this item? K. Item number 162020C033PP r 001. Is anyone here in opposition to this item? Okay.

And item number 172026C034PR001. Is anyone here in opposition to this item? Okay. That will be placed in the agenda to be heard. Okay.

As information for our audience, if you are not satisfied by decision made, by the Planning Commission today, you may appeal the decision by petitioning for a writ of cert with the Davidson County Chancellor, your circuit court. Your appeal must be filed within sixty days of the date of the entry of the Planning Commission Planning Commission's decision. To ensure that your appeal is filed in a timely manner and that all procedural requirements have been met, please be advised that you should contact independent legal counsel. So I'm gonna go through the, the items that are on the consent agenda with some captions and our staff recommendations. Back on page, for item six, twenty twenty six s zero three seven zero zero one, Cali Subdivision Phase 2, request for final plot to create 36 lots on property located at 5693 Cloverland Drive.

Staff recommendation is to approve with conditions. Item number 10, twenty twenty six s zero six three zero zero one Martin's Glen phase one, A request for final plot approval to create 46 family, single family residential lots on portion of property located at 4057 Maxwell Road. Staff recommendation is to approve with conditions. Item number eleven twenty twenty six s zero seven two zero zero one twenty four zero two Santee Avenue. A request for final plot approval to create two lots on property located at 2402 Santee Avenue.

Staff recommendation is to approve with conditions including an exception to section three five two d two for lot size. On page six, item number twelve three twelve eighty four p 0 zero one Poplar Creek Estates PUD cancellation, a request to cancel a portion of a residential plan unit development overlay district on properties located at 8011 And 8087 Poplar Creek Road and Poplar Creek Road, unnumbered, staff recommendations to approve. Item 132026 c 028 p r 001, a request to rezone from r s 10 to r 10 for property, located at 917 Hospital Drive. Staff recommendation is to approve. Item number 14, a request to rezone from r s five to r six a for property located at 110 Ludi Street.

Staff recommendations to approve. Item fifteen twenty twenty six c zero three one p r zero zero one, a request to rezone from a r two a to r m nine n s. Zoning for property located at 7345 Old Charlotte Pike. Staff recommendation is to approve. Item number 162026C033PR001, request to rezone from RS 10 to MUN ANS zoning for properties located at 2212 And 2216 Riverside Drive, staff recommendations to approve. And item 18, new employment contract for for Rebecca Webster and accept the director's report and administrative items.

Thank you, Selena. And so make sure we get these right but these will all be commissioners. As a reminder, these will all be put on the consent agenda and passed at one time and so these are the following items. Items number six, ten, eleven, twelve, thirteen, fourteen, fifteen, sixteen, eighteen, and twenty two. Is that correct?

That is correct.

Thank you, Selena. Uh-huh. Commissioners, you've heard the items to pass on the consent agenda. Is there a motion? Motion and second. Any discussion? Seeing none, all in favor, say I. Those no. Ayes have it and the consent agenda is adopted. And commissioners, for some reason, I skipped over item E which is the council members which I am very sorry. We love all the council members. So, Council A Benedict, you wanna say a few words? Thank you for coming and I apologize for that.

Well, we just we just reappointed you so I can't do anything about it.

You can't do anything. I'm sure you

could kick me

off this.

I would never.

Thank you so much and good afternoon commissioners. I wanted to speak with you on number 17. I did see that there's someone here who would in opposition to this. So I wanted to give you a little bit of information about it. This is a corner lot strangely shaped and we're taking it from RS.

Well, we the applicant then I I'm supportive of it is taking it to RS 7.5 to R 8 A so that would allow them to build as many as two units on the parcel. This is a corner lot at the corner of Emmett Avenue and Argle Avenue in Madison. It's point two miles from Gallatin Pike, so it's within a quarter mile from Gallatin Pike, which certainly was part of the RN, RL, the packet of new tools that we have in our zoning tables. So it does align with that. It also does align as the analysis says with the policy in the area and I think it's good for us to be looking at this type of additional housing density in a location like this.

This is not deep in the neighborhood back by the river. This is very close to Gallatin Pike. One thing that we often hear about or you hear about and I hear about is when there is additional density, people are concerned about traffic and Emmett Avenue is one

of those streets where we

are lucky to have speed cushions. So I am not concerned about fast cars going down the street, that has been curtailed as the result of those speed cushions. And so I'm not concerned about any additional traffic being out of control as the result of this change from one family to one and two family zoning. So I would ask the staff recommendation is to approve and I would ask for your approval as well. I will speak with a gentleman who is here in opposition on my way out. And so look forward to seeing that. I'm not gonna be able to stick around but I appreciate your word. Thank you.

Thank you, Council Aide. We really appreciate it. Alright. Any other council members? I'll make sure seeing no other council members. So we are now on to Alright. So, commissioners, we're at item H which is the design and development strategy presentation and it's an informational presentation. So, we'll go ahead and hear that and we appreciate you doing the presentation for us. Thank you.

Yes. Good afternoon, commissioners. My name is Jared Islis and I am here. Let me make sure

that gets there. Okay. Okay.

Good afternoon. My name is Jared Islas. I am a planner in the design studio division. I'm here today to talk to you all about a new initiative that the planning department is underway with called the design and development strategy. I wanna start off by saying that this is a interdepartmental, inter divisional project that we're working on.

I'm from the design studio team, but we've got representatives from all of the planning divisions on this project team. With me today in the staff section is Joni Williams and Abel Del Pino. Also, Emily Lang is a big part of this project as well. So, I just want to let you all know that. So, to start off, I just want to give you an idea of the part of the town, part of the city that we're looking at and this project is really focused on the urban core of Nashville.

You see here on this map on the right hand side, you see the map of Davidson County and on the left, you see the zoom in of what we're calling the urban core. It's that red dash line which I'll show a little bit more zoomed in on this next slide. We're defining the urban core as the area stretching from Midtown on the Far West all the way up against I 440 West of Centennial Park through the rest of Midtown into Music Row across Downtown Nashville and across the Cumberland River into the East Bank. These are all areas that you know, we are are considering as part of this work as part of the urban core. And to start, it's worth taking a step back and looking at the big picture of Nashville's growth over the last decade or so.

So as you all know, as per all the cases that you all review as part of this commission, our growth is is really, exceeding the projections that National Next put in place in 2012. These charts on the screen here represent three different sectors, jobs, households, and population where our growth has exceeded the projections from Nashville next. And this is citywide. Now when we think about the urban core, this growth, we we see that the growth is really concentrated in these areas. And by the way, the urban core represents less than 1% of Nashville's total land area.

So 29% of Nashville's new residential units have come in the urban core within the last decade. Just over 60% of the new office space has come in the urban core, and just over 80% of the new hotel rooms have come in the urban core. And this really speaks to the growth and development pressure in these areas. Additionally, another stat about the urban core is that $28,000,000,000 worth or 71% of the total permit value within Nashville within the past decade comes from these areas of the urban core. The growth in the urban core is guided by several different planning and policy documents that you as a commission have adopted in the past.

They're here on your screen. They date back as far back as 2007. You see there on the far left, the downtown community plan, but also as recently as 2022 with the Imagine East Bank Vision Plan. These plans are, as you know, they've they've been adopted at a point in time which really speaks to specific pressure or or change that's happened in these areas. For example, most recently, East Bank was adopted, you know, as the redevelopment of the East Bank was coming to fruition.

These areas are similar and the the plans and policies that guides these areas are similar in their challenges and also the aspirations that planning staff and that these plans speak to. Things like traffic congestion, rising cost of living, attainable housing, lagging implementation of infrastructure, and then fading and loss of character and natural resources are all things that each of these planning documents have spoken to and it's why it's important that we're thinking about them holistically today. And then in terms of aspirations, they all speak to walkable mixed use districts, high quality transit, transit oriented development, and preservation of historic buildings and resources as some of the things that, you know, residents and people in these areas would like to see. And so now the planning department has initiated this new project, the design and development strategy or DNDS as a comprehensive assessment of Nashville's existing tools and procedures that guide growth and development within Nashville's urban core. And when we're, again, when we're talking about the urban core, we're really specifically talking about these mixed use and commercial areas within those previous planning study boundaries, downtown, Midtown, Music Row, and the East Bank.

And we're we're doing this, starting with, an assessment of existing conditions and really, making sure that our understanding of these areas is current and accurate. As you saw on the previous slide, some of these plans were less updated over a decade ago. There's been a lot of change in these areas since then. Now, there's there's quite a few reasons why we're doing this study and why we're doing this study now but here's a few of them. First and foremost, as I mentioned, some of those plans are relatively outdated, especially considering the changes and pressures that are in those areas today.

So the downtown community plan and Midtown study are both over a decade old. And so, a part of this work is going to be to update and refresh those plans and make sure that they speak to the present needs and desires of these communities. Secondly, we're thinking about across the board how we can align the recommendations from various plans and studies. Some of the newer area plans like Music Row and East Bank, we still think that those recommendations are sound and we would like to implement more of that work. But there's also been a lot of county wide planning that's happened in the last few years, specifically choose how you move and the unified housing strategy that we wanna make sure that these areas are are accounting for and speaking to.

