Planning Commission - Regular Meeting

All right. Welcome to the January 12th meeting of the Franklin Historic Zoning Commission. I'd like to call the meeting to order. At this time. Our first, opportunity here. Citizen comment. This is open for citizens to be heard on any issue or concern. If you'd like to speak on a specific item on the agenda, please wait until the citizen comment period for that item. Heard. They're over here on this round table. Come up to the microphone, state your name and address, and try to limit your comment to two minutes. So if you want to fill out a card, I think staff will get it to me, please. Are there any citizens who want to speak to the commission at this time? Okay. Seeing none, we'll move on to the agenda items. First item minutes from last month. I would entertain a motion to approve the December 8th, 2020 five minutes. Move for approval. Okay, Michael. Second. Brian. Thank you. Any discussion on this? Okay. Hearing none. Let's take a vote. All those in favor of approval of the December 8th, 2025 meeting minutes, please say aye. Aye. All opposed? Okay. The ayes have it. Minutes are approved. Those are right there. Okay. Next up is item number two. Consideration of 2026 Commission chair and vice chair. Staff will provide an explanation of the nomination process as a reminder in the voting process. So we'll go to. Is it Elizabeth? Thank you. So once the nomination is passed over, back to the current chair, each of you will have an opportunity, if you. So please, to nominate anybody on the commission. And then after the nominations have closed at, there will be an opportunity to vote upon each nomination for both chair and then we'll move on and do the same procedure for vice chair role.

We'll take nominations and then a vote for each person nominated. So I will pass it over to the chair. Okay. Thank you very much. All right I'll now open the floor for nominations for chair, please. I'd like to nominate Tyler that he continue in the post that he's been in. Second year. Okay. Thank you. Any other nominations for chair? No chance. Yeah. Okay. Hearing none. Let's take a vote. All those in favor of Tyler now? So we say your name. As chair, please say I, I all opposed. Okay, the ayes have it. Now, let's do the same process for vice chair. I will take nominations for vice chair. Please. I would nominate Brian to continue as vice chair. Okay. Second. Very good. Mary. Michael. Thank you. Any other nominations for vice chair? Okay. Hearing none. Let's vote. All those in favor of Brian Laster, being our vice chair for the year, please say aye. All opposed? Okay, the ayes have it. We have a chair and vice chair. Congratulations. Thank you. All right. Let's go straight to staff announcements here. Staff. Emily. Thank you, Mr. Chair. We would like to welcome our new commissioner, Miss Angela Calhoun, to the historic zoning commission. And we're grateful for her willingness to serve and on the commission. And we look forward to the perspective and care she'll bring. Thank you. Thank you. Welcome. Glad to have you. All right. Let's move to our applications for this evening's meeting. Please. Item number three is consideration of signage convenience signs at 108 fourth Avenue South. Michael Evans is the applicant. Is there somebody here? If you want to come up and stand by.

Elizabeth has our staff presentation first. Thank you. The property, located at 108 fourth Avenue South, features a rear parking lot accessible by alleyway. This rear parking lot is one of three separate but adjacent parking lots that are behind the buildings. Along Main Street between fourth and Fifth Avenue South Block. The request is for new convenient signage in the rear parking lot. The sign is proposed to be 18in by 24in or 3ft² in size. The sign is proposed to be mounted to the fence near the entrance of the parking lot, at a height of 72in from grade. The guidelines recommend the following code for convenient signage to be a maximum size of 4.5ft² per side. A maximum height of four feet where not visible from the right of way. Convenient signs used for parking spaces may be up to 1.5ft², and up to 6.5ft tall. While the proposed sign height and size do not meet the guidelines, state law has recently passed that regulate commercial signage for parking lots. The repo signs meet the new state law. The signage will be minimally visible from off site and is appropriate. One existing parking spot convenient sign is proposed to be replaced and is appropriate. Staff recommends approval of the convenient signage with conditions. Thank you very much. Thank you. All right, Mr. Evans, anything you'd like to add? Congratulations to both of you. Thank you. You all had a good holiday season. This is, Yeah. A, an application to get us current with state law. I think the signs are less obnoxious. And they were. So that's a that's a positive. They actually state law changed in July of last year. And it allowed us to update the design of the signs. Previously, they were, the requirement.

The requirement was a white background, red lettering, six inches tall. So it was pretty in your face. This is an opportunity to update that it no longer has those, design requirements as part of the state law. So is able to make them sort of, Franklin. Appropriate. So it's kind of, as you'll see, I suppose. There we go. I don't know, somewhere in here. Dark background, white lettering. I've tried to reduce the amount of, the amount of colors as required. So there you go. Okay. Perfect. Thank you. We'll grab a seat. We may call you up for questions. Here. Are there any citizens who want to comment on this particular item? Okay, I see none. So let's go to the commission for a motion, please. Move for approval of staff conditions. Okay. Second. Okay. Thanks. Holly. Okay. Is there any discussion? Nothing. I'm glad to see that. At least our colorway and some of the things that, like you said, make it a little more appropriate to what our guidelines, reflect our. Those are good things, I suppose. So, All right, without any more discussion, we'll take a vote. All those in favor of the motion to approve with staff conditions, please say aye. All opposed? Okay. Yeah, I have it. Passes unanimously. Thank you very much. Okay. Item number four, consideration of signage at convenient sign at 435 Main Street. Michael Evans. All right, let's hear from Elizabeth to start, and then we'll have you back up. If you have anything to add. So the property, located at 435 Main

Street, features a rear parking lot accessible through the alleyway. And this request is for new convenient signage in the rear parking lot. Two new convenient signs are proposed at the entrance and exit points of the commercial parking lot. The signs are proposed to be 18in by 24in or 3ft². And the sign is proposed to be post mounted at a height of 72in from grade to the top of the sign. The guidelines recommend the following for convenient signs to be a maximum size of 4.5ft² per side. Maximum height of four feet where not visible from the right of way. Convenient signs used for parking spaces may be up to 1.5ft², and up to 6.5ft tall, while the proposed sign height and size do not meet the guidelines, state laws were recently passed that regulate commercial signage for parking lots. The proposed signs meet this new state laws. Staff recommends approval of the convenient signage with conditions. Thank you. All right. Thank you. Anything you want to add, Mr. Evans? Same rules that we didn't hear before. Okay. Thank you. Any citizens who want to speak on this particular application? Okay. I see none. I'll take a motion on this application from the Commission. For approval with staff conditions. Thank you. Michael. I'll second. Okay, Brian. Thank you. Any discussion? I just have one quick question. It said that they were, going to be placed at the entrance and exit. With the arrows shown on the map, it looks like they're both at the exit. Is that. Am I looking at that correctly? So the image that is provided, the aerial image, it has been re striped. So there's no longer an entry point with an arrow nearest to the building. So it's all just striped parking. Okay. Thank you. Mr. Chair, are they going to be on a post? Is that. I think that's the case. They are on a do we. Know what the post is going to look like? It is a two inch square post.

Solid metal will paint it black to make sure it doesn't rust or look gnarly over time. Most of our, posts downtown have a finial on the top. Is that possible? Sure. I'll put it in the notes then. Does that need to be set up? I mean, we can codify it with a motion. Certainly. Okay. I'm. Okay. With it. With an amendment. Yeah. If you'd like to make an amendment. Okay. That, that the post be reviewed by staff and that it have a small, simple, finial on the top. I'm writing all that down. That's supposed to be reviewed by staff and have a small, simple finial on top. Okay. There's motion. Is there a second to that second? Okay. Michael. Thank you. Any discussion on that? So retroactive active request for the previous item. Is it on a is that one on a post to I. I think one was on a fence. One is existing post mounted. So it's already got a post there just replacing the sign. And a new one was proposed to be on a fence, but it would be required to be post mounted as well. Okay. Yeah. So they have they have post. It's the same applicant. But yeah. Be nice. If they were we had some type of standard and we do. Yeah. That's that would be what we hoped would be followed. Any other discussion on the amendment? Okay. Let's vote on the amendment. So the amendment reads, the post to be reviewed by staff and have a simple small finial on top.

