Commission reviews Holly Hills preliminary plan; staff flags hillside protection, geotechnical and TVA easement constraints

Planning staff presented a preliminary plan for Holly Hills Subdivision (1521 Franklin Road), a proposed three-lot development on 19.35 acres in the Hillside Protection (HP) overlay. Staff said the parcel includes slopes of about 25 percent, and because the property is visible from lower elevations the HP rules require building envelopes, setbacks and tree-cover demonstrations to minimize visual impact.

Key points from staff: - The preliminary plan shows three lots sharing a single private driveway; each future lot must return for separate HP review when individual house plans are filed. - For HP parcels that are visible from lower elevations, staff required a 50-foot setback from the 25 percent slope for house envelopes; the developer reduced lots to three (down from an earlier five-lot concept) so houses can be sited without visibility from lower grades. - The maximum permitted building height in the overlay was cited as 52 feet; staff required renderings showing trees in winter conditions and asked applicants to demonstrate compliance with the HP coverage requirements (75 percent coverage even under winter conditions). - Geotechnical concerns: the applicant’s soils report noted shallow soils and colluvial deposits, prompting staff to say more detailed geotechnical studies will be required for each lot and that grading permits and engineered foundation designs will follow HP approvals. - Utilities/easements: a Tennessee Valley Authority (TVA) easement crosses the parcel. Staff said TVA approval is required for work in the easement; buildings are not permitted in the easement but driveways are typically allowed with TVA consent. - Fire safety: staff noted that all three houses will be required to have fire sprinkler systems because of HP restrictions.

Commissioners raised questions about visibility, foundation design and whether the proposed houses would be visible from Franklin Road and Holly Tree Gap. Staff responded that the current building envelopes and elevations are intended to avoid visibility from lower elevations but emphasized that individual lot reviews (including geotechnical studies and grading permits) remain to be completed and will determine foundation approaches.

Outcome and next steps: The transcript documents the preliminary plan presentation and an extended technical discussion; it does not record a final vote. Staff said the application will return in subsequent reviews as individual lots advance toward grading and building permits. Additional geotechnical reports and engineered site plans will be required prior to issuance of grading or building permits.

Why it matters: The HP overlay requires additional checks to protect steep slopes, tree cover and visual impacts; the soil and slope constraints noted by staff could affect constructability, foundation design and future grading activity on the site.