Hendersonville Planning Commission - Regular Meeting

Everybody's looking at their watch. It's 6:30. We'll call it to order. The silence told me it was time to go. Thanks everybody. All right. First tonight, we have the opening prayer. And again, I didn't ask anybody ahead of time, so I'll take care of it. Please bow. Everyone, thank you so very much, Lord, for all that you've blessed us with. Be with our our uh our nation right now. Be with our military. Be with our president. He has very difficult decisions to make. Lord, bless us and watch over us as a country. Take care of us and help us up here tonight to make good decisions for our city. All this we beg you in your name. Amen. Amen. Amen. We have a twoe.

Two weeks. That's right. All right. Next, we have the roll call. Kaylin Altiser here. Evans here. Hardwick here. Hastik here. Kerr here. Martin here. Silkwood here. Slatterie here. Wessel here. All present.

Thank you. Okay. We have a public hearing tonight. It's a request by Cornerstone Church, Hendersonville, and Tennessee District Council of the Assemblies of God to annex 22.38 acres into the city limits and to reszone the property to office. The property is located on the north side of Route 386 east of Stop 30 Road as identified on Sumar County Tax Map 145, parcel 044.00. 0000 point 044.00001 and tax map 145048.03 and we do have a person signed up tonight for that. It is I believe Pete Adams.

I mistake that for just a normal signing. Okay. No comment. No. So no comment. Scratch it off. You better make something up. Okay. May have something to say. And you weren't trying to get on the citizens comments either, so you just want to be here. Okay. Hey, we know you're here now. Thank you. So, that takes care of the public comment. Was there anyone here that wanted to be on the public comments? Okay, we'll move past that, too. Next is the acceptance of the agenda. Everybody had time to look at it. Anybody have questions about it or want anything removed? All right. Do I have a motion to accept the agenda as move? Do I have a second?

We'll do this by voice vote. All All in favor say I. I. Any opposed? You good with all that, Kaitlin? All right. Next, we have the minutes. Has everybody had time to review your minutes? All right. Do I have another motion?

Do I have a second? Okay, we'll do this one by electronic. Motion passes with for the minutes of March 3rd. All approved.

Thank you. Okay. Next is the consent agenda. First item up is Forest Park phase 2 preliminary plat owner Gentn LLC. Beaser Homes LLC location 1685 Saundersville Road parcel 137038.0. Lead planning staff is Zachary. Zach, you're going to do it. All right, take it away.

Yes. This item is on the uh consent agenda. Forest Park phase 2 preliminary plat. Uh this is the um second portion as you enter Forest Park. This will be the first uh phase that actually has uh homes in it. Uh it's a total of 73 uh single family lots and two open space tracks and everything is in order. Okay. Do we need to vote on these individually?

No, we'll do it all together as a consent. Yeah. So the next one we have is Forest Park phase 1 section one final plat owner Gen TN2 LLC Beeser Homes location 1685 Saundersville Road parcel 137038.00 00 lead planning staff's Caitlyn.

The applicant Beeser Homes is requesting approval for the final plat for phase one section one. Um the primary purpose of this plat is for the to establish this subdivision's main entry and install necessary supporting infrastructure. The section is 3.6 6 acres with total of 2.5 acres of open space. There's no homes in this section and it is in compliance with the construction plans and the preliminary plot.

All right. Anybody have questions? I skipped the first one, too. Anybody have questions about that one? All right, then we'll move ahead. I've got one. Oh, I'm sorry. Go ahead, Mr. Kerr. So, on the um phase two, just so my math is right, we're looking at 73 homes with 56 acres. Is that is that right? Uh who's who's here to uh that that would be me. Okay.

How many acres the total? No, I don't think that 53 would be comprised. Yeah, that's the total I believe of all of the acreage uh there uh for uh for other phases that are still remaining. Okay.

Uh this one uh gosh, I don't have that right there, but it is it is a smaller acreage. Uh but the total number of housing units uh for the whole development is 612. And so as these come in, they come in in phases. Uh and so that process, just to kind of refamiliarize everyone, that process is you do preliminary plat uh for uh for each phase. And what Caitlyn just talked about was phase one, section one, which is a preliminary plat. The one that we're talking about, phase two, right? We've already Yeah, we've already done uh we've already done a um uh we've already done a preliminary plat and construction plans for this uh or for this for this is a preliminary plat. So, we've done preliminary plat uh that we have tonight. Then next would be construction plans. Then they'll be coming back uh for a final plat.

Okay. Maybe let me ask ask it a little differently. How many what's the average size of the lots for these these homes? It ranges from a lot of different uh sizes. Uh these are all fairly consistent uh in the size and that would be a type A lot. And do we have that where we can pull it up a little bit closer on that lot on that Jason? It's on that corner down there. Yeah, I can't see it either.