All those in favor of that amendment, please say aye. You know, all the notes anybody must consider. Was there a second to the amendment? There was. Michael seconded it. Okay. Thank you. All right. We're back to the amended main motion, which is for approval of staff conditions and that the post be reviewed by staff and have a simple, small finial on top. Any discussion on that main motion? Now? Okay. Hearing none. Let's vote. All those in favor of that motion, please say I, all opposed. Okay. The ayes have it. Thank you very much, Mr. Evans. Mr. chair. Was there going to be a motion to reconsider the prior item to add that condition? I couldn't tell. I there was discussion of it. Again, that would. Codify that? Certainly. Do we need permission from the applicant to do that? No. You can reopen it. You may want to discuss with the applicant that they seemed agreeable on the second one, presumably the first one also. But is that something you're amenable to? Okay. All right, let's, Do we need a motion to reopen an item? Okay. To reconsider? Okay. It was unanimous. So everyone voted in favor. Would somebody like to make a motion to reconsider? Okay. A second. Second. Okay, we get back to my notes here. Mary and Michael. A motion to reconsider opening item number three. Any discussion on the opening? Is there a discussion for reconsideration? You can, but, everyone. Any discussion? All right, let's vote. All those in favor of opening item number three for additional discussion, please say aye. All opposed? Okay. Let's go to item number three. But I would recommend this an amendment that there be a staff review of the post and the small finial placed on there. I'll second.

So the so the motion and tell me if this is what you intend is for approval is staff conditions and that the post be reviewed. That's not the small simple finial on top. That's what I said. And that second is okay with you. All right. Any discussion one more time? Okay. Let's vote. All those in favor of approval of staff conditions and that the post come back to staff for review. And a small, simple for any on time. Voting on the amendment first. Nope. I made it all. One big motion for you. All those in favor of that one big motion, please say aye. Aye. Opposed? All right. The ayes have it. Thank you, Mr. Chair. I think when we reopen it, we make a brand new motion. And I just wrapped her all into one thing. I think in the attorney's nodding. That was fine. All right. Item number five was withdrawn from the applicant. So let's go to item number six, please. Consideration of alterations. Retroactive principal building window replacement at 223 Franklin Road. Hank Gardner is the applicant. Mr. Gardner wants to make his way to the podium, and we are going to hear from Elizabeth with our staff. Report first, please. The property, located at 223 Franklin Road, is located in the Franklin Road Historic District and as a circa 1939 bungalow which features a 2016 addition on the rear of the building. The request is for a retroactive certificate of appropriateness for the replacement of eight windows on the historic building, and seven windows on the Non Historic Edition. The applicant notes that all of the windows which were replaced were not original or historic windows, and had deteriorated due to improper flashing. One image has been provided of damage to a windows around. The windows on the front of the building were double hung. The replacement windows are double hung windows that feature the same window pattern and profile as what was previously existing. The windows material is a wood window clad in a composite material.

The guidelines recommend the following for windows on historic buildings to design new or replacement windows to match the historic materials found on the building, and the guidelines recommend the following for windows on an addition to a historic building to design windows to match historic materials found on the building, but composite materials that have the appearance of wood are appropriate for windows, stops, jams, and trim. The replacement windows on the 2016 edition are appropriate. However, the replacement window material for the windows located on the historic building are not appropriate, as other remaining windows on the historic building appear to be wood windows. Staff recommends denial of the replacement windows on the historic building, based on the following guidelines. To design new or replacement windows to match the historic materials found on the building, and staff recommends approval of the replacement windows on the 2016 edition with conditions. Thank you. All right. Thank you, Mr. Gardner. Good evening. Good evening. How are you? Good. Anything you'd like to answer? The actual property was built in 1929. We're the third owners of the property. The second owner, Dan Brazel, was a general contractor and use it as a rental property for years, and he had replaced multiple windows throughout the site. The only the weights were cut and all these windows. So they were not original windows for it. So when we, started doing the renovation on it, we left those side of the windows because they were still in functioning condition. They still worked, basically. I'm sorry. I thought I'd put it on mute. So. And I hate to be the problem child for the Miles manor area because obviously we've had we've had some, stuff over the last couple of months over there. So we're not we weren't trying to undermine

the historical review committee on this end of it. We replace we replace like for like on it. The grids on it, the, the same profile for it all. They're all the same. The only difference is that it's only clad on the exterior for it and that it can be painted. And we plan on painting the, the property. When this is, when this is complete, we actually did consider the three over zero profile on the front. We don't know what it was at the beginning. When they built the property, when Farnsworth built a property on it. And so we didn't know. We actually looked at the diamond pattern, in the front on it as well. And then after consideration, we were like, no, we're just going to replace like, for like and be done with it and get better, better efficiency and windows for it. I'm not a GC or anything like that. We during this were do we'll do this on our own for it. Their energy paintable clad windows, high quality windows. Obviously it's an investment on our on our end. For at the end of the day, if you drive down Franklin Road replacements with energy, it's listening. Exactly. At the end of the day, if you drive down Franklin Road and look at the property, and if you looked at it ten years ago or 15 years ago, it's going to be it looks like the same property, same grid lines, same window openings, same everything. That's pretty much all that I have. Okay. What what what kind of windows did you use? We use a gel. One double double hung. So on the on the pictures on that.

They're all wood. Are they, are they, aluminum clad or fiberglass clad? Do you know what? They're both. Outside. I guess they're a fiberglass painted clad. So I mean, they can be painted. And we planned on painting the the, the grids and and and for it as a, as a Dover white. We're not painting any special color. Okay. All right. Thank you very much. Grab a seat. We may call you back up. We've got questions. Are there any citizens who want to comment on this application? Okay. All right, let's go to the commission for a motion. Please. We can do. His, staff has broken this into Canada edition. Part of the house and the historic structure. So if you want to tackle one of the other first, I'm happy to hear a motion on half. Right. Mr. Chair, I move to deny the replacement window retro way for the historic portion of the building. Okay, is there a second? I'll second. Okay. Madeline. All right. Any discussion on this one? I do, I have some, I just had, I heard something that piqued my curiosity, which had to do with the weights. Had been cut on the windows that were replaced. I mean, if the if the weights were on the windows that were replaced, they were historic windows. What would have been ideal is that if the commission had had a chance to get have pictures of the windows before they were removed so we could make an informed decision. I mean, that would have been ideal, but we're kind of left at this point not knowing,

you know, what was actually there, except we just heard probably a historic window. So the guidelines say that the wood windows should be consistent with the material that's on the historic property for replacement. And that's why I support the guidelines. Sure. Sorry. Can I clarify anything? No. No, sir. Well, we'll let you know if we have any questions. Yeah. Thank you. Any other discussion? Yeah. Brian, to that point. I heard that too, but I wasn't sure if it was. He was saying they had been cut prior to this, this version going in the windows were considering or if it were, they've been cut in. There were just weights in the wall. I wasn't totally clear on that. We can certainly ask him if you'd like to. Yeah, I would like I would like to ask that question. Yeah. Now, now, come on up. I was going to answer that question. Yeah. Yes. When we pulled out the windows, the weights are in there on the inside of it already cut there. They weren't attached to the window that. They were not attached to the window. Dan Brazel, the previous owner, like I said, was a general contractor. He owns a a window company actually here in Franklin. And he just went in and put in these crappy windows and they they served their purpose on that side for what we were doing for the renovation on it. They were not original windows at all. I mean, the windows, we I pulled out the weights from the bottom, underneath the jambs or whatever from the windows on it. I mean, they were not original windows. Okay. That helped answer a little. Clarify a little bit. It does. It does to some extent, yeah. You know, I just don't know why you would replace windows that are completely replaced and leave the old weights in it. It just doesn't make any sense.

