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Hendersonville adopts nine‑month moratorium on high‑density residential development after split debate
Summary
The Board approved a nine‑month moratorium on acceptance, review and approval of high‑density residential applications, citing the need to study zoning, impact fees and infrastructure; the measure passed 10‑2 after public comment both for and against the pause.
The Board of Mayor and Aldermen voted 10‑2 on Aug. 26 to enact a nine‑month moratorium on the acceptance, review and approval of applications and permits for high‑density residential developments within Hendersonville.
Proponents said the pause gives staff and elected officials time to study zoning, infrastructure and possible impact‑fee structures; opponents argued the moratorium would damage housing supply, discourage investment and could exclude projects already in the pipeline.
Public comment was split. Ash Seeley, a Hendersonville resident and young working‑age city employee, warned the moratorium would worsen affordability for renters and young adults who already struggle to buy homes inside the city. “Apartments and similar rental units are our only choice when it comes to affordable living inside the city limits,” Seeley said. Several other speakers, including David Lucky and Rob Cushman, opposed the moratorium on the grounds it would limit supply, infringe on private property rights and disincentivize investment.
Supporters — including Aldermen Burgdorff and Garza — said the city needs time to consider impact fees, infrastructure capacity and how new projects fit the Westlake plan. Alderman Collins delivered data showing a widening gap between local household income and the median house price: he said the average household income rose to about $112,000 while average sale price increased to roughly $626,000, creating a large affordability gap.
Alderman Evans and several others noted that multiple projects already vested or in process would have fallen under the moratorium list the staff provided. Evans read a staff exhibit naming projects: Willowbrook Phase 2 (265 units, ~16.76 units/acre), Anderson Park (192 units, 8.78 units/acre), Glenbrook Village North (297 units, 11.44 units/acre), Grace Place Ministries (42 units, 9.55 units/acre) and two smaller proposals (Hickory Bay Towers, 51 units; Lisa Drive, 12 units). He noted that some projects were vested and therefore not affected, while other pending applications would be paused.
After debate and a motion to call the question, the board voted to approve the ordinance 10‑2. Aldermen Collins and Evans voted no.
The ordinance directs staff to pause intake and review of qualifying high‑density applications for nine months while the city evaluates zoning, infrastructure impacts and possible fee structures. City staff emphasized the moratorium also covers certain assisted living and congregate care projects if they meet the density threshold described in the ordinance.
Supporters framed the moratorium as a temporary, analytical pause; opponents called for targeted reforms and faster, project‑level review rather than a blanket stop.
Votes at a glance: ordinance 2025‑14 — adopted on second reading (or as enacted by vote) 10 in favor, 2 opposed. The moratorium is effective immediately and will run for nine months unless the board acts to alter the timing.
Implementation notes: Staff will inventory pending projects for vesting status, prepare a scope for an impact‑fee study and present recommendations to BOMA during the moratorium period.