Yeah, I don't have that specific specific average lot size uh for for this. Uh but it is is in compliance with the uh PL with the uh final development plan uh and the size of the lots, but the size of lots do vary throughout Okay. throughout the neighborhood. Fair fair point. You can you can if you don't mind just get that to me off. I sure will. That'll be fine. Thanks.

I sure will. I I know they were they were in like um 8,500 to 12,000 range, but I'm not for sure the exact average uh for these. And we'll get that information to you, Commissioner. Any other questions? We'll move on. The next one on the consent agenda is TBN Millennia Cottages site plan. Owner is Trilogy Asset Investments Incorporated. Location 645 East Main Street, parcel 158A, A008. Lead planning staff is Timothy Whitten. uh TBM the the preliminary development plan for TBM was approved by the planning commission and Bulma last year and then the final development plan was approved in January of this year. Now they're back with the site plan. Site plan is is in substantial compliance with that FDP. This is for 110 um units, 55 cottages. Um they've worked well with staff to refine the uh the building architecture. Still have a little ways to go on that. just some minor things to clean up on on that. Um, but they have agreed to all staff comments.

Commissioner Hasty, once the site plans approved, when do they stand planned to start construction? Uh, I don't know the answer to that right off. We do have a representative here who can answer that though. Will a representative step forward? your name and the address. Mark Boyd with Kinley Horn. We're at 10 Lee Avenue in Nashville. Okay. Uh we intend to start construction in May of this year. So really as soon as we get the site plan approved, we'll be turning around a land disturbance permit package back to the city and and look to get started as soon as that's approved and ready to be issued. So we're hoping for a May start.

Are you going to do it in phases or all as one project? It'll it'll be all as one project for the cottages. Okay. Where in the process do you have plan to have the community center completed? That'll also be as part of the first phase. So everything's coming in kind of the first wave. I don't have construction dates yet of of when we intend to have those buildings up and and running, but that's that's that'll be coming. The construction the site activity will start all at the same time. So you'll have the community center open by the time you give your first UNO. I don't I don't know that Frank. Do you know that?

Frankia Trilogy asset and TBM. Uh obviously we're going to start with the civil work first because uh we're we have those plans prepared. Take a little closer to the mic. I think

I'm sorry a little horse. I apologize. We're going to start with the civil work first and as soon as we get our construction plans approved, we'll simultaneously start with the community center and the cottages, assuming that we can absorb into the infrastructure. So, we really don't intend to phase it out such that we're holding one up for the other. And the community center is a little bit of a of a bigger undertaking. the the cottages are five prototypes, so they'll move along quite quickly, but I'm assuming in the before we actually start leasing up, we want to have the community center opened up.

Okay. So, you're saying before you get the first one leased, you'll have the community center open. That's our plan. Yes, sir. That's your plan? Yes, sir. Can we make that a condition? Uh, this is actually on the consent agenda. Uh, so there really wouldn't be Can I make a motion that we take TBN off of the consent agenda? Second. We have a motion in the Senate. So we'll do a real quick electronic vote.

Doesn't appear to be. It's not working. the electronic vote.

Thank you.

If it's going off, then let's go ahead and dispose of the other ones. Okay. If that's coming off, that's okay. But dispose of the other ones. So go ahead and vote for the others. And I have the information asking for I can share real quick. All right. Go ahead. My apologies to the That's okay. Commission for not pulling it off the agenda, but go ahead. My question was, can we Hold on one second. I'm sorry. Motion to remove TBN from the consent agenda approved. Nine yeses, no abstensions, and no zero nos. Now give me a second, Charles, and I'll be back to you. Okay.

Okay. All right. So now we just removed that from the consent agenda. So hang tight. We've got a couple of items that were already discussed and on the consent agenda we need to vote on those. But before we do that, Todd Keith has your answer. I was able to find it on my phone. Uh it's uh ranges roughly between 12 to 15 to 16,000 square foot lots on the average. Okay.

Okay. Now, we're going to be going back to vote on Forest Park phase two, Forest Park phase one. We are not voting on the TBN right now. So, that'll be on hold. So, now we're going to go back to the electronic and vote on those two consent agenda items as one. Oh, you're very good. Gayen, we we had a motion for the agenda acceptance. So now you're right. We need a motion to accept these as they are. So moved. Do I And do I have a second?

We have a second. Kaylin, do you hear the people? Slatterie and Wessel or Kerr? It was Kerr. Okay. Now we have the vote. Motion for con to approve consent agenda passes. Nine yeses, zero nos. And sorry I did that out of order. You got me screwed up, Charles.