And I and I happen to know from, the previous owner that the front windows had been replaced. Yep. But all the other ones were the original windows. Yeah. That I was unaware of. I mean, they there's no everything was cut inside there. We pulled out the the lead weights for it. So I mean, that's that's what I know. I would love to have seen some photographs. You know what was there before. And that would have been nice. Yep. Mr. Gardner, if you have a seat, will finish this, this item here. Any other discussion on this? I have a comment, that, the light pattern of these doesn't look historic. Obviously, that it. So it sounds like whatever was put in before this, if it looked like this, then it obviously wasn't historic either. But at some point, somebody changed the historic ones for one that doesn't even look historic. Replace the front elevation again. So they two over two over two. Yeah. That's like a modern, like modern farmhouse type system. Yeah. Okay. It would more than likely been a divided light. Yeah. Like it probably would have been similar to the, the sides where it's got six over six. Yeah. Most likely. Okay. Any other discussion there. Brian do you have anything else? No. Okay. We have motion on the floor for denial of a CoA for the historic portion of the building. The window replacement. Let's take a vote. All those in favor of the denial, please say I, All right. All opposed? Okay. So that motion to deny passes there. Let's take a motion for the additions

portion of the building, please. I would move for approval with staff comments. Okay. I second. Holly. Thank you. I'm going to write down here. Approval of the window replacement for the additions. Just so we're clear with staff comments. All right. Any discussion on this one? Okay. Hearing none. Let's vote. Motion on the floor for approval of the window replacement. In the addition with staff comments. All those in favor, please say aye. Aye. Opposed? Okay. Yeah. Let's have it. Okay. Mr. Gardner, they'll get with you on next steps. Staff will, probably send you an email. Is that. Is that what happens there? Okay. Thank you. All right. Item number seven, consideration of preliminary historic zoning commission recommendation and modification of standards for a mixed use development at 318 Franklin Road, Harpeth Village. Greg Gamble as applicant, I think I saw Greg. Yeah, he's over there. If you want to make your way up, we'll hear from, Emily first. Thank you, Mr. Chair. So the Historic Zoning Commission provides a preliminary recommendation at an early stage in the review process for development plans. These recommendations are then provided to the Fppc and the Board of mayor and Aldermen. And the historic Zoning Commission reviews the proposals in light of the historic district design guidelines for consistency with the historic district and potential

impact to the historic resources within the district. This. The development is proposed at 318 Franklin Road. The proposed development is a. It's our five commercial mixed use buildings that are proposed on the site at 318 Franklin Road. Three of the buildings are proposed to wrap around a parking structure. Development. Located behind the hill on the site is supported by Envision Franklin and could include single family residential duplexes, townhouses, multiplexes, small scale multifamily and accessory dwellings for the placement and orientation. The proposed buildings will mostly be situated behind the hill, and only a small portion of the new development could be seen from Franklin Road. When viewing a previous video, flyover when it is moving from Mac, Hatcher headed toward the intersection of Franklin Road and Liberty Pike. However, an updated flyover was not included within the application to determine if the proposed buildings could be seen from the right of way for the height and building form. The height of the proposed buildings range in height from 22ft to 42ft, six inches, at the highest parapet elements since the initial submittal. The height of each of the buildings have significantly decreased. I'll scroll. There we go. The proposed building heights appear to be consistent with the historic commercial building heights provided in the guidelines. Portions of buildings two, three, and four utilized a recess floor that helps with the massing of the building. While additional information is needed for several of the building's lengths and widths, the heights appear appropriate per the guidelines recommendation. The varying roof forms on the building reflect the DRC comments, as this helps with each building to reflect historic, historic, commercial buildings

on Main Street, but also transitions the form to the adjacent residential form seen in the Franklin Road Historic District. For the architectural features, the proposed architecture has evolved and now appears to relate to some of the features of the historic factory at Franklin site and the residential buildings along Franklin Road. For the site alterations. Let's see. Get an aerial. The guidelines recommend that site and setting alterations should be considered as appropriate when they are undertaken in locations that are not visible from public view. Do not involve the removal of historic features and do not detract from or overwhelm the context of the historic districts. Additional information is needed on the impact of the proposed entrance drive on the hill, and how it may impact the existing topography if significant grading is needed, or whether retaining walls will be required to hold the Earth back around the base of the hill and any impact on the adjacent historic buildings. Some of the parking along the base of the hill is shown in green within the proposal, and is proposed to be removed. In past DRC meetings, the removal of these parking spaces was supported as it helped to preserve the historic vista of the hill from Franklin Road for the modification of signage. Modification of standards for some of the proposed signage. Several are proposed to be utilized within the development if they are proposed. If they are approved by the Board of Mayor and Aldermen. The modification is standard, changes the zoning standard to be the proposed language, and opens the door to allow the commission to consider certain signage not in their guidelines,

but all signage that doesn't meet the guidelines with still require a CAA issued by the Historic Zoning Commission. Approval of modifications of standards doesn't guarantee the approval of a site for the sign. Proportion. Shape. The request is to have the sign shape, such as a small hanging projecting sign. The irregularly shaped should be irregularly shaped, could be supported by the guidelines. The second request is for a canopy song and the core request is to have one canopy sign pertinent. It isn't clear how many canopy signs this modification a standard could create per building, which currently allows one per building. This request would not align with the other signs within the Historic Preservation overlay. For the third request, it is a vertical blights on the modification of standards is requesting to increase the number of vertical blight signs to a maximum of one per commercial mixed use building, where residential is on the upper floor over commercial and to allow it if other hanging signage is present. It is unknown how many of these signs are proposed or where they will be located. Not enough information is known to be able to support this request. Additionally, per a cursory current planning review, the roadway that is in front of building one, which is the northernmost building, is required to be parallel to the building. If the road has to stay at the proposed location, then a modification standard must be requested. Therefore, it is recommended that the Historic Zoning Commission make a preliminary recommendation for approval of the proposal to the Franklin Municipal Planning Commission and the Board of Mayor and Aldermen for the elements of the proposal related to the historic district design guidelines, provided that there is minimal impact to the topography, the hillside and the view shed from Franklin Road. Please note that this is at a preliminary stage, and the Historic Zoning Commission is providing an initial recommendation

