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Commission approves three-home ‘horizontal property regime’ at Donna Drive amid parking and siding debate
Summary
The Planning Commission approved construction of three single-family homes under a horizontal property regime on Donna Drive in a 6-2 vote. Commissioners and residents raised concerns about on-street parking and a late materials substitution request; staff noted vinyl siding is permitted under recent state statute changes.
The Planning Commission voted 6-2 to approve a developer’s plan to construct three single-family homes on a 3.34-acre vacant lot at the corner of Donna Drive and Walton Ferry Road under a horizontal property regime (HPR). The approval includes building elevations that meet a 35 percent brick-or-stone material requirement and site improvements including sidewalks and street trees.
Why it matters: the proposal replaces a single vacant lot with three homes in a multifamily-zoned parcel, raising neighborhood concerns about parking, frontage and the visual impact of clustered housing.
Planning staff explained that the property is zoned multifamily and that HPR — a state-authorized ownership regime — allows multiple individually owned units within a single lot. Planning Director Freer said HPRs are allowed in multifamily zones and that the city regulates bulk standards to ensure the units meet setback and spacing requirements; staff noted the development must meet bulk rules such as an effective 16-foot distance between houses where an 8-foot setback from an imaginary lot line is required.
Owner Michael Barnes told the commission he agreed with staff comments but had asked to substitute vinyl siding for the specified Hardie board for cost reasons; staff and commissioners discussed the change. Director Freer noted Tennessee state law had constrained local material restrictions and that, in some limited cases including single-family units in multifamily zoning, vinyl siding is permitted by right.
Commissioners and the public raised parking concerns. Each three-bedroom unit includes two paved parking spaces; commissioners said two spaces per house without garages likely will result in on-street parking along Walton Ferry Road. Commissioner Silkwood and others said the ordinance may need revisiting to address edge cases in which lots develop more units without adequate off-street parking.
Commissioner Altaizer moved to approve the site plan and elevations as presented with the Hardie board material (the applicant had said he would accept the Hardie board), and the motion passed, 6-2. The record shows the applicant agreed to staff comments and that the required landscaping, sidewalks and brick percentage were addressed on the plans.
What’s next: staff will finalize plan details and ensure documentation for the HPR covenant. Commissioners asked staff to examine residential parking rules and bulk standards during an upcoming zoning ordinance review.