Okay, now we're back to the TBN Millennia Colleges Cottages. And Charles, you had your question. Anything else that you wanted to do from there? Well, to when to start construction, I guess that's irrelevant is kind of when they get it get all their act together. But I was more concerned about when the community center is going to be up and operational since it's the primary amenity for the whole area. And I'd like I think it should be open or substantially completed by this time they start getting occupancy permits on the cottages. And my question was, can we condition that on the site plan that they have it ready when they start occupying the cottages? I think in this situation um uh commissioner you can mostly because this is in a planned development. If it wasn't in a planned development that might be a little bit little bit different on the conditional. Um I think it's just finding that right mix and maybe the developer uh can address what will work for them. uh but uh finding that right mix of at what point uh would the trigger be uh for the substantial completion of the amenity center uh in the de in the development.

So do we need to trilogy if you'll step back up. I heard your statement that your intent was to have it substantially complete before you accept your first lease. Do you still stand to that statement or

one thing we don't we don't have finished construction plans yet. So without knowing how long that process is obviously we're moving very rapidly with the civil work. So that's why we're not phasing it. We want to do all of the civil work so that we're able to do all of the construction work um in some kind of obviously an orderly fashion. We're obviously not going to start building a cottage here and a cottage down there. We're going to move and gravitate towards it. It's to our benefit also to to have a community center, but so the commissioners aware, we we gladly uh kept the the Conway Twitty mansion. We renovated it already anticipating that we would have an opportunity to be able to have our management offices and some of our uh amenity places in there. Some of the amenities are not inside the community center. They're outside of it. For example, the pickle ball courts are going down closer to First Baptist. We're going to do those along with our civil work because we we're looking to have a a very collaborative uh relationship with the seniors there and our seniors and we've actually talked with the pastor Bruce there about uh collaborating so that they'll help to organize that and us to be able to have the leagues and whatever is going to go there. Uh the same thing goes with the pool. The pool's going to be part of the amenity right off the bat. uh when it comes down to the overall structure uh it it's a 16,000 square foot structure versus cottages that are you know be 800 to,200 square ft each uh on or duplexes I should say. They're about 2400 square ft each. So we would ask your consideration that you cooperate with us to be able to move it as fast as we can and get it done. Um but it would be a

bit restrictive to just say open that first and then go forward. Um you know time is money, money is time and we are stewards of the Lord's money. So we'll do what you wish but we would ask you to have a little bit of consideration for that because our goodwill has already been shown. We we move forward on the mansion. Everybody wanted it. We did it. U we it's some of you have walked through it. I think we did it to excellence. We intend to do everything to excellence and we're going to move on all facets of it at the same time. We're not going to hold back. That's construction will start as soon as we get a construction permit. I thought originally the cafe was in the community center, but I see your cafe is down next to the pickle ball courts. Is that cafe for your residences or is that a commercial cafe within your development? the the the community center is going to have a cafeteria in it along with a full kitchen for our independent living uh uh residents. And of course, they're going to be able to sign up and go there as often as they like. And then it's also going to be open uh for community visitors to come in, which is the entire tent of that community center is to literally be open in some ways for the community to be able to use for meetings. Um, we've already arranged and and and talked and we haven't, of course, we haven't I don't think we'll have to put it on paper because we're all we're working for the kingdom, the First Baptist and us. Uh, we want to be able to have a chapel in there that they'll help us to to man. Uh, we're not going to restrict the chapel just to our residents. And that's the kind of a community that we're looking to do with that community center. So, uh, it it's it's just going to take longer to build it. It's it's a much more intricate facility. It has glass. It has other structures. There's

going to be lead times on some of the steel. Many of you who are involved in construction, you know, you just don't get your steel in a month or two. That's great for your eating cafeteria in the community center, but I was asking about the cafet cafe down by the pickle courts. I'm not aware of uh of that. Is that going to be open to the public for cafe services? No, that that is just another amenity to the center itself only for the the residents there. So 2200 square foot cafe.

Yeah. And it's going to be used for other uses. I I don't know the specifics. It's called a cafe on the plan. Um they are going to have like a coffee bar in there for the residents. Um and some other just office uses. It's not open for the public for commercial use. No sir. Not open to the c general public for commercial use. Correct. Okay, I'm done. Okay, Commissioner Kerr, uh, just really two questions and thank you for the the update. Yes.

U, and I know this development went through several different versions, uh, from beginning to end. Did we end up in land where it's only independent living and 55 and above living or is it all just independent living? No, it it's senior restricted 55 and above independent living. Okay. So, we did not change any of that to go to assisted living with any of the units? No.