to the Fppc and Boma on whether this conceptual proposal, as presented today, meets the intent of the guidelines. If the development plan is approved by the Board of Mayor and Alderman, then the Historic Zoning Commission will further review the proposal for consideration of a Certificate of Appropriateness prior to site plan approval. Thank you. All right. Thank you. All right. Which team members coming. Introduce yourself please. Hey, my name is Drake Reeder. I'm a landscape architect and urban designer at Campbell Design Collaborative. I have with the design team Meredith, who's the architect who's been helping us knock out, some of these awesome architecture elevations. We're here on behalf of Franklin to 40. Who's the the owner of the property? I wanted to give a little bit of background because there's some people that are newer to the project. And I want to make sure that, we hit on some of these items. It's been a long journey since, you know, summer of last year. So, I want to make sure we can hit some of those, get you on the. Second page from here. Awesome. So this property sits within the factory district for Envision Franklin. And if you're not familiar, it's it's a newer, design district that staff and the alderman have brought forth as a way to kind of invigorate this section of Franklin. The focus is on high quality architecture, walkability, pedestrian friendly, oriented, planning and high quality architectures, plazas, outdoor spaces, all those all those things that we've kind of seen the factory as it's gotten some more of his legs start to develop. We are this property is the northernmost section of that factory district. So if you're coming down from Mac Hatcher along Franklin Road, this is the first section of the factory district. And extends all the way along carpets industrial and then to the factory and of course, across the street,

of Liberty Pike with Jameson Station and what was shown as middle eight. So that that kind of encompasses the factory district. So we are tasked with falling within the lines of this factory district, but also taking into account surrounding buildings location where we're at and preserving the history of, of the site. Because so our, our client, understanding that there was, a need, got with the previous state archeologist to do a survey of the site to figure out where exactly on the site, the historic elements and what we needed to preserve. On that site, they went out, did an extensive survey using metal detectors. And you can see all those little dots on there, those places that they ping something with a metal detector. Most of them were nails and horseshoes. As you can as you can imagine, there was a system found, but that's actually on the the church's property. That's to the north. It's shown on this, on this plan, but it's not technically on our property. It's a pretty neat little piece we did present to the Battlefield Trust, gave them an idea of conceptually where we were going, but also present our findings. They were excited to work with us as we're trying to preserve this, this area, the road in which the sat on this property on the top of the hill, facing north towards towards Nashville of Franklin Road. So a lot of our design has come from the come from that basis of how do we protect as much of the hill to the north, but also preserved the factory or not factory, Franklin Road view shed, as you're coming down into the into Franklin. So that's there's a lot of tension going on here with this site, and we're trying to balance that with with what we're proposing. I just wanted to run through a couple of, kind of process where we're at and where we know we have to go. So with this preliminary recommendation,

we understand this is massing, scale, early conceptual. This allows Bowman to vote on a lot of things, including modification of standards, including scale, massing, architecture, to even bring to you refined elevations that fully detail how what these buildings are going to look like, and to bring to you things such things, such as a signage package where we show each location. We want the ability to bring you that. Right now the current zoning ordinance doesn't allow that. And we'll get into that in a little bit with the the modification of standards. So this plan, my recommendation will allow us to move on to Boma to get a vote at PC and Boma. And then if we're to be approved, we would come back and submit a CoA at site plan with detailed architecture elevations and my, signage package for our our MLS request. If they were to be approved. There's been a few planned changes since April of last year. We've appreciated the input from this commission. There's been multiple onsite meetings. We've had special called DRC. We've been to three HQs. I believe this is our third one. And so if you hear nothing else from the slide, I think I hope you hear that we've we've been listening and we've been trying to, continue to refine this architecture and this site, based on feedback from this commission and from staff. This is just a little bit of a synopsis of what has changed since last year. We've realigned the road based on engineering. City of Franklin reviewing engineering. That's that road to the south that connects into Harpeth. Industrial. We've broken up the buildings. We've reduced the size of the buildings, reduced the height. The new building at, the intersection of interior to the site, we've reduced that height. We've stepped down that massing.

As you get towards those residential homes there on on Morningside Drive. We've pushed our from the beginning. The idea is that the parking should be pushed in the back up against the the train tracks. That's kind of our eastern border there. And it kind of falls off as it goes down there. So we want this space when we walk into it to feel inviting, to feel comfortable, to be a space where people want to hang out. There's going to be a preserved park there where the road Dan was historically, and we're contemplating different ideas of how to best delineate that. With signage, there's going to be trails. How do we kind of engage people? We're right across some pilings. They'll how can this be another piece along the Franklin's Open Space trail? So some items on our site break down. Emily mentioned before in the green, we had originally proposed parallel parking coming off that entry sign or entry of Franklin Road there. Based on feedback from the commission and from DRC, we we pulled that back. We are intending to discuss with staff, in engineering department to make that right away as narrow as possible to make it feel as much like, residential pedestrian street as we can coming into that and feeding that. So we are looking into that. We want to do that. We want to, reduce the amount of impact we have. We have had engineers look at this, and reviewed it in detail and based on their, review, we do not need a wall as we're coming out along the hill there to the south. We feel like we can grade that back, in causes little, disturbance as possible, tying back into grade there. We do need walls shown here in blue. Those were intentionally placed so that they're in the back of the property. They're not visible from Franklin Road or from, Harpeth. And does, Harpeth Industrial?

And so if you go to the next slide, you can kind of see a little bit better about how those walls are. They're actually pushing the site down, not lifting the site up. That helps with the view shed. You can see a section cut all the way across the hill from Franklin Road on your left to the the parking in the the wall on your right. So that pushes it down, hides the buildings even more. We originally submitted an Envision Franklin amendment that created a special consideration on this site. And one of the things that was important to the Planning Commission was that this, that we preserved that Franklin View shed, that Franklin review shed. So we did an extensive study of how to push these buildings down and make them not visible from the street and hide them behind the hill, because the hill is the main focus. That's the historical significance. That's what people are used to seeing as they're driving into Franklin. And that's been the basis of our, our design and how to preserve that as well. You go to next slide. In terms of massing and scale. You can see here we've delineate the buildings a little bit better. 12345. Those are three buildings that are wrapping around that parking deck. They're not connected in any way. We've pulled those apart. We've broken up the scale. And later on the packet, you'll see some of the analysis we have of other developments in terms of footprints, which is different than the elevations. But you can see from 523 some of the changes in height we've made and the reductions that we've made. We've added some additional height. We've done some reviewing of Main Street downtown, the factory buildings existing on site, which are later on the packet, and the height at Morningside, those buildings on Morningside. We feel like we have a pretty good understanding of the heights that surround us and how we fit within that, and how we are trying to meet the design guidelines in that process. And I'm going to hand it over to Mary to talk about the fun elevation stuff. Thank you. Yeah, I'm here. Good evening.

I'm just going to talk about buildings two, three and four, because those are the ones that, you know, you asked us to kind of take a second look at our third look at, in, in our designs. So based on our comments, what we've done here is varied. The parapet, design. So you can see we have a gable end, we have more of a flat parapet, and we have, varying architectural brick detailing and things like that. Throughout this, we have stepped down part of the facade. This is building two. As you can see, there's like a two story massing. And we've stepped back the third story, six feet. So that really gives a lot larger scale difference. As we're moving along the elevation, I think that was the big thing that we heard last time. So by recessing that, I think that makes it feel more successful going from three. Of the balconies on this elevation as well. And that was another comment because I think it was reading really horizontally. So we kept a balcony on the corner, because we feel like it's a really great feature there, but the remainder will be, the balconies are created by that six foot set setback, so they'll still have some balconies, but, it does create that two story elevation. And if you go to the next one, we'll go to building three. So this is the longer elevation. We've actually pulled the entire center down on this one to that two story elevation. And created a lot of balconies there. We also have differences in our fenestration. You can see that the storefront on the first level varies as well, and the canopy styles and the canopies, because we're trying to create that interesting streetscape on our retail there. And I think that was a big comment last time as well. So, you can see window pattern variations, storefront pattern