And then thirdly, one that I think this body can really speak to and we'd love to get any thoughts from you all now or, you know, in the future, but we're we're looking to understand how the tools and procedures that guide growth and development within these areas, how they're functioning, and how they're implementing presently. So, we're taking an assessment of existing land use policies in these areas, existing zoning tools, and overlay districts as well as the processes that development goes through in order to get approved and implemented and making sure that that was all working and functioning well. And then lastly but not least, we really see a great opportunity here to build off some of the recommendations of those previous plans as they relate to historic preservation and identity and thinking about the feasibility of new preservation tools. One of those, which was recommended as part of the Music Grow Vision plan in 2019, was a transfer of development rights program that we're seriously looking at and exploring the possibilities for in the future for the entire DNDS area. So in terms of process and timeline, we are currently in what we're calling phase one analysis and initial assessment.

Planning staff, we announced this project in in late March. So we're about a little over a month into this now, kind of publicly speaking about this. We're in the really early stages. We had a few public meetings held in early April that we were able to get some high level feedback from members of the public as well as some other stakeholders. And then we're really looking forward to being able to publish an existing conditions report which will dive into all of the the content that I've previously mentioned early this summer.

I'm hoping that that's out and y'all can review it in in June. Later down the line, we we do anticipate subsequent phases of work here. Phase two is scenarios and recommendations. That's where we'll really be diving into what potentially could and should change in these areas based on the feedback and the, existing conditions report. And then later, phase three, we'll be looking at how we can implement those recommendations.

And then so just as a, you know, in conclusion, this map here on the screen is what we're calling the initial observation area. And we're we're trying to be really clear with the public and with all of our stakeholders in that why we're calling it an initial observation area and that's because this is a really large area. It's just under 3,000 acres. It spans five different council districts and there's a lot of unique aspects within these areas. So, one solution is not going to work for all of this and so when we get into the later phases, phases two and three, we do expect there to be some variety in the recommendations and in the implementation.

But right now, we're looking at this, kind of holistically as an observation area. And that is my last slide. So I'm happy to take any questions or, comments. Thank you very much.

Oftentimes, some folks say here at the planning department we're stagnant and not planning but we are definitely planning and I love looking at, old plans and making sure that they, are up to date and I love, just the public interaction and I think that's one thing that the planning department that we really do well and the vice chair and I have over the years have really, focused on public engagement and I think it's one of the most important processes of of planning. So thank you very much And if there's anything that we can do as a commission and I also want to thank the council members for always helping us and so this is good stuff. Any questions? Vice chair. I had a

couple questions related. So we're talking about various preservation tools. I'm wondering what other tools or if we'll consider other tools to promote other things that we've hoped to see in this area, such as affordable housing, also thinking about more opportunities for transit oriented development as we're really trying to improve our transit system. So if you could speak to one or both of those, that would be great.

Yeah. Yeah. Thanks for that question and I should have pointed it out on this map but you may see purple lines that are radiating out from the center of the city here and those are choose how you move all access corridors that will see improvements across all mobility components including transit. What really strikes us about this map is just how much of an overlap there is between the urban core areas and these all access corridors and so we really see a great opportunity through this work to kind of revision and rethink about how we are developing within the urban core alongside our our kind of new and improved transit investments. To your question about attainable housing and affordable housing, I think that's also something that we're looking at as part of this.

There's been a lot of recent work in planning in regards to incentive tools and bonuses and some of the feedback that we've gotten from our consultants on that is thinking about how we are making sure that we're prioritizing one or our top in option or sorry, one or our top priorities through an incentive program rather than a large bucket of things because we'll often see that developers or developments will go towards a a specific set of bonuses and incentives. So, if we really want to focus on attainable housing in one area or historic preservation in another area, it may be worth calibrating those based on geographies or building types. And so that's certainly something that we're thinking about as part of this work.

One of the additional things you see multiple different kinds of zoning districts here. So

one

of them has the type of bonus structure that we understand the new state law would allow us to sort of work through and that's the downtown code. And so we've evaluated the DTC recently and got feedback that we needed to really narrow those incentives because our menu was a bit too broad. So if we want to incentivize the affordable housing provisions that we believe state law now enables us to do, we're going to have to figure out whether the sort of regimes that we have outside of the downtown code can do that well. And so I think that is a main driver in how we're thinking about that. The TOD work, which I think of as making sure that our transit oriented developments are promoting these goals, including housing, is also, I think, going to need to be structured a little differently than what we have today in terms of zoning outside of the downtown code.

And so this is an important inquiry in terms of thinking about how zoning can work to deliver the kinds of public goals that we have as a city. I think some we often don't think of it that way, but it can be a preservation tool and it can be a conservation tool and it can be something that orients us towards outcomes of interest and with and working very closely with property owners and sort of their their goals for the property.

Can you remind me how much of this area is covered by the downtown code?

Yes. I don't know the specific acreage off the top of my head, but if you look at the map, it's it's everything kind of can you see my mouse? No. Okay. So it's everything East Of I 24, I 40, West Of The River, South Of Jefferson Street. There's a a couple parcels that poke up above Jefferson Street, and now there's quite a few parcels on the East Bank. In East Bank and East Bend Waseo to Bend.

Yeah. Any other comments would do the council member and then commissioner. Let's see next.

Thank you for this presentation. I had a questions going back to one of the earlier slides you had about accelerating household formation and and population growth here and presumably driving residential demand there. It's a question whether the type of housing that we're producing in the urban core matches what the market's demanding. I know multifamily housing like we're likely to see here caters largely to studio one and two bedrooms, which means if you have a family sized household, you probably struggle to find a place in the urban core. That's anecdotally, it's been my experience as well.

So I just have a question whether this study might be able to help us understand if that kind of anecdotal understanding is matched by evidence. And if so, what we can do to close that gap between different housing types that that might make the urban core more available to different types of households?

Yeah, sure. So in the existing conditions report that we're working on, we have we have a section that speaks on the demographics and and qualities of the people who can live in these areas. And you're right. It's a lot of younger people, single people, not with families, and that I think that's base like, it's accurate with the, you know, your anecdotal observation too. And I think in the engagement events that we held in April, what you're speaking to is has come up over again.

It's like, how can we make these areas more family friendly in in an instance where someone wants to raise a family in the urban core and kind of experience similar amenities to they would have in a urban neighborhood. What would that look like and how can we create policies and zoning that would support that? So, I think that's certainly something that we're we're interested in exploring.

Thank you. Commissioner Leslie.

Thank you, mister chair. I noticed on your initial observation area, you're going west, East and South. And I noticed that you don't your observation does not, initially taken effect the North and I'm just wondering why that's excluded.

Yeah, that's a that's another great question and great observation. A couple things about, the policies and zonings of these areas that you see on the map are are similar. So there's a lot of t six downtown transect, a lot of t five center transect. There's a little bit of t four transect, but when you get North Of Jefferson Street into the rest of North Nashville, there's a lot. It's all t four transect, urban transect, and that creates a different building form, density, pet development patterns than what we see through the rest of the urban core.

And so that's really how we're differentiating and drawing these lines around, this initial observation area.

We'll say we have a history in in this city, I think, of of doing our zoning work in somewhat of a piecemeal fashion. And so we're really trying to look holistically at areas that have some common characteristics and learn how to think about it and deploy the zoning in a way that we think is protective of property rights, but also thinking about the public sort of goals that we have. And as we learn, I think we will, you know, learn from this experience and could work in areas that have smaller scale development profiles. So that wouldn't call for as much density and sort of apply the same types of inquiry elsewhere. But we thought starting with sort of areas that are mixed use and higher density but common would be a good way for us to learn how to do the work, if that makes sense.

No, it doesn't make sense

to me. Okay.

I mean, I'm just waiting. It seems to me I'm I'm trying to figure out why it can't all be done at the same time, because it looks like you have these areas, this concentration here and the north that kind of like left it looks it appears that they're left out. And so while you're looking at this and making plans for this area, the North would appear to me just kind of come up the back way. And I'm just trying to understand why when you're making this initial observation, why don't you look at and I understand what you're saying. What's the problem with looking at it all at once? Is there a difficulty in doing that?

We can let me jump in. Mean, we can take this. The point of this is to get feedback. And so if the initial observation area needs to be broadened, that's something that we can consider or you know, I want to make sure we align with other work that like we've done a fair amount of work short of and I think it would be helpful to show near Buena Vista and some other areas more recently than this planning work. And so I think that might also be helpful just to sort of see holistically what the department's done over the last ten years.

But this is this is good feedback and we can, you know, come back and illustrate that and happy to we we want to have as comprehensive of a response as possible without having too much sort of weight on, you know, the project but happy to do that. Great

conversations. And Commissioner Dundon and then I'm

sorry.

Commissioner Farr.

I just

quickly follow-up on that. In that, if you were to add that to the map, could you whether, like, I know MDHA did envision Casey, could we include things that might have been done by other agencies as well just to give us a feel for that?