Okay. And and second question, maybe this is for for Tim Timothy. Did the design of the cottages Did it pretty much stay the same through the whole process? What I'm looking at here looks a little different than what I looked at at first, I believe. So, is it relatively close to where it was what we approved? So, the um with the I believe the preliminary development plan, they provided some photos um not of what would be proposed here, but this the photos were illustrative of the general level of quality that was to be expected, the materials and

Right. Right. Um not that not that what they were going to actually have would match that exactly. So that got approved with the with the development plan. Then with the site plan, they they initially presented some um some cottage elevations that weren't to this level. They were they were much more basic than this. Um and then through the process um we worked with uh Mr. media and his architects. And this is a um an improvement on what was initially submitted. It's not the exact same thing as what you saw with that final development plan. Um it's it's a different product, but we feel like the the mixture of materials and the wall articulation, the windows, um just the overall design features that are in these cottages that it is uh equal to similar to u what was approved with the the FTP. That's what I was looking for. Thank you. And with those corrections uh that they've agreed to on staff comments about specific elevations. And if you go back one, so that one at the bottom right, uh there's changes to that they've agreed to to make uh to that because that that doesn't quite meet the staff's expectation. And so we had several of those things you can see in the staff report uh that were particular things they're going to need to uh continue to work with staff on uh to get those those issues resolved. So, and and I might just I might just mention that the process of when this got approved uh for the uh preliminary uh for the um combined development plan originally, I think originally the planning commission did not recommend approval, but it went to Bulma and then Bulma set the conditions and then Bulma did not set a condition of phasing or you know that particularly this had to be done before this got started or this

had to be finished by the time you know occupancy occurred. They didn't set they did set some some conditions but those were not uh conditions that would be set and those typically would be in a plan development conditions would typically be set at the plan development uh stage. But it's a unique situation uh here commissioner because this is this is not one that the majority of the planning commission at that time necessarily recommended approval for. So I kind of wanted to kind of kind of wanted to clarify uh clarify that a little a little bit. I I would point out that with a development like this, our typical process would be before the first unit gets an occupancy permit, if there are amenities that are common to those units, as well as infrastructure, anything that's not complete, there's a shortity that has to be put into place to cover the completion of those. would expect it, you know, when the first UNO comes along that that community center would be would be in some stage of of of completion, but if it's not complete with that first UNO, there will be assurityity that that covers not just that, but any other um you know, essential features like if the pickle BS pickle ball courts are complete, that's a that was a promised amenity that's that's integral to the overall development that would have to be covered by the So, um we would we would evaluate what's incomplete as of that time require assurity be posted before those units start to be occupied.

Yeah. And like um like what Timothyy's saying, all these amenities associated with this particular development, we're looking at it just like a pool amenity for a residential neighborhood. So, like when we were talking about Forest Park earlier, uh in the um one of the things that they're going to have, I think maybe in the next phase is going to be where the amenities are with the pool house and all of that. And uh that'll be something we'll get shy on. Uh because we don't want, if everybody remembers what happened at Fountainbrook with that pool, finally got it built. But years ago uh uh the the city did not require shity for amenities like pools and uh and so the lesson learned from that is uh we do get uh shity for all amenities.

Commissioner Wessel. Yes. U my question has been answered to a certain degree but I want to know is there a time frame where we will get the actual exterior elevations that represent the finishes and I mean the exterior finishes so that we'll know exactly what it is uh because now we have this rendering plus we had a previous and I just want to make sure I have a good understanding of what's going forward and what's actually being constructed. So I can speak to that. Okay.

Um so we act we have given them direction as to what we expect on these. I think there's three two two or three cottage units that need some um additional features, stones, things like that. So once they get approval from the planning commission, um they will follow up and sub do another another submitt of their entire site plan and incorporate all comments that are in this staff report. Okay? Plus anything that comes out of the planning commission. Staff reviews that and make sure that they're in compliance with those requirements. as to these particular changes. Those are in the staff report. You might not be able to actually read the markups, but they're here, but what's expected of each of these units. Um, but we'd be happy to provide the the end product to you, email that to you standard.

We can do that. Thank you. Just standard exterior elevation of what it will be. Sure. Thank you. Okay, that's all. All right. Any other commissioners questions, comments? Okay. Since we are finished with that, do I have a motion to accept it as with all the staff comments? And then Charles, did you want to add anything to the staff comments? I know you asked a lot of questions. I think uh Keith has kind of indicated that we can't condition it at this point as far as the amenity. And all right. So, you'll accept

you'll accept the staff comments as are them. All right. Do I have a motion? I'll make the motion to approve with all staff comments.

Okay. Do I have a second? We have a second. Now, we'll do it by the electronic vote. Motion to approve TBN Millennia Collegages site plan with all staff comments. Passes with seven yeses, two nos.