variations and things like that as we move along this center facade. And then building for if you go to the next slide, this one varies from building to. That was another comment we heard. So this has its own feel for building, for it does step down in massing in the center. Again, it's pulled back six feet at that third level, and some varying canopies and windows as well. On this one. Okay. The next one, please. Thank you. So this you can see all three buildings together. And then you can kind of see that undulation of the height and the setbacks as we move along the street. And then we have some perspectives. This is the main corner perspective, but you can really see how bringing down that scale helps a lot at this level. And then if you go to the next one, there's more of a straight on view, more of a perspective. Go to the next one. And then we were asked also to do a closer up. You know, perspective, just showing what it might be like to be on the streetscape. And then you can really feel that scale difference. And then also the removal of those balconies and how successful that is. And in my opinion, on the new elevations. And that's the center facade elevation. And again, you see that step back in the center and then the last one and then the end elevation as well. Okay. Can and then this just shows, the entire site, from the north looking at the larger building, you know, all the buildings kind of together, you can go to the next one. And then this shows the more center

jewel box building as it relates to Morningside Drive. And you can see kind of how far that sets back. And also that that's a single story. And then it transitions up to a two story beyond. And this one shows that center building as it relates to building three. So building five as it relates to building three. And you can really see that that scale of the two story relates across the street to the two story of building five. And this just illustrates the, 121ft distance between Morningside Drive and, the building number five retail. And I'm going to turn it back over to Drake now. Thank you very much. Thank you. Yeah. We just wanted to include a few of the kind of figure grounds of some of the sites around us. The factory, our our site. And in comparison to Jameson Station, just so you can kind of get a feel, a real feel of what these buildings are in terms of length. You can see our buildings relate really well to the Jameson Station corner building. It's actually a little bit smaller than that, that building as you come around. And then how it relates to the massing of the factory, which they are individual buildings, but tend to kind of grow together as it's, as it has developed over, over its time. The next thing we just wanted to show some elevations, facades adjacent to a couple of new projects, city Hall that we're excited about, the factory hotel, how those links and widths and heights, and massing and scale, relate to those, those facades as well. I feel like we are dressing the street. We're we've added a lot of that, a lot of that facade variation that I know was important to the, the commission, the next one, and then some additional heights that we've included on Main Street.

We did a further review. Based on Google Earth, it looks like the highest building is 43ft. There on the corner, it is a mixture of two, two and a half, three stories. It's it's gets a little, interesting as you as you look down the street. We've included some of the buildings outside of what is traditionally Main Street. Their heights in the comparison there, if you get the next one. And then we were asked about how the heights relate to some of the buildings of the factory. So we've included a few more of those building heights. There in the existing buildings, as well as the hotel. Okay, the next one and then Jameson Station, Jameson station 43. I think our highest now is 42 642 six. So in terms of heights, also, if you can imagine Jameson Station, which is 43, basically along that whole horizontal, that is our highest point, including our, our parapet. Signage modification, the standards. I just wanted to hit these a little bit, to talk through them. Our intent is to bring back a signage package. We think that this type of development, the intentionality that we want to promote here, would require a signage package for you to review signage individually. But in order for us to bring back that packet, how we would like to, we need some of these modifications. These are some modifications that have been approved by PC and Boma in the past. But understand that just because they're approved at that situation doesn't mean that you, as a historic zoning commission, are guaranteed to necessarily approve those signs. We see a lot this first one, we see a lot with branding that a lot of our, a lot of people that move into our community, they're open businesses want their branding that their sign that fits, that branding a little bit more. We're a little, structured with how the zoning ordinance is written.

That doesn't allow for regular signs proportioned in shape. So that's what this request is asking for, is to give us a little flexibility in how those signs relate to the, brands of the individual retail buildings that would that would come in and call this space home. We feel like it's appropriate. These are all, as you said, Behind the Hill, not viewable from Franklin Road or for from Harpeth Industrial. So they're interior to the site. And help just create that that kind of streetscape and activated streetscape that we we would love to promote here. We did pull back the illumination we heard loud and clear that that would not be supported in any form or fashion. So we left it in here to show that we had originally asked for that. We are removing that from a request. That some. The canopy signs. This just allows us some flexibility with some of the remaining canopies that we have of how to address signage that may or may not be on on that, on those pieces. And so right now they're limited one per, I think one per building. But because this is an activated streetscape with multiple retail on the floor, we just like the flexibility that if there's more than one tenant and there is the ability to that, we could present that as a potential option. Vertical blade sign. We added this modification. What happens a lot with some of these mixed use development is you have the retail commercial on the ground floor, they have their signs, but there's no signage for the overall development of the overall branding or even the, the residential units that are there. So our request is at, potentially for each building, the ability to add a vertical blade sign, for, for branding purposes. Once again, interior to the site. We're behind the hill. We're tucked in and not visible from Harpeth Industrial or from Franklin Road. As you as you come across there.

In the staff report, there was another modification talking about the the road having to be parallel is our intention to ask for that modification that that road does not parallel. We think it creates, an activated streetscape. So commissioners previously had talked about outdoor dining and spaces for people that if they want to sell retail, maybe could have that out on the on the street or just have a more welcoming pedestrian experience. So that is going to be a request of ours for that, that modification so that we can keep this, layout the way, that we are proposing that you're seeing today. And then is that the last. Yeah. Happy to answer any questions. Okay. Thank you, Mr. reader. If you have a seat, please. Are there any citizens here who want to comment on this item? Okay. Hearing none. Let's go to the Commission for emotion. And I think let's, I think it's probably best to keep the plan recommendation and the modification standards kind of separate. So let's let's talk about the plan for now. The plan recommendation. Again, it's not a certificate of appropriateness. It's just a recommendation, to Belmont Planning Commission. Mr. chair, I move to recommend preliminary approval of the proposal to the Franklin Planning Commission. And the board of mayor and alderman. Okay, is there a second? I'll second that. Okay. We have a motion for, a recommendation. How did you put it again? Preliminary. A favorable preliminary approval for the proposed proposal to the board, him, mayor and alderman and the Franklin Planning Commission. Okay. And that's for the plan, not the modification of standards.

Okay, so the motion is for a preliminary approval. For the. The plan. Just the plan. Proposal, to Palmer and Planning Commission. I never know how to word this one. It's kind of odd. Okay. Any discussion on this, motion for the preliminary approval? I have some discussion. Number one, I think the way it's cited, it's exciting that, the hills being saved, very excited had situated, I think having a conversation that this somehow be inspired by Main Street really does an injustice to having a factory district. It's homogenizing to me and some of, I think the buildings have come a long way. I think several of them are very successful in that. I think others are too high styled. But, and we have a chance to look at that. But I think what bothers me the most is linking a conversation on the factory district with Main Street. And so I would really appreciate that coming out of these discussions. Okay. Anybody else this has a chance to be unique on its own. And Jamison Station I think has done a good job of being inspired. That would be an example. The new hotel that we worked on has a very, I think, successful. I've continued to say this was a rural district. If it had a little bit more into a rural

look at the north end, I think that would matter. But what? I just sit here, feeling such a missed opportunity about is tying this conversation into Main Street. Thank you. Are you saying that, the the buildings, some of them look like Main Street kind of suites, and it's. And it's a little more rural than that, right? Yes. Understood. Understood. Anybody else? It's not really a discussion, but I did want to commend the applicant. I mean, the historic, analysis they did at this property. I've never seen seen one done so thoroughly. And that's to be commended. Yeah. All right. We have a motion for preliminary approval to Boma and Planning Commission on the plan only, not the modification of standards. Let's take a vote. All those in favor of that preliminary approval, please say I, all opposed. Okay. The ayes have it. Okay, let's take a motion for the modification of standards. Now, please. Would you review everything that that they're requesting the. Try and staff can maybe help me. So the first one is that, for signs. I think we are planning and the, the, our own guidelines both allow for this type of sign, but that's pretty specific on shape. Is that true? It is. This would just allow it to be differencing in and shape. And we would recommend it's still aligning with the guidelines for color