Yeah, what I'm thinking is we could show other planning work that's been done in these areas, not only in the North, but also in the East. So there's been quite a bit of work done. Wedgewood, Houston down here. We had a huge planning effort, around there seven, eight years ago, and we updated the zoning code. As a result. We can add that as well. So, you can sort of start to see how they all work together. That's just great feedback. Thank you.

Commissioner Dunn.

I just have

a question about how we're going to identify sort of the suite of tools that are possibilities. And I know, you know, there was one example of TDRs and are we relying on consultants for that? Are we looking at other cities? All the above. If you could just speak to that a little.

Yeah, short answer is all the above. Long answer is we do have consultants on board who are helping us assess kind of the market dynamics and as well as the economics of how we can set entitlements and incentives and that sort of thing and what that changes to the market. And then we also have consultants who are looking at what changes in zoning standards would physically look like in different zoning types or development patterns and so, yeah, we have consultants. We're looking at peer cities. We're, like I said, we're assessing our current suite of tools.

That's work that staff internally is doing. We're looking at all of our existing zoning districts and overlays and design guidelines and previous plans and previous policy tools that apply within these areas and we're creating an inventory of that.

When you sorry, does the consultant run scenarios around some of them? Like you'll say, okay, let's say this existed. Okay, great. Yeah.

Yeah. So that's on a slide I had there was three phases of work and during phase two, we'll we'll be looking at different scenarios for what policy and zoning may look like.

We're happy to bring all of that technical inquiry to the commission. I mean, you can dig in to the to the degree that you're interested. We could provide sort of the areas of research we're looking at and then take your temperature and come back and present that technical information.

And and it's one of those things where if the commissioners, we can always hold another workshop if we need to drill down into, questions because I know this is a lot of work. It's a lot. It's complicated. This is really good feedback. And speaking of tools in peer cities, and I don't even I didn't even wanna bring this up, but I just have to.

The one good thing that Atlanta, and I hate to bring up Atlanta, but the one good thing that Atlanta does is they have a an amazing greenway system, urban greenway system and it which creates a lot of development spurred around that and for the urban core to work properly, you have to have, I believe that you have to have a really good greenway system in some instances. And I would love for us to have that as one of the tools and really focus and look at Atlanta. I've talked to the director about this over the years and it's one thing that I would the urban core really needs to if there's opportunities for us to expand, I'm not talking about bike lanes, I'm talking about a green way that can help be one of the tools. But that's one good thing that Atlanta does. Maybe not everything else.

I don't wanna upset Atlanta's feelings, but I I do want to say that. And the the last thing I'll say is one thing that I'm very interested in, and I think that we've been moving towards this direction is awarding great design Mhmm. And more green space, and that could potentially be a tool that we use in awarding density or other things, I think, are important. So, know, awarding great design and and and green greenways and green space, I think is really important for me too. So, yes, Commissioner Smith.

It's probably yes but several areas in the observation area have historical overlays or is that going to be also studied or taken into account with some recommendations or?

Yeah, we're working with the historic zoning team as part of planning to assess the inventory of historic buildings in the urban core as part of this work. As well as assessing the overlays, the historic zoning overlays that are in place as part of the assessment of the tools. There's only a handful within the boundaries, obviously, the three or four that are kind of clustered around Lower Broadway and 2nd Avenue. And then there's one, a neighborhood conservation overlays in South Music Row, and then a sprinkling of other landmark overlays throughout the area as well that we're all looking at.

Any other discussion? Vice chair?

One other thought, and especially if it does go towards, you know, expanding the observation area to where we have more single family housing, making sure we take into account tools, what tools we have to limit displacement. You know, for better or worse, a lot of what's what you're looking at here has been developed, already. But we certainly want to make sure that as we expand this work, we're focusing on, you know, whatever exists to limit displacement.

Excellent discussion. Any more discussion? Alright, seeing that we are on items to be considered and so commissioners, we are considering three items tonight for public hearing and that's items number two, four, and 17. And I do wanna remind everybody that please silent your phones during this portion because we want everybody to be heard and we appreciate everybody come down. And for those of you who've not been here before, the process goes a little like this.

We'll hear the presentation from the staff. We'll open the public hearing. The applicant in the room will get eight minutes and they can save two of the eight minutes for rebuttal. And then after the applicant speaks, anyone wishing to speak, we do both for and against or neutral all at the same time. You'll come up line up. Everybody gets two minutes to speak. After that, we'll have the rebuttal from the applicant then the council member if they're here and then we'll have the we'll close the public hearing and then the the commission will have their deliberation and so, again, appreciate everybody coming down. It means a lot to us. We always ask everybody try to keep it professional. We do too.

And so, we appreciate that and so, we'll start with item number two.

Alright, Dustin Shane Staff Planner. This is the Kersey Property SP. This is a request for preliminary SP approval to permit a mixed use development. Our recommendation is approval conditions, disapproved without all conditions. So the site is a single parcel about five acres in size located at the Northeast corner of Old Hickory Boulevard and Twin Oaks Lane.

It's been zoned AR two a since 1974 is currently vacant. Surrounding parcels are zone c s, AR two a, and SP to the north that has multifamily and commercial uses. So the site is within the t three suburban community center policy and with some conservation policy. So T3CC is intended to enhance and create suburban community centers that are generally within a ten to twenty minute drive of suburban communities. They're supposed to be pedestrian friendly, located at prominent intersections that contain mixed use commercial and institutional uses.

The conservation policy on-site is limited to an area of stream buffer along the northern property boundary. The site is also located in the recently adopted Cane Ridge Antioch Small Area Study, which places a focus on environmental and historic resources. The study does not change the base policy pertaining to the site. Rather, it provides guidance for several general areas within the Cambridge community. So the proposed plan there on the screen, north is to your right hand side.

It consists of 46 multifamily residential units in the form of townhomes and about 32,000 square feet of non residential uses. The non residential would be limited to two buildings centrally located on the site facing Old Hickory Boulevard and these buildings would be surrounded by the residential units which would front public streets and open spaces. It proposes vehicular access from Old Hickory Boulevard and Twin Oaks Lane. There's a private drive network that connects the units in the parking areas. And along the public streets, the plan proposes sidewalks and grass strips consistent with the major collector street plan.

Plan proposes architectural design standards, includes formal landscaping requirements including a 10 foot landscape buffer along Old Hickory Boulevard which is consistent with that street's scenic arterial designation. There's also a landscape buffer along the eastern property line. That's the bottom of your screen that's provided with adjacent residential areas. And then the plan preserves the existing stream buffer on the northern property boundary that's associated with Hurricane Creek. So reviewing the plan against the t three cc policy, we found it incorporates several characteristics of that policy, including having a mix of uses, including not residential and non non residential.

And then the site layout and bulk standards, show shallow setbacks regularly spaced buildings that are articulated towards public streets and, open space with the parking generally beside or or behind buildings, and that's all consistent with the policy. Conservation policy, again, is just that stream buffer on the northern edge, and it leaves this area undisturbed. It's in the area one of the Cane Ridge small area study that was just completed, because of some tree coverage that goes to the center and the northeastern boundary of the site. However, the tree cover coverage is not significant, enough to create the kind of contiguous or wildlife corridors that the study was designed to, identify and support. And as I said, the northern part of the the site is being left undisturbed.

So our recommendation is to approve with conditions and disapprove without all conditions.

Thank you.

Thank you, sir. Commissioners will go ahead and open the public hearing is the applicant in the room. Come on up. Welcome and you have eight minutes and you can save two of the eight minutes for a battle

in the state. Thank you, mister chairman. Members of the commission. Yes, I'd like to reserve two minutes if I could and I don't think I need the the six the the six minutes at all. My name is Sean Henry. I'm here on behalf of the property owner, the developer. Mr. Yazdian is here. Mr. Spielman is here, and Mr. Epps is here, who's the site designer. My address is 511th Avenue North. I'm here in place of Tom White. He couldn't be here. He's in Shelbyville doing something similar to this.

So I've had a few days to get caught up on on on the project and have a fairly good understanding, based on the staff report, which is very thoroughly prepared and analyzed, what the what the development is all about. I understand there's been numerous meetings with neighbors since this project really got kicked off February. So we're well over a year now in really hammering away at this site and trying to make adjustments based on meetings that were held. There's town hall meeting at the Cambridge Community Center. There's been virtual meetings led by the Council Lady Lee.

There's been some individual meetings and and so each time my understanding is each time there's been some input received from the development team, they've done their best at incorporating that into this site design, and we think they've succeeded in doing so. Certainly the staff thinks so as well. Couple of points, the Hurricane Creek preservation Hurricane Creek, as you can see on the screen all the way to the right, fully buffered pursuant to the stormwater management requirements. That's an asset that that not only benefits the community, but will benefit the people who are gonna live in these homes. This is a mixed use development.

And if you if you've noticed the the, community character manual map, just a moment ago, the policy map, this is the southern most property within that community center T3 policy. And so this this property, as you from here headed north, is intended to be, you know, in the mixed use, concept and everything south of here is to remain in residential, but still in a policy of neighborhood evolving. And so what you have here along this along Twin Oaks Lane, which is a dead end street, by the way, Twin Oaks Lane comes in off Old Hickory Boulevard, curves to the south and runs right into the back of Cane Ridge Park, Metro Park. And so we understand there's there's folks who live along there who have really large large lots, and it's very, you know, very comfortable to be in that in that kind of closed in area, quiet and all and all of that, right on the county line. But from a policy standpoint, this plan is doing exactly what I think was reminds me of Lenox Village.

