Franklin board approves annual zoning update after debate over floodplain rule and historic overlay

The Board of Mayor and Aldermen on Sept. 23 approved an annual update to Franklin's zoning ordinance after debate over a floodplain provision and an amendment to exclude a 54-acre city-owned parcel from a proposed historic preservation overlay.

Alderman Cole Baggett moved to reduce the cumulative time frame for the floodplain "substantial improvement" calculation from five years to one year and the board also voted to keep 54 acres owned by the city and utility district outside the historic preservation overlay. The ordinance passed on a 7-1 vote.

The change to the floodplain provision was the main point of contention. Baggett said the five-year window discouraged property owners and businesses in flood-prone areas from making improvements because many cannot afford or cannot find contractors for projects such as raising homes. He said the rule had "led to no changes in the flood proofing" and that "not any no homes because of voluntary reporting of improvements to homes and 0 have been been raised" under the earlier interpretation.

City staff and other aldermen noted that the Planning Commission had recommended a five-year timeframe. During the discussion staff also referenced the FEMA Community Rating System (CRS) and potential point impacts, with one staff member saying a change would not alter Franklin's CRS level. The board added a separate amendment, approved unanimously, to keep the city-owned 54-acre parcel outside the historic overlay so future uses would not be constrained by the overlay.

The ordinance as amended includes a range of annual updates beyond the floodplain provision: changes to signage rules (including halo illumination), canopy and projecting-arm sign guidance, flag policy for residential temporary flags, adding wrecker service use to the Light Industrial district, performance-bond clarifications, preferred residential streetlight types to address light pollution, and amendments aligning code language to state law changes affecting the board of zoning appeals and vesting periods. Staff said the Planning Commission had recommended the ordinance at its August meeting and recommended approval to the board.

Alderman Peterson cast the sole no vote on final approval. The board recorded the motion, subsequent amendment to exclude the city's 54 acres from the historic preservation overlay, and final passage at the Sept. 23 meeting.

The board set a public hearing date previously for related rezoning items included in the update. Staff said they would continue work on companion measures to help deliver floodproofing measures to homeowners and commercial property owners, including exploring permitting and construction pathways.