size, number of signs and placement, but it be limited to, a small hanging projecting sign kind of like what it is about the screen. Yeah. And what what is. So if they didn't have an irregular shape, they would all be the same size. Well, they could be circle, square. Rectangular. Okay, what I heard, I thought I heard the applicant say, but I think I maybe misunderstood was that every awning could have lettering on it. For. It's for the sign. Proportion and shape, a canopy sign to have letters above or below it. And then a vertical blade sign in addition to any kind of signage below it. Yeah. So I think the the vertical blade sign, as I, as I understood it was it would add to your number of sign count on the building and the probably run out with all the suites wanting their blade sign or their hanging sign or canopy sign. So it'd be allowing another vertical blade sign above the retail. It sounds like one on each building set, so that makes sense. And then the canopy signs, we allow canopy signs, but they're specifically asking for, I think our guidelines recommend being printed straight on the canopy. But not sitting above or below, like welded or stand off letters, that kind of thing. Yeah. Brian, did you have something? Yeah. Discussion I would have with that is that when the factory had their modification of standards approved, all of that came before us. And you know, so we will get to see it. Yeah. We'll see all this as a CoA. And it doesn't mean we have to approve it. No.

We'll we'll weigh it against the guidelines like we always do. They will be allowed, to present something different if they're approved planning. But we'll still get to consider that again. Trying to think what was the other modification standard? There's a last one. Straighten the road. The to keep the road skewed not parallel to the building. It was a, per a cursory planning, current planning review. The roadway that's in front of this building, too, that's on the screen. If you can kind of see where my mouse is, the roadway that is in front of it is required to be parallel to the building, and the road has to stay at the proposed location. Then a modification, a standard must be requested. Yeah. So sounds like the applicant is seeking for it to stay as it is. And right. And Mr. Chair, under what I was talking about earlier, to me that would enhance it, having another vibe of more of the factory district. Sure. So that particular request to me would enhance the massing of the site. Sure. And we'll get to see it again as well. I'm not sure we ever got a motion on this in particular here, for the modification of standards. Would somebody like to make a motion on the. Mr. chair, I move to for a preliminary approval

for the modification of standards for the proposal to the Franklin planning. Okay. Thank you. Madeleine. Brian. All right, so there's a motion for preliminary approval for the modification of standards, as shown, and sent to Boma and planning Commission. We've had a little discussion. Is there any more on this motion specifically. That just to ask council just because they can. Bring. Up a modified council doesn't mean we have to approve it. Is that correct? Mr. Squires. I'm sorry I said sorry I was wrong. Okay. If if we could modifications of standards on particularly on the signage and they bring it and we the historic zoning commission determines that I don't think it's appropriate then we do not have to approve it. Is that that's my understanding. You say the. Historic zoning Commission determines it's not. Appropriate. It's on the site. Yeah. She's saying if we give a favorable recommendation today does not mean we have to approve it for a CoA later. Oh, no. Certainly not. This is preliminary. Okay. It's still got other stages to go through. And then we'll come back to you again at the end. Absolutely. So that it help okay. Anything else. So I was reading the report that they provided at. That's if. You're right. All right. I'm not here her hearing any more discussion. So let's take a vote. The motion is for a preliminary approval for the modification of standards. To be sent to, Boma and the Planning Commission. All those in favor of that motion, please say I, I all opposed. Okay, the ayes have it. I think that completes item number seven.

Is that correct? All right. Thank you very much. All right. Let's go to item number eight, consideration of a preliminary storage zoning Commission recommendation to amend the hillside Hillcrest overlay ho at 354 Franklin Road. Mr. gamble, he he came up for this one. If y'all go ahead and get ready, we'll hear from Emily to start, please. Thank you, Mr. Chair. The historic Zoning Commission provides a preliminary recommendation at an early stage in the review process for rezoning applications that amend the hillside, Hillcrest overlay, or show on, adjacent to, or across the street from lands or sites that are listed on the National Register of Historic Places or are eligible for designation on the N, RHP by the Tennessee Historical Commission or the Franklin Historic Zoning Commission. These recommendations are then provided to the Fppc and Boma. The HCC reviews the proposals in light of the guidelines for consistency with the historic district and potential impact to historic resources within the district. The development is proposed at 354 Franklin Road. The property, located at 354 Frank road, is approximately 200 acres that is adjacent to Harlan Stowe Farm, Whitehall Creekside, and Ropers Knob. All of these properties are listed on the National Register for Historic Places and are in the Historic Preservation Overlay. The project site consists mostly of undeveloped agricultural fields and forested areas and areas closest to Roper's Knob. Roper's knob and the adjacent Chutes Knob played

significant roles during the Civil War due to the topography of the land. An applicant requested Envision Franklin Plan amendment was recently approved by the Franklin Municipal Planning Commission to adjust the conservation design concept boundaries around shoot snob and roper snob, and there is an attached diagram in within the HP and with. See the attached diagram for the amendments within the Historic Preservation Overlay. It's now proposed to amend the existing Air line, which is an overlay zoning district boundary on the property, to reflect the recently amended conservation design concept boundaries. In Envision Franklin. The overlay is intended to protect the city's hillsides and Hillcrest, including their natural and topographic character and identity, environmental sensitivities, esthetic qualities and viewshed. The boundaries are determined by a combination of GIS data, including elevation contours of the hillsides and Hillcrest steep slopes, and a viewshed analysis from major thoroughfares. It is proposed to amend the outline that is in the general area behind Whitehall. The amendment would allow for a 7.05 acre portion of the proposed development to follow an existing tree line instead of the in place a line. Areas in this portion of the property have areas that are 14 to 20% and greater than 20% of slope. The area would no longer be in the conservation area, but it would instead be a developable area where structures could be located. The guidelines recommend that site and setting alterations should be considered as appropriate when they are undertaken in locations that are not visible from public view, do not involve the removal of historic features,

and do not detract from or overwhelm the context of the historic districts. Additionally, the Franklin Road Historic District should provide for an unconscious gateway into into downtown Franklin that emphasizes the historic character of the community. The zoning district is currently a state residential, which allows two acre lots with single family homes up to 2.5 storeys in height. If You should study has been included in the submittal, showing that this building height would not be visible from Franklin Road. Any future development under the current zoning should align with this view. Shared study and any future rezoning request that would change the permitted maximum building heights, scale, massing or setbacks of buildings should be carefully considered regarding potential visibility from Franklin Road and nearby historic resources, including Roper's Knob, Whitehall Creekside, etc. it is recommended that the Historic Zoning Commission make a preliminary recommendation for approval to the Franklin Municipal Planning Commission and the Board of Mayor and Aldermen, provided that any future development does not increase the visibility from Franklin Road and nearby historic resources, including Roper, Whitehall, Creekside, etc., and that any future rezoning request would change the permitted maximum building heights, scale, massing or setbacks does not increase the visibility from those resources beyond what is shown in the views shared study associated with this rezoning request. If the over zoning is approved by the Board of Mayor and Aldermen, the Historic Zoning Commission will further review the future development proposal proposal for these characteristics at a later date. Thank you. All right. Thank you, Mr. Campbell. Yes. Hi. My name is Greg Gamble, and I'm representing the applicant. Drake.

