Franklin Zoning Board Weighs a Hillsboro Road Golf Center Appeal and a Lancaster Drive Home Variance Nov. 5
Franklin's BZA meets Nov. 5 at 6 p.m. Central on the Hillsboro Road golf-center appeal and Lancaster Drive setbacks. The agenda lists conflicting email-comment deadlines.
Franklin's Board of Zoning Appeals has two cases on its agenda this Thursday. Both turn on a basic question: how much can you build, and where?
The board meets Thursday, Nov. 5, 2026, at 6 p.m. Central at the Eastern Flank Event Facility. It will hear an appeal over a planned golf performance center on floodplain land at 1155 Hillsboro Road, and two setback variance requests for a new house at 123 Lancaster Drive.
1155 Hillsboro Road: golf course or active recreation?
The property at 1155 Hillsboro Road is zoned Agricultural. The applicant, Greg Gamble, is proposing a new project there that is already in the city's development review process, including a development plan and a rezoning. City records list the owner as Anderton Family Management.
The plan calls for a 9-hole golf course and a golf performance center. Most of the property sits in the Floodway Fringe Overlay (FFO) and Floodway Overlay (FWO). The applicant also wants a canopy structure for the performance center, located in the FFO and outside the ten-year flood zone.
Why the label matters
Franklin's zoning rules treat these two uses differently in the floodplain:
- Golf courses are allowed in the FFO and FWO, but not with permanent structures.
- Active recreation facilities are also allowed, and permanent structures are allowed in the FFO if they sit outside the ten-year flood zone.
If the center counts as part of the golf course, the shade canopies cannot be built. If it counts as active recreation, they could be.
The city's decision
Shanna McCoy, Franklin's Director of Building and Neighborhood Services, issued a zoning determination letter on Sept. 24. She found that the Golf Performance Institute at The Banks of Brownland most closely matches a driving range used for golf practice and training.
Franklin's ordinance defines a golf course as land laid out for golf with nine or 18 holes, each with a tee, fairway and putting green. It adds that golf courses typically include a clubhouse with a restaurant and a driving range. The ordinance does not define "driving range" on its own, so staff used the ordinary meaning of the term.
The city's ordinance defines a golf course to include a driving range. So McCoy concluded that the performance center is part of the golf course use and not a separate active recreation use.
The applicant's argument
In a Sept. 25 letter to the city, Gamble wrote that the Golf Performance Institute is the main use on the property by area. He described the nine golf holes as "accessory" and smaller. He argued that the shade structures belong to the driving range, not the golf course, and that no permanent structures are planned for the course itself.
The letter says the facility would include a pro shop, a café for hot dogs and burgers, restrooms, lockers and employee office space.
City staff did not take a side. Because this is an appeal of a staff decision, staff made no recommendation for or against it.
123 Lancaster Drive: two setback requests
The second case involves a new house planned at 123 Lancaster Drive. The lot is zoned R1 and is in the Central Franklin Overlay. The applicant is Tim Turner, and the owner is Breean Hewitt.
The subdivision plat sets 15-foot side setbacks and 50-foot front setbacks. The proposed house would go 5 feet into each.
The two requests at a glance
| Request | Platted setback | Requested | Staff recommendation |
|---|---|---|---|
| Side yard (Virginia Court) | 15 feet | 10 feet | Approve — all criteria met |
| Front yard (Lancaster Drive) | 50 feet | 45 feet | Disapprove — criteria not all met |
Source: City of Franklin BZA staff report and applicant letter.
Why staff split the decision
On the side setback, staff found the lot's shape is unique because of the curve of Virginia Court and its corner location. Staff said a strict reading of the rules would make it hard to build the home with an attached garage.
On the front setback, staff saw it differently. The lot is not unique along Lancaster Drive, and staff believes the house could be slightly altered to meet the rule. Staff also noted that other lots on Lancaster Drive have a 50-foot front setback, and many are about the same size or smaller.
The applicant's case
T2 Engineering, writing for the applicant on Oct. 16, said the lot has a 9,000-square-foot buildable area on paper, but the right-of-way and setbacks squeeze the building space. With a 45-foot front setback, the house would still sit an average of 60 feet from the paved road. The letter also says a similar variance was approved for 127 Lancaster Drive across the street.
What the board decided in October
The board will also vote on its Oct. 1 minutes. At that meeting, it approved variances for church parking at 1213 Country Road 5-0, and a 12-degree building orientation variance for three buildings 4-0. It also approved three retaining wall variances at 1316 Buckingham Circle 4-1, even though staff had recommended denial, with Board Member Smith voting against. That wall had been built without a permit.
Dates to know and how to comment
- Wednesday, Nov. 4, noon: Deadline for emailed comments to planningintake@franklintn.gov.
- Thursday, Nov. 5, 6 p.m. Central: Board of Zoning Appeals meeting, Eastern Flank Event Facility. You can also watch on FranklinTV, the city website, Facebook or YouTube.
What it means for Franklin homeowners
Setbacks shape what you can build
Platted setbacks can be stricter than the base zoning. If you plan to rebuild, add on or sell a lot for a new home, check the plat first. A buyer who wants to tear down and rebuild will look at the same rules.
Floodplain rules affect land value
The Hillsboro Road case shows how overlay districts limit what can be built near water. If your property is in a flood overlay, know what is allowed before you list. For local pricing, see How fast do homes sell in Franklin, TN? and What does it cost to sell a house in Franklin, TN?. For another recent city decision, read Franklin Annexes Poplars Reserve 6-2 on Final Reading.
Thinking of selling in Franklin?
Get a free home valuation to see what your Franklin home could sell for. If you would rather skip repairs and showings, request a cash offer. Our proven system helps Williamson County homeowners sell on their terms.
When does the Franklin Board of Zoning Appeals meet in November 2026?
The Franklin Board of Zoning Appeals meets Thursday, Nov. 5, 2026, at 6 p.m. Central at the Eastern Flank Event Facility. The agenda gives conflicting emailed-comment deadlines: its opening instructions say noon on Nov. 4, while a later paragraph says noon on Nov. 5. Submit by noon Nov. 4 if possible, or confirm acceptance with planningintake@franklintn.gov. In-person comments are also available.
What is the 1155 Hillsboro Road appeal about?
The applicant is appealing a city decision that classified a proposed golf performance center as part of a golf course. Golf courses cannot have permanent structures in the floodway fringe overlay, while active recreation uses can if they sit outside the ten-year flood zone.
Did Franklin staff recommend approving the golf center appeal?
No recommendation was made. Staff said it does not recommend approval or disapproval because the item is an appeal of a staff decision.
What variances are requested at 123 Lancaster Drive?
The applicant asks for a 5-foot encroachment into the 15-foot platted side setback and a 5-foot encroachment into the 50-foot platted front setback. Staff recommends approving the side request and disapproving the front request.
How can I comment on a Franklin BZA item?
The agenda gives conflicting emailed-comment deadlines: its opening instructions say noon on Nov. 4, while a later paragraph says noon on Nov. 5. Submit by noon Nov. 4 if possible, or confirm acceptance with planningintake@franklintn.gov. In-person comments are also available. Fill out a speaker card for in-person comments at the Eastern Flank Event Facility.
Source links
- City of Franklin — Board of Zoning Appeals agenda, Nov. 5, 2026
- City of Franklin — Board of Zoning Appeals agenda packet, Nov. 5, 2026 (staff reports, applicant letters and Oct. 1 minutes)
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