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Planning commission approves text amendment for HG Hill site on Columbia Avenue after applicant reduces hotel height
Summary
The commission unanimously approved a modified Envision Franklin special consideration for the HG Hill property at Columbia Avenue and Folk Street, allowing stepped-back third-story residential along Columbia and three stories along Plaza Street; the applicant reduced the hotel from four to three stories prior to the vote.
The Franklin Municipal Planning Commission on Sept. 25 unanimously approved a proposed text amendment to the Envision Franklin special consideration for the HG Hill site at the northwest corner of Columbia Avenue and Folk Street that allows a recessed third story along Columbia Avenue and raises the height allowance along Plaza Street to three stories.
Staff told the commission that the applicant revised the request after a joint conceptual workshop: the hotel proposal on the site had been reduced from four stories to three, and the applicant agreed to a minimum 10-foot stepback for a third story along Columbia Avenue. Staff nevertheless recommended disapproval of the amendment as submitted with respect to the Columbia Avenue height allowance, citing concerns about massing and a portion of the structure that could reach about 53 feet under the applicant’s materials. Staff did recommend approval of a narrower change—allowing three stories on Plaza Street adjacent to the police station—because it met the plan criteria.
Multiple residents and local real estate professionals spoke during the public hearing. Bob Bass and developer/neighbor speakers including Peter Shea, Tracy Hires, Coleman Aycock and Steve Bacon urged the commission to approve the additional height to make the project financially viable and to support quality design; they argued the incremental height would produce a more successful development on a difficult site. A nearby resident and longtime property owner opposed previous proposals and said she would continue to oppose changes to the site.
Applicant representatives said the design changes responded to commissioner feedback. Architect Mike Hathaway described the project as an extension of downtown and said the recessed third story produces a two-story street-facing scale while still delivering needed residential units. Applicant representative Greg Gamble and architect Hathaway said the third level would be set back 10 feet and provide usable outdoor spaces and that the hotel had been reduced in height compared with earlier iterations.
Commissioner discussion referenced the joint conceptual workshop feedback and the applicant’s revisions; several commissioners said the stepped-back third level and other changes adequately addressed earlier concerns about street-level scale. Commissioner Harrison moved approval of the amendment as submitted; a second was recorded. The roll call vote was unanimous in favor.
Staff clarified that the site is currently zoned Central Commercial with the Columbia Avenue Overlay District (CAO 1 subdistrict) and that the amendment to Envision Franklin would require a corresponding zoning ordinance amendment for the CAO 1 subdistrict if adopted. Because the applicant is not requesting rezoning to a planned district, future work would come forward as a site plan submitted for commission review under the existing zoning.