Rita's actually going to give a brief presentation here in just a minute, but this is actually a rezoning request or considered a rezoning request by the city of Franklin's process. We are not asking to rezone the property for, change the single family based zoning or or, like that. But in moving or relocating the entire line, it requires a rezoning effort. Whenever there is a hilltop hillside overlay in the historic district, it's required to come to this zoning commission then and then to the planning commission, and then to Boma. We have met with city staff on property, four times over the last couple of years talking about where the line should be located. We would flag the line, this location where we're proposing it tonight, was recently adopted by the Planning Commission in envision Franklin changing the policy under the property from, conservation to, rural, residential, if I remember correctly. But we've added additional areas of conservation on the plan as well. So while we're moving the line around where, changing the location of the conservation area, but, I believe that this is the only show that is in the historic district. And we want to make sure that we get this right. So we've spent a lot of time, meeting with aldermen, planning commissioners, city staff, really trying to understand what the original intent were behind the preservation of H.O.. And Drake's gonna walk you through how the area we're asking for really never met that criteria. So I'll hand it over to Dr.. Hello again, Drake Reeder with Gammill Design Collaborative. To Greg's point, I was looking back at our files today. We, personally been involved for four years in this project.

It has been a very collaborative effort with city staff, on site analysis. When you look at the Who in the zoning ordinance, in the zoning ordinance and how it's established, there's really three criteria that or what they are judged against of why it's established. The main priority of, of course, is to protect our hillsides and Franklin, and those, those view sheds, for major thoroughfares. But the first criteria is elevation contours of hillsides and hillcrest, which you'll see a lot with hillsides is the slope start to pick up. Those are slippage soils not good for construction. And so those are preserved within that. And those are one of the criteria that they look at when trying to establish that hoe. Number two is steep slopes, which kind of go hand in hand with the contours. When you look at a hill, you really start to see hill when the slope starts to pick up 14% and greater or 20% greater long stretches of 25% greater. So that's another, piece that staff looks at, when establishing the HHI. And the third is Viewshed analysis from major thoroughfares. The whole point is to protect the hilltop. And so they want people when they're driving around to not see buildings on top of the hilltop. So those are, those are kind of three criteria. Four years ago we started kind of really diving into analysis of the property. We started looking at how does this whole line location stack up against these three criteria? It's a unique site. It's an interesting site. The show established around 2009. It's a GIS line. So by nature is kind of a, based on a overhead aerial view. And so staff's not able to go to every home in the city of Franklin and do an onsite in-depth analysis. So we took that upon ourselves to do that and bring it before staff and, Planning Commissioner Boma. We were told that because it's within the conservation,

we need to rezone it or re change the land use policy and envision Franklin first. So that started this long process. If you go to the the next phase. So step one, back in September, we did get approval to amend the conservation area. This is the land use policy that Envision Franklin has adopted. This basically keeps what was existing is real reserve and conservation. It takes conservation and moves it to rural reserve. So the same protections in the original Franklin that were there for a reserve are also there. Now in this site, the other thing that we established when talking to Planning Commission and the vote was, and hearing from neighbors was, being sensitive to our neighbors to the south along us drive. You can see on the left there how the whole line kind of tucks back towards the back of those properties, down in the bottom left corner. And so, one of those areas that we wanted to add back because there's an existing tree line, and you'll see there's a smaller red circle on the right. There's an existing tree line and an old stone wall that's currently there that runs along kind of the just inside the tree line. It runs. And I'll show you a picture a little later on, but it runs from our side all the way up to the water tower. That's this kind of up the hill there to get the next one. So we are early, early, early, early in the process. I don't know how many, how many times say early, but, we don't even have a plan at this moment. We are. We just got our Envision Franklin approved in in September. This rezoning is just to move the line. That line doesn't change the zoning on the site. As Greg said, it doesn't change the Envision Franklin policy on the site. It does. It only moves the house to align to better align with the conservation policy that was approved at the Planning Commission, on in September. Any additional changes of zoning development plan, site plan, all would come back to the historic Zoning Commission

for approval and in review of of any sort of plan that comes through. If this is approved, the zoning remains the state residential vision. Franklin remains the same. And then any further action, like I said, would come back before. If it's a site plan, CoA would be required development plan like we just talked about a preliminary recommendation before CoA would even come forward. So there's, a lot of process, to go through on this one as we as we start diving more into it. If you go to the next one. So existing policy reserve is 50% natural. Open space must be preserved on the site. So this is the land use policy once again for Envision Franklin. So 50% of the whole site has to remain an open space. Grading techniques that dramatically alter site vegetation and topography should be prohibited. Maximum of two and one half stories lots and maybe one half acre minimum. The two and a half stories is important because our view shed we use 50ft because that's around two and a half stories. As a it's kind of a metric by which to, to, to guard our view shed. But this is the envision Franklin policy that would remain on the site. And the next one would be, and if you if you're not familiar, Franklin recently broke up their conservation residential conservation into three different ones. That rural reserve is as one of their conservation policy for residential. The existing zoning on the site is state residential. That's two acre lots. Minimum. Once again, two and a half stories max 150 150ft lot with, that doesn't change with this policy. It just moves the whole line. If anybody wanted to bring a two acre, plan before you get before you, they would require CoA before they can move forward with it being within the the historic preservation overlay for the site. So this is kind of the existing conditions,

and layered upon of what's currently on site. So you can see Spencer Creek up there at the top. So we're to the north. We have a creek, we have 100, foot, floodplain. As you come off Franklin Road. You see, there's just a little bit that touches Franklin Road. Franklin Road has 150ft, scenic corridor overlay offset. So no development can occur within that first 150ft that so happens to push it almost to the train tracks, which is probably the thing you see most about this site as you drive by and you kind of catch a peak up. Is that the site kind of gradually goes up, the train tracks are elevated, and then it dips back down behind those train tracks. CSX also has an easement on the site. So there's a lot of, limitations. As you start moving into, what can and can't be, built on the site just based on seeing corridor overlay, CSX railroad, floodplain, flood, floodway, ho and steep slopes. So the orange line that you see on the screen is current. The current existing line, the yellow is the 550 500ft buffer. That is applied to that. And you'll see in the bottom left corner there, the 1.54 acres, that of tree canopy that we, put into conservation. And that was approved in September, just for maintenance, conservation. And so we start looking at these elements separately and start thinking through the criteria by which the whole is established there. That is, we can kind of walk by piece by piece. The next one. So the purple is the proposed whole line. The black dash is what the previous HHI was. You see the 7.05 acres that, would be moved from within the show to, to outside of the show that currently is a football field.

There is, a house that sits on there. There's a barn that cuts right through the middle of there are is currently used for agriculture. We have a photo of it later on. It has been previously disturbed. So much so. That is completely leveled. There's a berm there that people could go out and watch football fields. There's a baseball field in the top corner. So this is an area of previously disturbed, by previous owner. Land within the show. Most people don't even realize those things are out there because it's so hidden from Franklin Road. And which is, I think, an important thing to keep in mind. There are, football polls, that are out there that you can't see from Franklin Road. So, and the barn that's in the back that we'll see in a fly through video. So we are establishing based on contours. So when walking out there with staff, we looked at where the steep slopes began to pick up, where there seemed to be a consistent ho. There are some parts of this air that drops 50ft in how the line comes across the land. So upon further analysis, we pulled some of those elements together to look at the steep slopes and the contours, which are two of the elements of the, criteria for the establishment of HHR. And you can see the football field there, within there. So using steep slopes, contours and if you go to the next one tree canopy, staff was really, felt really strongly about tree canopy because it gives a visual guide when you're walking on site, you can understand what that means when it says, we're going to go to this tree line. There were a few different times we flagged this on site. Staff came out, reviewed where the line was, and upon collaboration, felt like this tree line was kind of the edge of where the hill started to start to pick up. So staff wanted that air line