Thank you, Kaylin. Thank you for your time. Thanks y'all. Much appreciated. Next thing we have is the others and this is Cornerstone Hender Cornerstone Church Hendersonville, Tennessee District Council of the Assemblies of God Annexation Reszone. The owner is Cornerstone Church, Nashville, Tennessee, District Council of the Assembly of Gods. Location 1402 and 1410 Kingdom Way. Parcel 145044.00001 000000 001 and 14548.03. Again, this is Caitlyn Shin. The applicants, Cornerstone Church of Nashville and Tennessee District Council of Assemblies of God are requesting a voluntary annexation into the city from Sar County for the properties located at 1402 and 1410 Kingdom Way, which are off Stop 30 Road just north uh the Vietnam Veterans. The parcels approximately total 22.38 acres. The properties are currently zoned residential or rural residential with Sar County and they do lie within our urban growth boundary. They are also found in our chapter 3 of our future land use and transportation plan as regional activity center. The properties are adjacent to the east side of the Windrest development which is zoned SR1 as well as uh the property to the excuse me to the south is mixed commercial. There are currently offices and a church with parking areas located on the properties. No additional developments

are proposed on the two parcels and the annexation would be with an office reszoning. There are no plans to connect to any streets and the plan of services for an annexation has been prepared and is included in your staff report. Okay. Any commissioners have questions? comments. Commissioner Kerr. Yeah. Quick question. Um, who who's representing Cornerstone here? Okay. Make sure I know who I'm asking question to. Alan Jenkins, board of directors, Cornerstone Church.

Yeah. Thank you. Uh, what do you plan to do with that property? Why are you wanting to annex that?

We don't really have any development plans. What we want to do is get it into the city so that that office designation, the city has the opportunity to continue to do what you do from a zoning standpoint. You know, we don't want to see uh highdensity commercial or high density residential that close to the neighborhoods that are already there and the church. We believe that's in line with what the city would like to have. So, it just makes sense to go ahead and get that moved in so that sometime in the future, should something uh decide to happen with part of that land or whatever, then those things are already in place and that battle can be had with a developer or whomever wants to do something on that property.

Great. So, you you have no plans at this point to to put in like housing units or anything to that nature? Okay. No, sir. and no commercial product I mean uh property. You're not going to be selling any product on that property at all. It will be all church property and correct maintained as such. Yes, sir. Okay, great. Thank you. Any other questions? Commissioner Hardwick. The I mean it's 22 acres surrounded by residential.

Yes, sir. So, if if you wanted to do some type of camp back in there at some point, like a church camp or would that be allowed under an office designation? I mean, I'd have to look into that. I don't believe I don't believe in office that it that it would. Um, but there's there's other things. They don't have any plans for for that that I'm aware of, but there's other things that church can churches can extend upon property that they own that fits their mission. So, it's possible that there could be certain federal and state exemptions that might open doors for something like that that zoning may uh not necessarily directly allow. So that's that's about the best the b best answer uh for that.

I I guess I'm just I understand wanting to bring it into the city. I guess I'm just curious why office why you want that zoning because being a a commercial real estate broker, you're never going to develop that as office space. Well, and we're not really interested in the development. We're in the you know the people business. Insurance business. Yes, sir. But if you ever wanted to sell it at some point in the future, you've you've really handicapped yourself. I mean, I'm not going to oppose it tonight. I think it's great to bring it into the city. I'm just curious why that zoning and you're really handicapping that property when you do that.

Yeah, we just felt that would be the best lateral move from where it is today and what the city's long-term plans are for that area. uh because you know what we don't want to see is a large office complex or multi-story you know hotel or apartment complexes or those kind of things uh you know low density residential or lowdensity commercial you know if we want to be a community impact as a church then things like a coffee shop or a local you know pizza place or a daycare or some of those kind of things would be what we would see in the future but again we don't have any development plans it's just us kind of thinking through what would be the best uh you know, at some point if we look at doing something with the property, as you mentioned, it would probably be to to carve off some of it for some future use for someone else to develop, uh, or whatever the city needs might be, but we don't have any plans for it.

I guess I'm curious why you think the city would want that to be office space. I mean, clearly there's office space on the other side of the Vietnam veterans. I just Oh, it does not Yeah, I might I don't understand it, but Yeah, I'm going to vote for it.

