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Franklin adopts annual zoning update after amendments on floodplain, building height and vape-shop rules
Summary
Franklin’s Board of Mayor and Aldermen adopted the city’s annual zoning ordinance update on Nov. 11 after adding amendments that shorten the floodplain cumulative window, add BOMA review for certain Columbia Avenue heights, and adjust vape‑shop buffer rules.
The Franklin Board of Mayor and Aldermen on Nov. 11 adopted the city's annual zoning ordinance update (ordinance 2025-25) on second reading after approving three substantive amendments recommended or proposed by board members.
Planning staff summarized the comprehensive amendment package, which included changes to sign regulations, allowance for certain wrecker services in light industrial zones, options for performance bonds for development surety, streetlight preferences to reduce light pollution, and several state-law-driven clarifications for the board of zoning appeals. Staff recommended approval at the public hearing.
During public comment, Kim and Brian Laster of Murfreesboro Road urged changing the floodplain "cumulative damage/substantial improvement" time window from five years back to one so homeowners can undertake small home maintenance without triggering costly elevation requirements. Brian Laster said a nearby home raising project cost $450,000 and warned that the five‑year rule could deter maintenance and force expensive retrofits.
Vice Mayor Baggett moved the first amendment to restore the one‑year cumulative period for floodplain improvements; the amendment passed 7–1. Baggett then proposed an amendment to the dimensional standards to allow buildings along the west side of Columbia Avenue (south of Plaza Street) to be eligible by development-plan approval for up to three stories when the third story is stepped back 10 feet; supporters said it preserves board oversight on a key gateway and passed 6–2. A third amendment narrowed the list of uses that trigger a 500‑foot buffer for vape shops (removing package liquor stores from that specific list and clarifying the regulation applies in heavy industrial zones); that amendment passed unanimously.
The board then voted to approve the zoning ordinance update as amended; the final motion passed unanimously. The changes take effect according to usual municipal adoption timelines and will be reflected in the zoning code and map updates prepared by staff.
Speakers (first referenced in transcript): Planning staff (Kelly) SEG 1142; Kim Laster (resident) SEG 1213; Brian Laster (resident) SEG 1254; Vice Mayor Patrick Baggett SEG 472.
Authorities referenced: ordinance 2025-25 (Zoning Ordinance Update); Franklin Municipal Code references within the ordinance text.