When I when I looked at this, I thought, you know, Lenox Village, which, you know, former director Rick Bernhardt really began that type of, mixed use development in Nashville with the Lenox Village experiment, which has been quite successful. And fortunately Mr. Epps was the site designer on Lenox Village and he's the site designer on this property. So what you begin to see here is something that in my opinion very much resembles the Lenox Village prototype of a development that has been successful. We certainly think this will be successful.

And you can see how the mixture of uses share that parking field in between the units and the commercial properties. I was struck by the presentation, the excellent presentation that was made just a moment ago about your effort for a design and development strategy because these policies really mean something. When I get a phone call from someone, whether it's a property owner or someone wanting to buy the property and do something with it, your community character map on on the metro parcel viewers, the first thing I pulled up on the screen, they wanna know what their chances are of getting approval to do whatever they want to do with a piece of property. And it's your map and your policy that enables me to advise people on whether or not they're going to be able to do it without changing policy, whether the policy supports the zoning district that they might be looking for, what are the options. All of that is important because the public and my client relies on those documents.

And and you all are doing a good job of planning because that's what that's what you want. You're here, volunteer, reacting to applications, reacting to public input. But from a planning perspective, again, I was impressed by the presentation and where you're headed on that because you really wanna get out in front of the development and guide it. And that's exactly what's been done here, it's exactly what my clients relied upon in order to develop this plan and produce this plan. And, again, it meets the policy. We ask for your support. Save the rest of the time for rebuttal. If I fail to mention something, do you mind just letting me ask? Anybody? Anybody? Okay. Thank you, sir.

Thank you. And we'll reserve two minutes for a vote. Thank you. Alright. Anyone wishing to speak? Now is the time. Come on up. State your name in two minutes each.

A reminder in Cambridge, we define successful development as meeting the needs of the seller, the existing community, the developer, future residents and the environment. The success requires compromise. The Cane Ridge Small Area study wasn't in place when this was adopted, when this was presented, but there's still an opportunity to have it more closely fit that. There's no transition. Transition is what's missing. This property design creates a steep cliff. It's an abrupt and unexpected end of the roadway, a dive off of a high board rather than offering a general transition from high density to low density. There was one house here previously. A simple reconfiguration of available green space and undisturbed space could help achieve this goal. Creek notwithstanding, it has to be protected.

We as a community could have figured this out with a developer who does build good products, by the way, had there been an in person community conversation along the way. I'm asking for a two meeting deferral to revisit the plan in an in person community conversation meeting. Dates are available at the Cambridge Community Club for this person, for this purpose. As for a condition of approval that there be an in person meeting at least two weeks prior to the Metro Council public hearing for the purpose of ensuring language exists regarding multiple small issues like fencing that haven't been put in writing. I finally asked for a condition of approval that all available green and open space be moved to the Twin Oaks end of the development in order to help provide a better transition and a buffer for the residents of Twin Oaks.

They're gonna be squeezed by this and over 10 more that are coming just between this and I-twenty 4. They're gonna have no way out. They're literally getting squeezed. Thank you.

Thank you. Anyone else? Come on up. Welcome.

Hi. Lori Chaffer. I'm on Twin Oaks. On behalf of the 27 people who signed the letter to planning, I'm requesting an approval with condition to work through what we believe are reasonable compromises for this development. I live on the three acres adjacent to this property and I'm personally concerned about four things.

One is my livelihood. I have a studio out back and construction and occupancy noise are bad for my business. Second, flooding during heavy rains, water from the Kersey lot already runs into my crawl space and I don't want this development to make it worse. Third, privacy, three story townhomes on an incline will tower directly over my yard and look into my home and fourth, the neighborhood character. We are a dead end street of single family homes on multi acre lots to put 46 townhomes and two commercial buildings on the five acres at the entrance of our street creates a dramatic density mismatch and sets a concerning precedent for the larger area.

As a neighborhood, we appreciate Grand View 8 meeting with us truly but request for change, we were brought into the conversation quite late and have received resistance to request for change. So, we have three more conditions that we'd like to ask for. One, move all unrequired green space to the southeast corner of the development to smooth the transition from high to low density areas as recommended by the Cambridge Small Area Study in the T three CC policy. Two, do not widen the Twin Oaks Lane. If we can't have the Twin Oaks outlet removed, which we have found out we can't, We would at least like it to be an obvious secondary entrance in order to avoid increased traffic on our small street.

This, by the way, will save the developer a lot of money. We're also pursuing conversations with Ndot about this. And then three require at least one public in person meeting to address these and other issues including questions around fencing and sewage connections with the note that residents are concerned about being charged for sewage system to which they're not connected. To close, we're asking for mutual compromise just as our community will adapt for this development. We ask the developer to adapt for our community. Thanks.

Thank you. Anyone else? Come on up. Welcome. Hi.

My name is Pam Owens. I live in King Ridge on Birkett Road. King Ridge is a community all about communication. When we work together with developers and they with us, good things can happen. We would like a two meeting deferral to revisit the plan for this development in person with the developer. For reasons outlined by the previous speakers. We'd like to work with the developer for the best possible outcome for all involved. Thank you.

Thank you.

I don't have anything prepared. I just wanted to say that I don't feel like this is transferring from urban to rural. What we were told in our meetings, what we really asked for. The road on Twin Oaks, that's just opening an opportunity for all the traffic to come through there. It's a dead end road. We don't want it there. And to me, that's just it doesn't fit in our neighborhood. That's We want green. You drive up there. Once you get to the top of this hill, you have green for a couple miles.

This is not it. It just we had meetings and told them that we did not want the road on Twin Oaks. Originally, there are two driveways on O'Higgrey Boulevard. I don't know why they can't use those. And if they have to put it there, at least leave our road alone.

And ma'am, will you state your name for the record?

Teresa Hardley. Thank you. Thank you. Welcome.

Hi. My name is Richard Herring. I live in the October Woods development nearby and I have some letters too from others that live there. But in my opinion, this project would be a win for our community. I consider it one of the elite type of developments.

And mister chairman, you mentioned mixed use in Atlanta. And I think what we're seeing now and that like the property in at Lenox where you've got restaurants, you've got shops in walking distance, and it creates an environment that makes it user friendly. And that's what our community needs right now. And then with the infrastructure being widened out, Old Hickory will be five lanes and Lenox didn't have that. They're getting it now because the state is widening out Old Hickory Nolansville Road.

But this developer is putting five lanes in in into Old Hickory Boulevard and infrastructure that would make the project user friendly. And I think with the high end value of the products too, it's a win. Our property values would increase and these are the type of projects that we want in our area. And we hope that the commissioners here will approve nothing less because I see some site work being done or testing done now with other sites coming on board or being planned. But we hope that with Mr.

Yazdian's, this development will set the pace for what is to come. These structures here are high end. The price range is something that would increase our community property values and that's what we want. I have a letter here from Mrs. Amy Pearl at 6,891 Burkett Road. And she says that the owner of the property located at 6891 Burkett Road, I would like to express my support of the revised development and this mentions the plan of 02/2001. Throughout the process, I

have Thank many you, sir. Okay. Sorry.

Thank you. Sorry.

Sorry about that. But we can you can give us the letter though if you want. Do you have a copy of the letter or or you can email it to the staff?

Yeah. Let me if I can get an email, I can email it to you.

Okay. We'll get get one of the staff members to get you an email. Perfect. Anyone else? Come on up. I wanna make sure we get everybody, so no problem.

Hello, my name is Richard Sullivan. I live at 4052 Twin Oaks Lane. I go along with a lot of what we have said up here so far is that this is not general transition. The fact that you add commercial to this, nobody here has said had any desire to have commercial in this area. They say we did, but trust me, we didn't.

That's going to exacerbate the traffic situation that's already there. It's going to be a nightmare before it's over with. As far as widening Old Hickory Boulevard, I'll be dead when they do that. It's going to take a while and we both know it. But but as it stands right now, we need something that's a little more consistent with the area, and this is not it. If we had time to defer this to at least discuss this and come up with something reasonable and a compromise, I think it would be a lot better for all. Thank you.

Thank you, sir. Anyone else? Come on up. Welcome.

Good afternoon. My name is Kimio Smith and I live in Antioch area. Can you hear me? Alright. There have I'm I'm doing a lot of listening before I talk, so I was listening to everybody else go. And there has been a a few meetings that have happened previous. There has been a couple provisions, three of them, and it's getting to a point where every time the builder says yes, then, hey, I wanna ask for something else. Yes. Hey, I wanna ask for something else. So I do a lot of negotiating myself, This is a local company that has a proven record in Nashville, especially in this area.