I might jump in there. Uh this is in compliance with the city's future plans. I totally understand uh what you're saying, Commissioner. Uh but this actually is in line with our future uh land use plan. Uh and pro and probably, you know, they they actually from the get-go when the church started talking to me about this, they said clearly, hands down, they don't want to do anything residentially. And actually, you know, I'd let them know that, you know, if there was a residential component to that, first, it wouldn't comply with our future land use plan. So, that would be a challenge. Plus, uh, there wasn't really a big appetite, uh, necessarily to bring in more residential, you know, property maybe within that, you know, particular area. So, you know, for them to be into the city and then especially, you know, there's um um I don't know that this is their motivation, uh but the difference that fine line that separates the city uh uh from the county and the level of services, especially uh public safety services are significant. uh you know, especially when you've got an assembly use or an office use that the other property, the council uh has there in the front building, uh is pretty significant. Uh just those uh having access uh to that high level um intense public safety of being inside the perks of being inside the city limit. So, uh you know, I would think that probably comes to play. I would say as well in this annexation there is there are no roads included. So none of those roads would be things that we're taking over the maintenance of. They would continue to be county roads and private uh private roads at this time.

Commissioner Silkwood.

Thank you, Mr. Chairman. And uh Director Free actually kind of brought up a little bit of what might be one of my only real I guess hesitations with annexing this in which is if you all did decide to develop this and have it underneath the church at some point office space whatnot. Um you all are property tax exempt and so you're not paying property taxes to the city yet there's an expectation and there is a set level of services that must be provided. Excuse me. So, that's a little bit of a hesitation on my part. Um, I'm a little bit with Commissioner Hardwick. I feel like there's a great unknown, like there may be some nebulous plan out there that no one is putting forth, and I just am having a hard time wrapping my head around why you would suddenly want to be annexed into the city. Um, and again, that property tax exemption hesitation with the services as well.

Sure. And understand that again, you know, our long-term plan is to grow the church. you know, if we did something on the property, it would be whatever would be necessary for the growth of the church. You know, a a larger sanctuary, another kids space, something to facilitate weekend church attendance or functions that were directly uh involved in what the community needed in that area. So, I can't speak for what completely the future holds, but as far as the current board of directors and our plans as Cornerstone Church, which launching this campus in Hendersonville, is to maintain the property, have a great relationship with the city, and just continues to to have some cohesiveness there. Um, in the future, you know, we've got 20 acres, we don't need 20 acres. What that looks like in the future, we don't know. But we're we don't want to hesitate on or not hesitate, we don't want to hold back on um what our development might be if we needed larger building, larger gathering space, that type of thing. So, we really don't have any plans because we need to see what the Lord's going to do in the next, you know, 5 10 years first before we really, you know, take this to the next step. But at some point, we don't need all that land. we could conceivably see something coming down the road, but it's not something we would want to develop or be a part of because we don't want to be in the in the retail business. So,

any other questions, comments? If we don't have anything, then I'll entertain a motion. Do we have a motion? I'll approve the motion. So what are all the steps that I need to say

probably uh to uh uh to recommend uh the plan of services uh and for annexation and the reasonzoning to office uh with the findings of fact that it is compliant with uh the uh the city's future land use plan. So I make a motion to approve with the office zoning designation that it is in line with the future land use plan of the city and with the what is the listed plan of services and with the listed services plan services that go with that designation.

That's correct. I'll second that motion and now we'll do the vote electronically. Motion to approve the Cornerstone Church and Tennessee District Council of Assemblies of God annexation and resoning passes with eight yeses and one no.

Thank you, Kaylin. All right. Next on the agenda is resolution 26 2026-01, a resolution recommending the acceptance of the completed streets in Durham Farms, phase 4, section 35B, Hendersonville, Sumar County, Tennessee. I can do this, Mr. Chair. Okay. And Commissioner Free, go ahead. I mean, Director, that's okay. It's okay.

I demote you every answer to just about anything. Uh but uh this is uh the last section of streets uh to accept in Durham Farms. This is phase four. This is kind of on that back side. If you remember, the estate villas uh is where that's located. It's on the back side of that. So this will be the last uh portion within that area. And actually at this point uh I believe unless something happened different today uh we only have one uh building lot left in Durham Farms that has not already got a permit uh to construct. So um that accelerated actually a little quicker than we thought. Uh we thought it might go another two years. Uh and it's accelerated very quickly here over the last uh last couple of years.

Any questions for anyone? All right. Do I have a motion? Do I have a second? Second. All right. We have a motion. We have a second. Did you hear that, Kayla? Okay. I have Slatterie as second. Or was it Wessel? It was Slattery. All right. Now we'll vote electronically. Motion to approve the resolution for street acceptance of Durm Farm section 35B. Passes with nine yeses.

Okay. Next is staff level projects approved. I won't read all of these. Anybody have questions about anything specific you'd like to ask director free? I just have a curiosity. Go right ahead about the Jackson town homes. Is phase 2 marketkedly different than phase one in its alpine approach to the street?