to be on the front side of that tree canopy is preserved, coming through there. And so that was an important piece. And then tying back to where the previous line was, we wanted to make sure that we were still preserving that tree canopy that backs up to our neighbors there on Ash Drive. So that's why it kind of takes a hard turn there to the left. And if you go back one more, I just want to point out where Ropers and I was in relation to where the site is, because I know that that's, people get a little, mixed up where, where the actual road was not and where she's not. So Roper's Knob is the property to the right. You can see it there. That's owned by the state of Tennessee. The property to the left, the bottom left, right underneath it, that's owned by the city of Franklin. And then the property to the to the right is owned by the city of Franklin. So city of Franklin and the state owned, majority of ropers now, there have been discussions of plans to incorporate of how we can, better preserve that cultural asset. But, that is where we're Roper's Knob is we are on the on the opposite side. And there is, of wanting to make sure that it was understood that the whole line does not, impacting the the Roper's not, view shed through there. The next one. So here's some of the photos. You can see the existing football field, the barn there in the back with the green roof, that is the barn that the whole line currently cuts to the middle. And then right to the north of that, you see the baseball field, the tree line where the red line is shown. That's the tree line that when we were out there was staff felt like it was important to preserve and was the kind of this base of the hill. So, this is the area this is the seven area, seven acres, that we are requesting to pull out of the hoe and pull into rural reserve and estate residential.

And then as that line would come south on this picture where it dead ends on the right, there's that's where that wall runs the whole length all the way up to that, the water tower up there and on the bottom, you've seen the viewshed analysis. We wanted it to study not only like being out there on site, but from Franklin Road. What can you see? When you're driving, when you're standing. And so we pulled together an analysis of how the grades work, a hypothetical 50ft where a 50ft building would be at the furthest back it could possibly be. And then how the line of sight reflects to that, you'll see the light green. That's the proposed revision. The dark green. That's all within the show and still consistent. So we would be removing the light green from the existing into outside of the hue. I think the next one was the video. Can you play that? Thank you. So this is coming from Mac Hatcher as you're driving. There's the site right there. The little piece of the site that touches Franklin Road. And you see the elevated train tracks. Like I said, it's theoretical 50ft because we we don't have a plan at this time. Theoretically, the largest building that could be built on the site is a two and a half story, residential home. At this time, anything else would require review, and even that would require review by the the historic Zoning Commission. Sorry to mess up your flow, Emily. Okay. Let's, see if there's any citizens here who want to comment on this one. Anybody? I don't see anyone. All right, let's go to the, commission for a motion, please.

A. Lot to digest there. Like a motion for a preliminary approval recommendation to, Franklin Municipal Planning Commission and the board of mayor and alderman. Okay. Preliminary approval to Boma and Planning Commission. Is there a second? Second, Mr. Chair? Okay. Brian. Thank you. All right. Any discussion? Yeah. Just for this, this board to know, Planning Commission has really scrutinized the request. It's been through a lot. They've we're asking for a little bit more. They give a lot of give and take on it. But what you see now before you is, is, very good, compromise between what they're wanting to do and based on, neighboring comments, staff comments, alderman comments, everything is incorporated into what they presented today. And it, it as long as it stays intact with that, it will continue to go forward. Okay. Thank you. Any other comments. And staff is recommending for this? We are with the caveat that, The that any future rezoning request would, change the permitted maximum building height, scale, massing or setbacks, and it does not increase the visibility from those resources beyond what is shown in the view shared study associated with the rezoning request. Well, I guess I would say is, I will go along with this if everybody thinks it's okay. But I want you all to know that it was very,

very difficult to get the hillside ordinance passed. When I was at the Heritage Foundation, we led that effort with citizens. I think we should take it very serious. I think, regulations like this is what has attracted development to our community and kept it, having a historic feel to it while embracing new development. And, I will, you know, a little bit scared, be for this if everybody's looked at it because I'm sure you can't get a a perfect line every year. But I think opening this door to change the hillside contours will have a huge impact if it were to open that door. And one of the things about a couple of the lines, how they were grown prior to this request, they didn't sections that did not make sense. They match up with the code. So this is this request is really fixing it. So it makes more sense when you look at them, you understand why they. Are where they are. Right. And what makes sense to me is that, you know, naturally tree lines define properties, paddocks, pastures and you know, that tree line to find a line somewhere. And John B McEwen, who was the mayor of Franklin during the Civil War on this property, and he would often survey his own land and in the deed descriptions he mentions these, these rock walls. So, I mean, that's important to me to make sure that, those rock, that rock wall is preserved. And I assume that's going to be the case in this. I'm sure we'll have more discussions about it. And I was wondering, just curious, how many acres are in conservation?

Actually. We've calculated it, but I don't have it off the top of my head. That's 85 acres. The right of the total properties to 200. It's it's well over 85 in the conservation area that you're seeing there. That doesn't include the floodplain. Floodplain with additional conservation. I'm just talking about the hilltop. Yeah, right. Thank you. Any other discussion? The other thing I would say Franklin's charge has brought more land next to Opus Knob. And the plan is to get that park open. So it's exciting. Sure. I share, you know, a similar sentiment on the I see this image and I go, you know, this had to be a ton of work to get what what's existing? And, you know, at first glance, it looks like we're losing, you know, we're going to lose some parkland or some conserved land and create buildable area for somebody. But I also understand that the lines are drawn somewhat arbitrarily. And this now that it's being looked at, at a higher resolution, the lines getting better, if that makes sense. Is that how you describe it, Michael, from the Planning Commission. So, you know, I think the original drawing, like I said, at first I was like, there's no way, there's no way I would go, yeah, let's just give some of that back, you know? But, you know, considering that it's a refinement of the line and that this original version is really just a conceptual, you know, we think this is might might be where it is. And now we're looking at it in, in a more finite way

that that I can understand the adjustment there. So, yes. At and I'm going with that. But I just want you all to know that things like saving the hillsides did not come easily at all. So it needs to be serious. Yeah. Yeah, I think so. Anything else? Anyone before we vote? Some motion, for a preliminary approval of staff comments to Boma and the Planning Commission. Let's vote. All those in favor, please say I, all opposed. Okay. Yeah, I have it. That motion for the preliminary approval passes. Thank you, Mr. Gamble. Okay. Get to my next sheet here. Other business. We have one quick reminder that we will have regularly scheduled, design review committee meeting next Tuesday. Monday is Martin Luther King Jr day. And so it'll be here at 4:00 on Tuesday. And so the deadline to apply is 1159 tonight. And, if anyone, wants to be on the agenda, send us an email and we'd be happy to get you on there. You and Mr. Chair, we have the new commissioner. We do, we do. We're glad to have. Angela, thank you so much for joining us tonight. And, we look forward to getting to know you some more. I'm glad to be here. Great. Yeah. Also, anybody wants to come out and see Ben Franklin Saturday morning, 10 a.m., Williams County Archives. There's a statue dedication and some other activities.

So, kind of in our wheelhouse. So come check that out, if you will. Anything else? Anybody? Well, our chairman will be there. I'll be there, and I'll be dressed in funny clothes with my whole gaggle of geese behind me in their funny clothes. All three kids. So my wife's the smart one. She avoids it. All right. I would, entertain a motion to adjourn if you all are ready to go. So moved. Michael. Thank you. Is there a second? Second? So surely y'all don't want to stay here. All right, all those in favor of adjournment, please say aye. All opposed. We are adjourned. Thank you.