Even the people that are against it have said he's built beautiful things, beautiful projects. So I don't understand why we have to defer, defer, defer because the builder has says yes yes yes. So now it's at a point where we may have to say no, let's go. Let's what are we doing? Because why are we deferring? The builder has said that we want to expand to help out with traffic. The builder has also in previous years even paid for a traffic light to help with traffic in the area. So you can't say this is we don't want this for this builder and this guy for this, but yet thank you for the traffic light. Like, no, we can't do that. We can't pick and choose our battles.

This is good for the community. I have personally spoken to the builder where I asked what kind of commercial are you gonna have there? And he said, we're not doing vape shops and stuff like that. We don't want that for this area. And I said, my kids, I have a teenager and a middle schooler. I don't want that for my kids either. I don't want them around that. So he has really thought about how to help this community, how to provide for this community, how are we gonna go forward. And I think based off his proven record, we should move forward. That is my ask. Please let's move forward because if we keep deferring, they're gonna keep asking. Because we said yes to everything and we deferred, they're gonna come up with something else to ask for. Let's let's get this going. That's my ask. My name is Kimmel Smith and thank you for your time.

Thank you, sir. Anyone else? I wanna make sure we get everybody. Anyone else? Alright. Seeing no one else, two minute rebut.

Thank you, mister chairman. A couple of things that I just heard regarding the proximity of these units to the property to the south. There's a 20 foot landscape easement in there, there's an eight foot privacy fence, and the minimum distance between the homes there on the screen and that property boundary is 44 feet. So we don't think that's too close, and again, they're no taller than three stories. The comment about being too dense, this is well within the policy density.

We just don't think it's too dense. If we replaced the mix the commercial units with apartments, with townhomes, with residential, you can bet that there'd still be an argument against this is too dense. So that commercial piece of it helps that density be reduced and adds the the mixture of uses that's so desirable under the policy. The idea of moving all the open space down here into the lower left hand corner, well that's where the access drive is and that's the biggest concern that the folks on Twin Oaks have. I'm not sure why they don't like the improvement being made there at Old Hickory Boulevard.

As you can see, there's a left turn lane and a right turn lane that my client is going to build enabling everyone on Twin Oaks, including the people that come out of this development and turn right, to be able to turn left and head south down Old Hickory Boulevard. It's a very busy street if you've been on it. It's very hard to turn left during rush hour. I think that's the extent of it. We ask for your approval, and certainly we oppose a deferral. We're ready to move on. There was plenty of comments in that respect. Happy to meet with the neighbors through the legislative process at Metro Council. If Council lady Lee wants to do that, we'll do that. But we ask for your support, your recommendation of approval, and let us advance this to Metro Council. Thank you.

Thank you. And I didn't see the council members, so seeing no one else wishing to speak, I declare the public hearing closed. Vice chair, you wanna go first?

Sure. This one's this one's a little tricky just because personally, I'm, I feel like the community center designation went a little first further south than I would have expected. It looks to me like this could have been a you know, I can kind of see why this doesn't feel like an area where you expect to see this density given you have sort of a single family development just directly to the north of it. That said, given the policy that is in place here, I do think that this project is consistent with that. So, you know, from the from the sake of consistency with policy, I do think that this is appropriate.

You know, I I was impressed that Tawana came down earlier today to speak on an item that was deferred, with support. We don't get a lot of people who come down to speak and support, especially if it's a deferred item. I think, you know, sort of laid it out fairly about what makes a successful development and the neighbors that have concerns about this development. Know, none of them said no, they just said, we need a little more time to figure this out. You know, wish the council person was here so that we could hear from from her that that she was committed to, you know, more public engagement in this process.

I don't know if if we I don't see anything in the comments indicating her support, but I would like to know if we do send this forward that there's going to be an additional public engagement process because the neighbors sound like they're willing to to kind of negotiate, and maybe maybe they can't get to everything that they're looking for, but maybe there's some opportunities to continue tweaking design to meet some of their their needs. Do we know anything about the council person support for this? Anything at all?

I I don't know. Okay.

Okay. I'll listen to others.

Any other discussion? Any other discussion? Commissioner Dundant.

I had the same reaction to the location of this parcel in particular so it does make sense why people are feeling some of the disconnect between the surrounding area because it's the southern boundary of this this policy area. But I agree also it it meets policy. And it looks like it's already been deferred twice from April 9 and April 23. And the applicant mentioned maybe planning staff can just tell me when was like how long has this I I am concerned about deferring yet again when we're if it I feel like it meets policy and it's been deferred several times but in addition to that question, one of the commenters in the public in the public materials submitted had some confusion about what the policy area was on this parcel and now that I see the location that this confusion makes a little bit of sense. But if maybe there was some questions about when it became in this policy area, when when was it designated T3 community, suburban community center.

So if you could just like, has that been recent because that would certainly influence my view on a deferral?

No, we talked with our community plan section about this and they did a little research and found it had been policed in this way going back decades.

Well, I mean, think I agree with the vice chair that it certainly meets policy and I think the stream buffer is I know it's required but it's an important piece and if you have a lot of land, some of the foot boundaries of the buffer zones that were just mentioned may not feel like a lot but it does meet policy and I feel like we should approve it with, with conditions and disapproved without all conditions would be my

To answer your first question, it was submitted back last fall in 2025. Originally.

Okay. Thank you.

Any other discussion? Any other? I do want to make just a a brief comment and I I do appreciate the neighbors coming down. It means a lot to me and the commission to do public input and so, my expectation is that hopefully the developer will get with the community and talk and hopefully there might be a little more that that you can work out. But if if if it has enough votes to go forward, I would expect and I know you all are good developers, builders.

So that would be my personal ask and I think the commission, we can say that we would encourage more public input on the motion, but that would be my personal. And and I think that's one thing that makes Nashville a little different than other places is that we do have a trust relationship with developers, builders, and the community, and we just wanna keep that up. I know it's an ask. I know we can't make a condition to do that but I do expect that. So, any other discussion? Commissioner Dunda.

I'm just curious why we can't make it. Hey, can we just approve it but add one more meeting as a condition? We can't we can't do that.

We we we can suggest but legally, I don't think that we can mandate that it not move forward without a public. Yeah, we can't. So that that is one thing we can suggest in the motion suggests that they have more public input with the developer. Unless we defer it, then, you know, then that's.

We'll follow-up with the council member and I see nodding heads from the applicant and the applicant comes here frequently. So nodding heads will trust.

Any other discussion will need a motion. Vice chair.

I will make a motion that we approve staff's recommendation to approve this project with all conditions with the added suggestion to the developer the council member member to pursue additional community engagement opportunities before moving this forward, with council.

That's a proper motion. Is there a second? Second. Any other discussion? Seeing none, all in favor say aye. Aye. Opposed, no. Ayes have it and is adopted. So, vice chair, we are on item number four. Mhmm. But I have to exit the building and so if you would take over as chair, I would really appreciate it and handed it. It's always good to see the public and the commissioners.

Alright. So, we are now on to item number four.

This is item number four on the agenda. The request is to permit a multi family development. Staff's recommendation is to approve with conditions and disapprove without all conditions. The subject site consists of approximately 42 acres across five parcels located south of the intersection of Old Franklin Road and Cane Ridge Road. Old Franklin Road is classified as the Collector Avenue and Cane Ridge Road is classified as an arterial boulevard by the major and Collector Street plan.

The site has been zoned AR two way since 1974 and is comprised of vacant land and single family lots. The site is also heavily wooden. There's an existing cemetery on the eastern portion of Parcel 146 labeled as Parcel 162. With development of the site, all state and federal requirements shall be met as it relates to the cemetery. Nearby zoning districts include SP, RS 15, RS 10, and AR 2 A and surrounding uses are predominantly single family residential or vacant lands.

There are a few policies on the site, t three suburban neighborhood evolving, which is intended to create and enhance suburban residential neighborhoods with more housing choices, improved pedestrian and vehicular, bicycle connectivity, and moderate density development patterns. T three suburban neighborhood center, which is shown there in orange, which is intended to enhance and create suburban neighborhood centers that serve serve suburban neighborhoods generally within a five minute drive, and conservation policy, which is intended to preserve an environmentally sensitive land features through protection remediation. The conservation on this site refers to the streams that are on the southern part. And the site is also located in the recently Cane Ridge Antioch small area study, which focuses or places focus on environmental and historic resources. The proposed SP would permit a residential development with a maximum of 79 multifamily residential units shown in yellow and 100 single family lots that are shown in orange.

The single family lots range from just under 5,000 square feet to 7,500 square feet. The plan connects to existing public roads, Leaffield Drive, and Annalee Drive to the south and proposes four additional public roads. To provide for possible future roadway connectivity, the plan identifies two road stubs providing the opportunity for continued public streets through adjacent partials. The plan calls for streetscape improvements according to the MCSP with new sidewalks along both frontages connecting to the site's internal sidewalk network. Across the site, a maximum building height of three stories and 40 feet is proposed and elevations are included for both units that are in yellow there are all rear loaded and alley or rear rear loaded from the alley, and single family lots are all front loaded from the streets.