It it is the uh stairs have been removed. Um the uh the elevations for this uh back phase uh they are comparable to the quality of what's in the front with the exception of the uh humongous staircase that's right there. So, and some of the issues that we had with how far it went out. Uh, so, uh, everything looks in order. We'll see if everything continues to move forward. Uh, but it looks like, um, it looks like that it pro probably will and we'll finish the construction back there. Thank you. All right.

I have expressed my concerns about Jackson Town Homes to the staff today.

Yes. Um, they did take away the steps. Um, I realize it's difficult to make lemonade out of rotten lemons, but uh, it's better. I agree. But it looks like a brricked box with garage doors would be comparable to Tire Discount or Christian Brothers. auto, but they're brick. They did say, I understand, that they would have another meeting before construction or during the beginning of the construction as to when they would do the landscaping that goes with that project. And I asked the staff today if I could be involved with that meeting on when they're going to do the landscaping. And I have been assured that they have not changed the drainage.

They've not changed the landscaping. Mhm. And they've not changed anything else. And they damn sure hadn't moved that light pole yet that's supposed to be underground. Yeah. And I would love for the opportunity for them to come back before this planning commission for some reason. Yeah. But I understand what the staff has done. I I support the staff, but I would like to be involved with any plans on when landscaping

is done in coordination with the development of phase two. Yes, we can definitely we can definitely share that uh share that with you as as it as it unfolds. Uh but one of you know one of the issues we wanted to make sure because it is a complicated situation in the sense that the remaining part of phase two that the amenities are still would still be constructed and controlled by the phase one developer for the front and that this developer that's building the homes uh would just be doing the actual homes because it's a horizontal property regime uh kind of kind of a deal. But so part of our concern was making sure that the homes don't does do not get built and then we're sitting there without the uh buffers being properly put in. So, uh, we're working with them to make sure that we group, um, the buffering with the grouping of homes so that as it develops, making sure that that initial buffers, you know, are are there in case something happened that the front part of the rear were was constructed and then the back part, you know, didn't get built. So, we're we're trying to make sure that that that occurs, you know, plus we want to make sure that the buffer goes in uh while the as the development's moving forward, not necessarily the buffer all put in at one time before the development and then you know not uh not properly maintained uh throughout that. So, we're looking to do that with shies in those groupings. So,

but there is no there is no buffer on the side away from Stonybrook subdivision because the existing vegetation is the buffer on that side. That's correct. So, they will not be installing any buffer there. It's the buffers that are joins subdivision and there is no buffering between them and the railroad tracks either. It's just with Stony Brook subdivision and that's the ones little bit I personally am very concerned. Yeah, the ones with Stonybrook, I believe there are quite a few new plantings in addition to the trees that are on Stony Brook as a buffer. But yeah, there's there's more. We we'll share that with you. There are some on the east side, huh? There's some on the east side.

There's some on the east side and and the west side. Uh but uh so so we're going to we're going to we're going to make that lemonade out of uh out of that. So for for sure, but I I do while I'm while I'm landing on this, you know, and I brought it to your attention several times, but but one of the things that's very important as a staff is dealing with some of these things just like what we're talking about here is that leverage that we have, I mean, that that if they don't satisfy the staff, especially on some of these elevations, then you're going to have to come back to the planning commission. And so that leverage actually helps us get quite a bit done. Uh because in most cases, even if everything's okay, you know, they really don't want to go back to the planning commission and open everything back up. Uh so so just your presence and the possibility of Yeah. Thank you. Thank you, Michael.

So it's it's very helpful and it's very helpful in the process because what we want is excellence, you know what I mean? And uh so we try to do that at the staff level, but knowing the excellence that the planning commission has and we do this and we talk about this quite a bit at the staff when I'm looking at something and I'm we dealt with something not this issue but it was a separate issue that we were holding firm on that somebody was wanting to do something substantially less quality than what the planning commission had approved. And so, you know, what we share with them is, you know, you're putting a trust in us that we're going to make sure what you get approved that we get it built. If not this exactly the same, better uh or equal to what you what you've done. So, um and if and if they can't resolve that, then they're just going to have to come back to the planning commission that they get the issue resolved. So, but I appreciate your questions about that.

Commissioner Silkwood, you've been very patient. Thank you, Mr. chairman. Um, so this is not on the list, Director Free, but I'm asked about this literally every week, so I thought I would ask, do we know when Rio Bravo is opening?

