Planning commission recommends annexation of 32.8-acre Crestwater site for 61-home subdivision amid traffic and stormwater concerns

At a meeting of the Hendersonville Planning Commission, members voted 5-3 to recommend that the Board of Mayor and Aldermen approve voluntary annexation and rezoning of a 32.8-acre property at 1765 Avant Lane to allow a 61-lot single-family subdivision under the Mixed Residential Planned Development (MXRPD) district. The applicant, Century Communities (represented in the hearing by Kimberly Horn and consultant Josh Roland of Kimley‑Horn), also proposed dedicating 5.36 acres of playing fields and a gravel parking area to the city.

The recommended plan would rezone land currently classified as rural residential in Sumner County and located in the city's urban growth boundary. Planning staff told commissioners the proposal calls for 61 single-family lots with minimum lot sizes of 6,600 square feet, sidewalks and street trees, a four-foot fence along Avant Lane and no driveway access from Avant Lane for lots fronting that road. Staff said letters from utility providers are on file confirming capacity for gas, electric, water and sewer service.

Why it matters: Residents who live in adjacent Durham Farms and nearby neighborhoods urged the commission to pause the annexation until major off-site road and stormwater projects are completed. Speakers said existing congestion and repeated flooding in the Drakes Creek corridor have made travel and drainage hazardous; developers and staff said the project includes public benefits intended to mitigate local impacts.

Residents' concerns and developer response

Several residents who live next to or near the site urged denial or postponement. Mark Evans, a 33-year Hendersonville resident who said he represents BOMA at times, told commissioners: "We cannot consider any new homes in this area until the roads are improved greatly." Chris Puckett, who said he lives directly adjacent to the site, said: "Growth must be balanced with the realities what our local infrastructure can actually support." Gary Dies and other speakers described erosion and repeated flooding on Drakes Creek and said retention and stormwater systems serving Durham Farms were sized for far fewer homes than currently exist.

The applicant and staff repeatedly pointed to the project's alignment with the city's future land‑use plan and to off-site benefits the developer proposes. Planning staff reported the development would preserve about 60% of the 32.8 acres as open space and dedicate 5.36 acres to the parks department for practice fields and a gravel parking area; staff also noted the applicant has agreed to construct curb, gutter and detached sidewalks along its frontage. Consultant Josh Roland said the developer would "pave the parking lot," provide a walking trail connecting the neighborhood to the parkland, and offer a voluntary $3,500 impact fee per lot to help pay for traffic improvements. Roland told the commission the applicant estimates the project would generate about 640 average daily trips, roughly "less than 4% of the overall traffic volume" in the wider Durham Farms/area he described as roughly 1,850 homes and nearly 15,000 average daily trips.

Stormwater, flooding and timing

Several speakers, including longtime residents who described historic creek erosion and repeated flooding, urged that the city and county strengthen stormwater requirements before adding more homes. Gary Dies said parts of Drakes Creek have lost "30 feet of land" to erosion and that Durham Farms' retention was built for 600 homes but now serves about 1,200. Tricia Langan, who identified herself as an eight-year Durham Farms resident and a retired senior city planner, spoke specifically about traffic and asked what, if anything, the developer intended for Avant Lane: "Does that mean the road's gonna be widened with this project or anything's going to be done with it?"

The applicant responded that it will widen the pavement section along the project's frontage, add curb and gutter, install a detached sidewalk and match decorative fencing so the new segment will align with existing Durham Farms character. Staff and the developer said required stormwater controls and detention would be installed to meet existing city and state standards and that the proposed homes would be built outside the hundred-year floodplain; the applicant said it would capture site runoff in detention ponds and release at historic rates.

Public benefits and limitations

Besides the parkland dedication and paved parking for the rugby fields (the developer estimated roughly 50'60 additional spaces), the applicant said it will construct street improvements for its frontage and pay the voluntary $3,500 per-lot contribution at building permit. Staff noted the allocation and use of any voluntary fee would be determined through BOMA or other city processes; as a planning-stage commitment, the money is not yet earmarked to a specific project account.

Commission debate and vote

Commissioners questioned traffic impacts on Stop 30, Drakes Creek Road, New Shackle Island Road and Old Drakes Creek Road and asked whether the proposal's density was appropriate given recent moratoriums and discussions about impact fees. Alderman Eddie Roberson, who spoke during public comments as chairman of the city's capital projects committee, urged a pause, noting several road designs were underway and the city had recently enacted a moratorium on high-density development to allow time for infrastructure catch-up.

After discussion, a commissioner moved to recommend approval of the plan of services, annexation and comprehensive development plan to the Board of Mayor and Aldermen, with staff findings of fact and with item 4 from staff comments removed per the applicant's request (staff had suggested a particular garage-door configuration). The motion also noted the applicant's voluntary commitments including parkland dedication, paving the rugby parking lot and the $3,500 per-lot contribution. The commission's electronic vote passed 5'3; the transcript records "Motion to approve, pass with 5 yeses and 3 no's." The commission's recommendation now moves to BOMA; final annexation and zoning decisions rest with the Board of Mayor and Aldermen.

What remains unclear or unresolved

- Final timing and funding for major off-site road improvements cited by residents: planners and speakers referenced design work for the Stop 30/New Shackle Island intersection and a Drakes Creek/Stop 30 project the public record said could start design in 2026 with construction taking two to three years. - How voluntary fees will be administered and whether the $3,500 will be legally constrained to specific road or stormwater projects; staff said BOMA could set how such funds are used. - The precise number of parking spaces the paved rugby lot will provide; the applicant estimated about 50'60.

Ending note

The commission's vote was advisory. If BOMA accepts the recommendation, the annexation and MXRPD zoning would allow the applicant to move into more detailed plan and permitting phases; staff and the developer repeatedly noted those later phases carry required traffic and stormwater studies and additional reviews before any building permits are issued.