Additionally, a centralized active open space is shown on the northern portion of the site. The plan includes varying, widths of type b landscape buffers on the perimeter of the site and on the landscaping plan identifies preserved tree canopy and about three and a half acres of active open space is also provided throughout the plan through trail and common open space. The proposed SP would permit a total of a 179 units at a density of approximately 4.2 units an acre. The multi family portion of the site is concentrated near the intersection of Cane Ridge Road and Old Franklin Road along the higher classification streets. The t three n c policy that's on that northern part of the site, and then there's t three n e and conservation policies to the south.

In the broader area, to the north and east of the subject site, there are multifamily and nonresidential properties. In t three policy areas and district destination retail policy areas. The district destination retail here, includes the Century Farms development and other nearby developments. The specific specific application of t three n c and t three n e policies on this site enables the site to serve as a transition between the nonresidential and higher density residential uses to the north, of the subject site and then the lower intensity uses to the south. The plan includes street connections through the site and streetscape improvements consistent with the goals of the policy on the site to add to well connected street networks and sidewalks.

The SP also proposes smaller lot size lot sizes in the single family portion of the site, which is supported by the two three any policy when development is grouped and organized in a manner that preserves environmentally sensitive features. The plan proposes preservation of approximately 16% of the site. And then the landscape buffers on the perimeters consists of exist existing vegetation and supplemental plantings to meet the buffer yard requirements. The proposed roads cross the streams on the southern portion of the site. However, the crossings have been, and the crossings have been preliminarily approved by Metro stormwater with more technical detail outlined at the final SP stage.

The preservation of existing natural features and minimal stream crossings helps to balance the conservation policy on a site with also t three any and t three NC policies, and the plan is also consistent with the recently adopted Cambridge Antioch small area study. For these reasons, staff recommends approve with conditions and disapprove without all conditions, and there's also a memo that has an additional condition that you should have received.

Thank you very much. We will go ahead and open up the public hearing. Is the applicant here? Good afternoon. You probably know the drill, but you have eight minutes, and you may reserve two minutes for your rebuttal and start with your name and general location.

Good afternoon. My name is Tyler Deaton. I'm with MI Homes and we would like to hold two minutes for rebuttal, please. Thank you commissioners and staff for your time and work leading up to today's meeting. I appreciate the presentation staff put together.

It was thorough in depicting what we're proposing for this SP rezoning. Our project aligns with the policies of the T 3 neighborhood evolving and T 3 neighborhood center with moderate density residential, which includes preservation of natural features and promotes pedestrian connectivity throughout the site and to Century Farms and Tanger outlets to the north. We were proactive in speaking with the council member and members of the policy planning department early on. We also referenced the Nashville Next Plan and the housing infrastructure study throughout our planning. We've created a site plan aligned with these goals of the policies.

We've consistently worked with planning staff and NDOT to align our visions of the site. My team and I agree with all the conditions of approval and we've met the policy requirements for buffering, connectivity, and open space. I respectfully ask for your approval this afternoon as we've created a thoughtful plan for the future of this property. Over the past nine months, we've held five community meetings organized through the council member's office, two virtual and three in person, with the first meeting being last August. Two of the in person meetings were an on-site walk.

We've had individual meetings and communications with the neighbors most directly impacted. We're grateful for the council members and staff's participation in organizing these community meetings over the last nine months. The majority of comments from local residents throughout the concept plan period were about off-site traffic, preservation of natural areas, buffering, and stormwater management. In response to off-site traffic, we expanded our multi multi modal transportation analysis to include intersections up to two miles beyond the required scope. We've committed to various improvements including traffic light retiming, turn lane installation, informative traffic sign sign installations, and a financial contribution to a distant off-site traffic signal.

We will continue to work with NDOT and the court and the coordination and implementation implementation of these improvements. Conducting a hydraulic determination study confirmed the presence of a stream on-site that runs from the middle of the property to the southwest edge. We received comments regarding site removal, on-site removal of invasive species, and we've proposed a stream buffer restoration and enhancement. As a supplementary investigation to our HD, we've had a study of rare, threatened, and endangered species confirmed by the state and federal agencies. It was determined that there's no designated critical habitats or rare plant habitats on the site.

Also, none of the 15 rare plant species recognized by T deck within four miles of the site were identified on the site. The US Fish and Wildlife Service found that the project does not contain areas that provide habitat for protected bats. As preservation is a component of this transect of the transect policies of these parcels, we've been diligent in our research of natural areas. In many locations on the site, we've exceeded buffering requirements to adjacent parcels. An important note for many of these buffers is that we're proposing to preserve the canopy to increase undisturbed land and maintain a natural barrier rather than clearing and replanting in those areas.

Stormwater management for neighbors has been discussed during our community meetings. This proposed development will not increase post development stormwater flows. If approved, the final SP will meet all requirements of the Metro stormwater management manual. The project has evolved evolved significantly since the first concept plan we produced, and my team has been intentional intentional about exceeding minimum requirements in our traffic study, the preservation of natural areas, and many buffers. The on-site cemetery has been a priority since the beginning of our due diligence.

Our first contact with the Metro Historical Commission was last August before our first community meeting. We received extensive preexisting information on the cemetery into including two surveys, information of the buried, and GPS coordinates, of the boundaries. Subsequent to discussion, with Metro staff, we initiated a ground penetrating radar survey to conduct our own analysis of the cemetery's true conditions and act accurate boundary. The survey included delineation of cemetery. The technical report confirmed past surveys and indicated that there's no additional burials in the vicinity.

Over the past nine months, we've held five community meetings, which include two on-site walks, maintained direct contact with the residents, and coordinated with the council member, planning staff, and NDOT to create a product that we're proud of in this preliminary SP. We've preserved natural areas and addressed local resident comments while adhering to the transect policies and the national next plan. We respectfully request your approval of this preliminary SP. We will hold two minutes for the rebuttal period. Thank you.

Thank you. Okay. We'll open it up for anyone who wants to speak on this project, in support or against.

Good evening. We've asked several times for an in person sit down conversation regarding this development. It's a large and impactful development. It contains numerous sensitive features. It will have an internal connections to Cane Ridge Farms, is already challenged by traffic. It will cause the I-twenty 4 Bypass, other otherwise known as Cane Ridge Road to have five intersections, each about 600 feet apart within point five one miles. That's the same as Nolansville Pike. That's crazy. The developer has expressed concern about having an in person conversation that's not set up by the council member. That's not been an issue for other developers.

This developer has been agreeable to some changes, but there's been no follow-up meeting for these changes to be put into writing adjacent neighbors on single family lots and within Cambridge Farms have expressed concerns about through streets, construction practices and more wider buffers are being offered on one side than the other. There's been an insignificant, insufficient explanation about the three phases of construction. Cambridge Road is problematic for an additional intersection, so we request the following regarding this item defer until at least one in person community wide meeting is held at Cambridge Community Club, where dates are already set aside for this purpose to address significant concerns. I'll note that Council Member Lee held one in person meeting about this development at the club where only certain people were invited. People who lived adjacent to the proposal were openly refused a seat at the table and were prevented from speaking.

Tyler was prevented from displaying the prepared presentation that they had. He was as surprised as we were and we ask that the approval be given with the condition that you say you can't give of a condition of approval that two community wide conversations are held with the community members at the Cambridge Community Club prior to the public hearings or the second reading in Metro Council. We would like to involve in dot. Thank you.

Thank you. Good afternoon.

Hey, good afternoon. Let's see. My name is Doctor Emily Burgess. I'm representing my mom trying to help her through this process since we've got a developer on the right and we're adjacent to this proposed development on Cambridge Road. We respectfully request a deferral today's rezoning hearing to allow additional time for meaningful discussion between the community, adjacent property owners, and the developers.

While we appreciate some recent compromises including the increase particularly by us and proposed buffers from 15 feet to 30 feet which is appreciated. There are still important unresolved concerns regarding traffic, infrastructure, privacy, preservation of greenery, and consistency with buffers provided in other areas portions of the development. We believe additional time for collaboration could lead to a better outcome for both the neighborhood and the developers rather than forward before those discussions are complete or irreversible. Thank you for your time and consideration. We do appreciate everyone taking the time out and having these discussions because they're kind of painful for us, but I you know, we're gonna go with the change and flow with it.

We just wanna be a part of it. Thanks. Thank you.

That was my daughter. And I'm miss Priscilla Burgess, and I've lived there since '19 well, 1983. And we constructed our our house, and since then, we're still there. But I'm just gonna say that, you know, I'd like for them to defer it right now because we haven't had that much explanation on this. And I'm, like, you know, I'm questioning a lot of things that have been voted on and all this. And also, the traffic there is awful already because we're getting in from the interstate. When it plugs up up there at the interstate, they come through Old Hickory Boulevard, and where do they go? They go on Cane Ridge Road. I can't even come out of my driveway. I have to wait, sometimes fifteen minutes, just to get out.

And then with all these developments, there's like three or five developments going on right now, the traffic situation is terrible. That's a big complaint from a lot of the neighbors there. I'm not the only one. So I think this needs to be deferred and, you know, done better so that we can understand and agree the the community there. You know, it's our community. It's a beautiful community. I don't know why all these developers wanna come and start building there. I don't understand it. But I'm glad, you know, I was able to tell you what is going on. Me, thank you so much.