It look I was going to say it looks like it's getting close, but no, it it is it's getting close. I don't have we don't have a specific date. Uh, but but it is it is moving moving close. And then at this point, we don't know what else is going in there, do we? Right now. No. So, at the other the other end, there could be a restaurant and there could be some other things. We don't know what that tenant is going to be uh at this time, but hopefully we'll know that here sometime soon, but but it it it is I was down there the other day and it is getting close. Uh and I'm sure they're ready to uh ready to be done with it. Uh but as most of you know because a lot of you deal with construction and some of the things that you're doing now or have done in the past and construction just it always takes a lot longer and it always costs just a little bit well it cost a lot more uh you know is what typically happens but we're we're excited to see that done and visually it's beautiful. I mean it's a it's a it's a beautiful building a beautiful strip center and it looks good. I like the way it approaches Bonita and I like the way it approaches the development existing development behind it. Uh so we we are excited to see that that open. Thank you, Commissioner.

Commissioner Wessle. Okay. My comment is back on the Jackson property and I don't have the history as far as that with the how the first development was put together, but I would ask on this one. I don't mean to be speaking out of turn, but I don't know how as far as with the elevations like on some of the current ones, the windows do not align. And I don't understand how that happened with review and different things with the developer and the builder. And I don't I'm not trying to be negative about it or throw stones about it, but I would like to make sure that the second phase of this has a better end product than what is there now. And I didn't know what is in place to help um assure that.

Yeah. One of the things, one of the things that we're going to do is uh especially on this one, we do for the most part on all of them is uh you know, we're out there early uh when the framing's going up and we're able to we're able to kind of catch in in some cases were able to catch something. Jackson Town Homes, for an example, uh you're you're not familiar with this, most of the other commissioners are. This was a situation with the first building that they built. I think it was a sixplex and the whole roof slope was in was not correct. Oh my.

So, uh, they had to take the whole roof off and the doors were not correct. So, they had to tear all that out and redo them and then later the stairs were not correct and they had to tear the stairs out on all of the all of the units. So, there's been been quite a bit, you know, on there with uh with this. So, it's been a it's definitely been a been a long a long journey, but we do when when there's site plans on developments uh and elevations, we go out there and look and we're pretty particular, you know, as we're looking to make sure uh that it's uh what was constructed. And we give a we give a little bit, you know, uh if there's just a little bit, if it's just about there, you know, uh but uh in most cases, it's it's exactly there. Uh so um uh but we we do confirm that. Uh a lot of other communities don't necessarily do that exactly to the level that we do it. But I think the the visual integrity of what we're approving is setting such a high bar. Not only do we need to approve things with a very high visual bar, but we've got to follow up and make sure that they're that they're built construct they're constructed appropriately. And if not, uh, then move forward with whatever corrective action that needs to take place to make sure that it it's done correctly. But that's that's a very good very good point, very very good question.

Okay. Thank you. Thank you, Mike. Commissioner Slatterie. Thank you, Mr. Chairman. And I will will add on to Commissioner Wessel's comments. I want to clarify what you said earlier about the amenities. It is the developer of phase one because as I recall there was the developer and then there was a developer that came in behind them to try to clean up phase one. Which of those is responsible for building the amenities out that are Who is that? Is it number one or number two of phase one? Which one is it, Kaitlyn? Yeah. the I think it's two I

think it's been the same developer with more partners with more partners. Oh, okay. But from what Yeah. The the your partner. Yeah.

Then my my only comment would be fool me once, shame on us. They got so out in front of their skis before anyone laid eyes on 17 or 13 steps depending on which unit you stood in front of. I would like to encourage our planning department to do much more frequent check-ins when they start working on amenities. I can only imagine how you screw up a pool, you know, water on the outside. I mean it truly I I I think there were a lot of lessons learned and what that developer felt there was freedom to do and and u without permission or oversight. So I would hope we we learned a lesson from that and we'll stay on top of it more closely as they go into amenities.

Good deal. Our God help the people using them. Thank you. Okay. Next we have the staff level projects pending. You see that list? Anybody have questions for Director Free or either of the planning staff? If not, then we'll move ahead to planning director comments.

I have none actually uh this evening. Uh I'm happy to answer any questions anybody has, Mr. Chairman, but uh everything is going I will just note while I've got a second here. Everything is going very well uh with the things that we're handling uh in the uh in the planning department working on several special projects uh and uh the workload of what we've got on the things coming in. Uh the meetings over the next couple of months will be uh will be quite a bit fuller than this evening's. Um we don't really necessarily see anything uh necessarily contentious in the horizon. Uh but there are some very cool things uh that you're going to be able to look at and you're going to be able to uh to uh add your vision add your vision to. Uh so this is going to be exciting next several months of things that you're going to you're going to be dealing with. Uh but other than that, I don't have anything else, Mr. Chairman. Thank you.

All right. Thank you. Do I have a motion for adjournment? So move. Do I have a second? Y'all want to stay here? Okay, we have a second. And all in favor say I. I. Any opposed? Thank y'all.