Commission hears hillside protection review for large home in Hawthorne subdivision

Planning staff presented BPC 25‑12‑008, a hillside protection site‑plan review for Lot 41936 in the Hawthorne Subdivision at New Bristol Lane. The application proposes a two‑story single‑family residence of approximately 13,866 square feet that crosses a 150‑foot threshold; the design includes a curved driveway, limited tree removal to fit the house into the natural terrain, and additional trees and landscaping to reduce visibility in all seasons as required by the Hillside Protection overlay.

The presenter explained the house would be constructed of natural stone and painted wood timbers and that the project complies with zoning within the Hillside Protection Overlay District. Staff listed one condition of approval related to environmental permitting — a TDEC notice of coverage for disturbances must be obtained before issuance of a grading permit — along with 12 standard conditions, and staff requested the commission vote to approve the plan when the item comes up for action.

Renderings and seasonal visibility studies were shown to demonstrate how the house will appear in spring, summer, fall and winter. The presenter said additional landscaping near the front of the lot and retention of some existing larger trees will help screen the home, which staff said met the overlay's visibility and site‑fit objectives.

No formal vote was recorded in the transcript; staff recommended approval subject to the noted conditions and required permits. Any grading or disturbance on the hillside will be subject to TDEC coverage and city grading permits.