Thank you. Good evening.

Good evening and thank you. My name is Kevin Vetters and I live on 3322 Old Franklin Road. I am the one, the long skinny property that's being surrounded by the development on the left hand side on this map. And fourteen years ago, we moved from the McVerren Park neighborhood and fell in love with the serenity of Cane Ridge. And obviously, that started going away with the development of Tanger.

And listening to the explosions all day long for years. And since then we have seen sinkholes starting to develop in our neighbor in our yard and we're very concerned about our septic. We're concerned about our privacy. We're concerned about everything everybody previously said. And we are one of the people who did not get notice of these community meetings. We're there. We're be practically being surrounded and we did not hear about them. I did reach out to Tyler and I appreciate his getting together with me at first and then my wife. I found out about this when we got the notice of the zoning. And so like I said, I appreciate Tyler meeting with us.

We have some concerns very specifically about our driveway, our traffic coming in, our septic system, our privacy, our liability when you have that many people with family homes right next to your property which is rural property. And so one of the things that Tyler sent an email to us right before I walked into this meeting suggested that we could come up with consensus on reasonable mitigation of development impacts. That's awesome. But if it's past today, that's just somebody's word that I've just met recently and I've appreciated his conversations. But we would really request deferral also so we have time to talk about what is this, what does it actually look like, and get something on paper so that we can be, agreed and confirmed on what we're talking about.

Thank you.

Thank you.

Hi. Hello. Pam Owensburg Road, Cambridge. Same speech, different developer. We need more communication, sit down meetings with the developers so that we can iron out these issues, especially concerning is the infrastructure and the number of entrances on, at Cambridge Road. It's just Twana pointed them out to me as we drove in today and they're somewhere on a hill. It's a blind entrance and, we just need to sit down and have a conversation about what's going on with, the planning on this development. Thank you.

Hi. I don't have that much to say about this but I do wanna just urge you guys to hear that there is a commonality among some of these properties that there is a council member that is a little bit derelict in getting the community together with these builders that we're only allowed to have online meetings and there aren't in person meetings. And those really make a difference in being able to look face to face and have good conversations that are healthy and useful. So I just wanna point that out that I think that's all these, you know, neighbors are asking for is just some more ability to work together to come up with solutions that everybody's happy with. Thanks.

My name is Charles Ware. I live on Bluffville Drive in Cambridge Farms. I moved there in 2001 when it was really considered to be a rural and country. Since that time, I've saw a dirt road with no traffic lights turn into a nightmare with traffic. This development, I don't think, has given the neighborhood Cambridge Farms enough time to actually meet with us in person to fill us in on what's going on.

I did participate in our league with the first meeting, which is held by Zoom. I understand that there have been a total of total of five meetings, two of them on-site. I was unaware of this because somehow I was kicked off of a list where you are invited supposedly and made aware made aware of these meetings. I did hear that this meeting was gonna take place tonight. So I'm asking that you please defer it and have the developer work more closely with the people who are already there.

It's my understanding that this developer wants to connect his development into Canards Farms which is gonna connect directly into Blairfield Drive. I live on Blairfield Drive with two schools at the end of it or School Drive, I should say Blairfield Drive goes into what's called School Drive. We have traffic on that road all the time. If this developer is allowed to come into it, it's only going to increase it. I do ask that you defer it and that the developer work more with community and especially Cambridge Farms. Thank you.

Thank you. Anyone else reaching to speak? If not, the applicant, if you want your two minutes for rebuttal, please feel free to come forward.

Hello again. I'm Tyler Deaton and this is Connor Kelly. Again, for the past nine months, we've had five community meetings. Three of those have been in person. Two of them have been on-site.

Those meetings were in August, November, December and then two in March. As far as the buffers go, we've increased buffers in five instances on the plan and we continue to have dialogue with select adjacent homeowners to improve privacy concerns. As far as traffic, we are improving connectivity. We're providing another outlet for relief, and it takes stress off Blairfield. We've studied this area, in a vast scope with our MMTA beyond the scope actually, and we've identified the impacted areas, intersections, and we've committed to mitigation of those pain points.

I just wanted to speak a little bit to the blasting comments that have come up and addressed some of that. With the blasting, it's a heavily regulated aspect to our business. And so anytime that there's blasting happening on-site, we are always following state and federal laws. In addition, you know, in addition to not impacting the site as much as possible by following those state and federal regulations.

We would respectfully ask for your approval. We oppose a deferral because this plan meets policy. There's an overwhelming need for housing in Nashville, and we've put a lot of effort into this plan with constant communication with planning staff, the council member and adjacent neighbors. Thank you.

Thank

you. Okay, commissioners, I will declare the public hearing closed and, Commissioner Smith, can I start with you?

I think this is a little bit similar. Maybe to our last one item two, in that you do have a little incongruency with, the neighbors in some directions. Looks like to the South it's fairly similar, and to the North it's less intensive or sorry, this is less intensive to the heavier, commercial industrial to the North, but obviously it runs up against and and has taken the place of kind of greenfield. That being said, it does meet the policy characteristics. It sounds like some neighborhood outreach has been done.

I don't think it would be a bad idea to do some more. I know from experience on this body that the Cane Ridge neighborhood does does have specific ass and can find their way to supporting projects, which is sometimes rare and they will. So I think they are generally a good neighborhood, to meet with and iron out real details. So I'd encourage that. I'm not sure legally we can do more than encourage, but I'd encourage that even though I don't find fault with five meetings.

I did have one question. This is a little bit off topic from some of the comment, but what are the kind of plans? I know following all and sounds like you've gone above and beyond. What are the plans for the cemetery? Just fence it off, keep it maintained, and a bit more specific. Is that part of the HOAs Or CCRS to keep that kind of maintained and up to up to speed?

Yeah, is that can I ask

the applicant question?

Yeah, please feel free to come forward

and respond.

Sure. So, to address the cemetery on-site, you know, there is going to be a buffer place around the existing cemetery. We had the GPR survey done on-site. We've studied the entire area, and so you know we're going to follow state and federal regulations and exercise caution in the area in addition to providing the buffer to keep it protected and preserved.

Awesome, Well, I I encourage you make sure it's in the CCRs to keep that maintained. I'm sure it is. I'm sure it's part of the open spaces as the rest of that. Is it old enough to to maybe talk to historic about a marker? Is that something you all are interested in? I'll throw that out there. It's not important that you but if if it was, I I think they'd probably work with you on that.

Yes. So, I've been coordinating with Adam Fricaccio with Metro Historic. That is not an item that we've discussed to date in our correspondents. That's but it's something that can be discussed. Yeah.

Well, overall, I think I'm inclined to support staff's recommendation. I know it's a pretty big, you know, jump up in density for for the neighbors. And I think any small items that can be ironed out, generally best for the builder and the neighbors to get them ironed out. And I'll leave it to that.

Other comments? Yeah, Commissioner Leslie.

Thank you, Madam Chair. We received a memo dated 05/14/2026 with updated planning commission conditions related to item four. I'm just wondering, did the public get notice of this, amendment to the conditions and did

the

developer get because it says following publication of the May 1426. So that must mean

yes, it was it was posted on our website. So it was available for the public and the developer was aware of that. And it it just is saying that at final site plan to look at the the cul de sac that goes to the to the east to see if that should extend as a as a future street. Instead of being a cul de sac, we're gonna evaluate whether that should be a sub street to provide additional access at final site plan. I mean, would it would require the adjacent property to redevelop as well, but it would be a sub street for this into the adjacent property.

So I'm wondering if that's the case, would the developer be amenable to following your recommendation on that?

Yeah, we spoke with the developer before, we like finalized the condition and they were okay with it. So yeah.

Any further comments? Yeah, Commissioner Dunned.

I I think this is this is I I agree with the with the comments made so far and I think it it does meet the policy. I I just wanted to make a couple comments because it seems like this parcel has been in agriculture zoning since 1974. Think one of the hardest things, at least for me on this commission, is balancing the needs of growth and the future with the current expectations that people have in their property, especially when they're longtime property owners and came to an area because it was a certain of a certain character and now that character is going to change slowly over time or with one development. It will feel like to some people. So I think that's hard.

It does meet the policy and it is I think we're doing with the best we can with our applying policy to balance those competing interests. I am pleased when I see developers doing more than they absolutely have to. If a buffer zone is 30 feet and they're going 35, especially with buffers between properties and vegetation, I think that helps the environment. It helps people's quality of life. So I would continue.

I appreciate that and encourage that because they don't have to do that. I know sometimes they do it to help plan across. I appreciate the grouped housing so that there is more open space. So I think it's a good design and meets what we're trying to do in terms of increasing housing and also protecting conservation areas. I did have a question about condition three. It says with the final site plan, an equal or greater amount of undisturbed natural areas shall be provided. I guess I'm confused with an equal or greater amount equal to what I guess is what what is the comparison?

Equal to what shown on the plan. We just want to make sure that they don't reduce the amount of open space going forward.

Okay.

So that basically saying don't deviate from the natural areas you have on

the plan.

That's

right. But but you can add to it if you want.

Correct.

Great. All right.

Any further? Yeah, Commissioner Marshall.

