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Hendersonville planning commission defers Caldwell Drive preliminary plat after neighbors raise flooding, fill and access concerns
Summary
Neighbors raised flooding, stream disturbance and traffic concerns for an 18-lot preliminary plat on Caldwell Drive. Applicant and staff said flood, wetland and hydrographic studies have been submitted; commissioners voted to defer the plat at the applicant's request so outstanding materials and plan changes can be provided.
The Hendersonville Planning Commission on an applicant request deferred action on a preliminary plat for 155 Caldwell Drive after residents repeatedly raised concerns about flooding, fill dirt brought onto the site, stream disturbance and access.
The plat from JLR Property Holdings LLC would create 18 lots on about 75.5 acres zoned Estate Residential (ER). Planning staff said all proposed lots meet the 1-acre minimum for ER and that the developer proposes 6 front lots along Caldwell Drive (one containing the existing home) and 11 lots behind, plus a farm lot with an existing barn.
Neighbors said construction activity already on the parcel had worsened flooding and altered a stream. “We were landlocked for two days,” resident Veil Langdon said, describing heavy flooding that used to require motorboats to cross Caldwell during a high-water event. Donna Hagan, who lives across the golf course, said sightlines and vehicle speeds on the approach from 12 Stones Crossing already make access hazardous.
Applicant representatives said a flood study, a hydrogeologic determination and other environmental work had been completed and submitted to the city and to the Tennessee Department of Environment and Conservation (TDEC). Engineer Andy Leath of Greenlee Design told the commission that the public works department had reviewed the flood study and that the design team had responded to review comments.
Commissioners pressed for documentation. Commissioner Silkwood said remediation of the stream and restoration of the stream buffer had not been completed to her satisfaction and that she would not support a decision until the work is finished and all studies are available to commissioners. Steven (public works) said the stream bank restoration plans remain under review and that a 60-foot stream buffer is shown on the plat; staff and the applicant are exchanging plans for revegetation and bank slope.
Staff noted other plan elements that need clarification, including the legal description, the equestrian easement proposed in perpetuity behind several lots (130-foot and 145-foot widths noted in staff comments), and how steep slopes where the easement begins will be graded and landscaped to limit visual and flood impacts. Staff also noted the subdivision lies within an AE flood zone, a mapped Special Flood Hazard Area.
After discussion the applicant asked the commission to defer so the engineering and flood documentation could be delivered and selected plan elements revised (notably the alley/rear-access alignment and easement limits). The commission voted by roll call to defer the application and to “freeze the time frame” of the application while the applicant provides the requested materials; the motion passed 8–0.
The commission and staff asked that the applicant provide: the complete flood study and hydraulic determinations already submitted to TDEC and the city; a clear definition, maintenance plan and legal instrument for the equestrian easement; grading details showing revised slopes (staff suggested changing steep 2:1 slopes to 3:1 where practicable); and a traffic/trip-generation analysis if city staff later requires it. Staff also asked the applicant to coordinate with the stormwater coordinator and the city’s engineer on detention, roadway elevations and final grading for Lots 12–16, which were not fully included in the current flood documentation.
The applicant said the development strategy is phased and that the owner intends to keep the existing farm and barn while selling lots over time; the owner said several lots would likely be developed later and that the farm is intended to remain in some form.
The commission asked planning staff to notify nearby homeowners’ associations when the matter returns to the agenda and to provide commissioners with the applicant’s submitted reports in advance of the next hearing.
Action: The commission deferred the preliminary plat application at the applicant’s request, 8–0. The deferral freezes the application time frame while the applicant submits additional studies and revised plans.
Ending: The item will return after the applicant supplies the requested flood, stream restoration and grading documentation and after staff and the applicant have revised the plat to address the commission’s comments.