Thank you. Sort of repeating what I've heard other commissioners say, but because it does meet policy and not only one policy but three policies. However, I'm also very sensitive to the community and the comments that they've made. It is an issue. That area is definitely an issue with all of the developments going on out there and it's certainly the infrastructure is under attack.

It is it's definitely something that I respect, you know, from the community. However, it does meet policy. There will be times from this meeting that council will have time to discuss more with the builder and the community. So with that, I would be in support of moving forward with this particular.

Okay. Any further comments? Or is anyone interested in making a motion? Commissioner Smith?

Regard to item four, I move to approve with conditions, disapproved at all conditions, including the updated condition for and the memo we have here in front of us.

Proper motion and second. Any further discussion? If not, all in favor say aye. Any opposed? Motion carries.

Alright, We are on to our final item for tonight which is item 17. Alrighty. Item 17.

Good evening, commissioners. My name is Jeremiah presented item 17 on the agenda tonight. This is a request to resume from single family residential to one and two family residential for property located at 863 Eigel Avenue. And staff recommendation is to approve the point 58 acre site located at the corner of Eigel Avenue and Emmett Avenue. The point 58 acre site is located at the corner of Igall Avenue and Emmett Avenue.

The property is currently vacant. The site is founded by a single family residential zone in Area 7.5 on all sites. Other nearby zoning districts include RM 20, RM 20, RM RM 20 land uses are single from residential, two family residential, and multifamily residential uses. The property is located within the t four urban neighborhood maintenance policy area, which intends to maintain the general character of urban residential neighborhoods while accommodating new growth that fits within the character. The property is larger than adjacent properties and is uniquely situated on the corner of the block with furniture on both Eigel Avenue and Emmett Avenue.

The site is located within a five minute walk of three road bus stops along Gallatin Pike and Emmett Avenue. The site is also located within 0.15 miles of Gallatin Pike, which is classified as an arterial boulevard in the median collector street plan. For other properties in this area without the same components, a rezoning request will likely be viewed differently. The aid designation provides additional guidelines for access and driveways, garages, and includes a minimum wage foundation. For these reasons, staff recommends approval. Thank you.

Thank you very much. We will go ahead and open up the public hearing. Is the applicant here? Hello. We will come come forward. You'll have eight minutes. You can hold back two minutes for rebuttal, but just your chance to tell us about the project.

Yes. I would like to reserve my two minutes for rebuttal. Madam chairman and commissioners, I would just like to begin by saying thank you to Councilwoman Benedict and her office for her words of support, which were very kind. And also I would like to thank a neighbor to the property just adjacent, Miss Lisa Gunner, who sent an email of support which I forwarded to the to the planning committee. And I would just like to say about myself, I am a real estate investor and developer.

I work very closely with, you know, Sherwood County, Memphis, Tennessee on several projects on behalf of the community, always on behalf of the community for almost thirty years now. This lot in particular is, I believe, the largest parcel from Emmett to probably Harrington. It's been vacant since like 2018. My plan is to put a duplex on the property in order to improve the community. My my project will be in line with the current profile of the community and also maintain the current contextual guidelines of the community.

I know there is some concern on where ingress and egress will be, but I would like to alleviate those concerns by saying that the current cutout has already been made for the ingress and egress on Arjo, at the Northwest Corner of the parcel. Our our bill will, fit the community very well and it will provide housing for two new families in the neighborhood. This is a community in need of improvement now and moving towards a dire need. I have to say several problems I have seen are in need of improvement. I think this will be a first step towards improving the community as a whole.

I look forward to working with the community throughout the process with the the Metro Commission And I have through the notices provided my contact information and I'm open to, you know, anyone who wants to have any kind of sit down conversation about my plans or development. Currently, I have only received one contact and that was from miss Lisa Gunner, who I, who as I said was in support. I don't know what much as might need to be said. This is only a parcel, but you know, this is very important to the neighbors. I'm sure, having grown up in a community like this myself, you know, you don't wanna have a lot of hustle and bustle, a lot of noise, a lot unnecessary negative impact in your community.

And I just wanna say that my plan is to improve the community in any way that I can. And I look forward to the community reaching out to me and I'm available at any time. Again, my name is Terry Norris and I currently reside in Rutherford County.

Great. Thank you very much. Is there anyone here that wants to speak in support or opposition of this item? Good evening. You'll have two minutes and start with your name and address, sir.

Yes, ma'am. My name is James Moore. I live at 300 Madison Boulevard. I'm a professional engineer, licensed Tennessee to the degree in civil environmental engineering. I have, twenty years of municipal experience with development.

So when I see something like this come up, I just automatically go looking at it. Having lived, not very far from there during the twenty ten flood, that, Southeast Corner was underwater. So it may not show it on the map because that was more than a hundred year event. So you but I just wanted to make that was aware. I'm glad the developer has listened about access because that curve there is blind, and it is not safe to walk more than single file.

So I know there's some speed humps in the area, but they hit them just on the other side of the other intersection and just pick up to 40 miles an hour by the time they get into that curve. So, my I'm glad to hear there's just one duplex going in. There are duplexes on the either side of the property, so that could fit in. And but definitely hearing about the access, I don't even like pulling off Argo onto Emmett. Emmett is one of those roads that is just dangerous.

Okay? It is it is not good. I did wanna, however, bring up, an issue that I've seen all through the development in these areas for doing infill. Okay? Your t four plan says that you're you're going to do improvements in areas that are highly connected street systems with sidewalks, bikeways, and facilities.

The sidewalk ends at Argo. Okay? And I just keep seeing these infills happen without the other forces that be to help develop this connected infrastructure. So I would really like some thought to be put in. I know you can't control metro building sidewalks, but please think about it, you know, before you're adding this extra development. Thank you.

Thank you very much. Anyone else speaking in support or opposition? If not, you have two minutes for your rebuttal if you would like.

I don't know if I have a rebuttal. I I think that I actually agree with with everything that was just said. The Southeast Corner is in in in a good portion of that side of the parcel is in the flood zone. We are working with storm water and they have given us a height and we are planning to add some drainage there to alleviate that. And I totally agree with the sidewalk.

So, you know, I don't believe I have any rebuttal at all. You know, I totally agree with him, but I would say that I would disagree with any postponement and I would ask that that we move this to the Metro Council for, you know, final decision. And I really appreciate your time. I appreciate the hard work you all have done on it. And, it's been a lot of communication and, being from Memphis, I can really appreciate the hard work that you know that I see that you all are doing on on this rezoning, you know, and, thank you very much.

Thank you. Alright, I will declare the public hearing closed. Commissioner Leslie, would you like to be first?

Thank you, madam chair. I don't really see any opposition to to the application. One thing I do notice is that it seems like he's doing putting minimal houses that he could he could put more in there. More duplexes in there, more than one set. Seems like he's doing the minimum amount, which is

cool. Yeah. I mean, right now, it'd be it's one lot. So if it gets rezoned, it would allow for two units on that one lot. I mean, there's a possibility that it could be subdivided but that's a different process that he would have to go through to subdivide and that that would be something that we would have to review.

Well, I've I've moved to approve it with the staff recommendation.

Any other comments? Any other commissioners? If not, Commissioner Leslie, you can have at it.

I'll make

a motion to to approve the staff recommendation to approve the application. Reason I'm at

the Alright. Any further discussion? If not, all in favor say aye. Aye. Any opposed? Motion carries. Alright. So we are through to our other business. I think. Yeah. Commissioner Smith, anything from you from historic zoning?

No update. We haven't had, we have our meeting next week. So, maybe maybe in two weeks, I'll have one.

Okay. We'll wait. Bated breath.

Our our esteemed parks representative is not here. In terms of an executive committee report, I don't think we have anything for that. Are we are we to our weird meeting schedule yet or not? Not quite.

We aren't quite to a couple of updates. We aren't quite to the weird scheduling but do keep an eye out as we move towards summer where we only have one meeting in July, we have two in August and then one in October because of fall break. So we do start to get a little bit odd so make sure that you're paying attention to your emails from Kelly and responding to her and letting her know when you're in attendance. One more update, the council is in the middle of budget season and as part of that each department goes before council budget committee for a budget hearing. The planning department had our budget hearing yesterday.

We had a lot of questions and a lot of really good discussion about funding opportunities for housing. Angie Hubbard was was there along with Director Kempf and George Rooker and Lou and Angie did a really wonderful job of answering a lot of questions about the various types of housing programs that are going to be included or proposed to be included in the budget. We're really working at this point to continue implementation in year two of the UHS and looking at how we can broaden the housing ecosystem that we have, make sure that we have all of the different tools that are available to to hit our housing needs at all levels. So the hearing went well. We will continue to move forward that budget process, and look forward to, hearing from the council.

And just a reminder, the election of officers is the next meeting.

Thank you for that. If anybody is anxious to pick up another job. Well, on that note and as an appropriate segway, anything from council on the legislative update?

Nope, except thank you to miss Milligan for the update on the on the budget process. Nothing nothing else.

Alright.

Well, with that, do I have a motion to adjourn? Any any opposition to that?

I vote.

We are adjourned.

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