Planning Commission - 2025-12-18
Meeting Intelligence Preview
Meeting Summary
The Louisville Metro Planning Commission approved all eight cases heard on December 18, 2025, including the major Sweetwater Hagen Waters Trail mixed-use development at 718 East Waterson Trail featuring 434 multifamily units and 12.4 acres of commercial development. The commission also approved revised plans for Brownsboro Road townhomes at Brownsboro Road and Blake And Baker Lane after the applicant modified setbacks following a BOZA variance denial, and approved a Longhorn Steakhouse redevelopment at Dixie Highway and St. Andrews Church Road with parking and design waivers.
Key Decisions (6)
Amendment to Binding Elements - Carriage Houses at McMahon
Approved amendment to binding elements for carriage houses development, replacing original binding element 4f with new elements 4f, 4g, 14, and 15 addressing building elevations, drainage improvements, color variations, and architectural features including arched windows and parapet gable roof features. Developer agreed to different building colors (white, brown, red, tan) and five-pond window treatments on existing buildings.
Continuance of Binding Elements Citation Appeal - ENFZON24000655
Continued enforcement case to February 5, 2026 for property requiring rezoning due to auto salvage/junkyard use. Site has been cleaned up and applicant is working on rezoning application but awaiting wetland delineation report from ECS Environmental to determine if Corps of Engineers review is required.
Revised DDP - Brownsboro Road Townhomes (24DDP0073)
Approved revised detailed district development plan for 10 multifamily townhome units at Brownsboro Road and Blake And Baker Lane on 2.19 acres zoned R-5A. Plan was revised after BOZA denied variance request on November 3, 2025. Building footprint and gross floor area decreased, front setback increased to 55 feet for building and 45 feet for porch, eliminating need for variance.
Revised DDP with Waivers - Longhorn Steakhouse (25DDP0089)
Approved revised detailed district development plan for 5,780 square foot Longhorn Steakhouse restaurant at Dixie Highway and St. Andrews Church Road on 2.6 acres zoned C-1. Demolishing existing closed restaurant and constructing new building with 124 parking spaces including 5 ADA and 5 curbside pickup spaces.
Revised DDP with Binding Elements - Newcutt Road/Palatka Road (25DDP0081)
Recommended approval to Metro Council for revised detailed district development plan at southeast corner of Newcutt Road and Palatka Road near Iroquois Park, approximately 0.5 acres zoned C-2. Original binding element requiring sidewalk construction and curb cut removal within one year expired May 7, 2025. Survey revealed property line discrepancies requiring plan revisions including hedge instead of wall where right-of-way encroaches into parking lot.
Rezoning and Development Plans - Sweetwater Hagen Waters Trail (25ZONE0041)
Recommended approval to Douglas Hills City Council for rezoning from R-4 to R-6 multifamily (25 acres) and C-2 commercial (12.4 acres) at 718 East Waterson Trail at Blankenbaker Parkway intersection. Detailed plan includes 398 apartments and 36 townhomes; general plan for commercial lots including potential grocery store anchor. Developer Hagen Properties reduced units from original 637 to 434 after neighborhood meetings.
Zoning Changes (2)
718 East Waterson Trail at Blankenbaker Parkway, Douglas Hills
Hagen Properties
Southeast corner of Newcutt Road and Palatka Road near Iroquois Park
Not specified (represented by Cliff Ashburn)
Development Activity (5)
Carriage Houses at McMahon
Existing two buildings plus additional buildings to be constructed. Buildings will feature arched windows, parapet gable roof features, and varied colors (white, brown, red, tan). Drainage improvements completed directing water to basin.
Brownsboro Road Townhomes
10 multifamily townhome units with attached two-car garages and 20 off-street parking spaces on 2.19 acres. Two-story buildings with front porches, rear-facing garages. Revised from original 12-unit 2022 approval.
Longhorn Steakhouse
5,780 square foot restaurant replacing closed 5,888 square foot restaurant. 124 parking spaces including 5 ADA and 5 curbside pickup. Adding green space around building where previously paved.
Newcutt Road/Palatka Road Commercial
Auto sales and tire service facility on approximately 0.5 acres. Revised plan includes 3-foot masonry wall (hedge where in right-of-way), redesigned entrances, ADA-compliant pedestrian access, 8-foot fence adjacent to residential.
Sweetwater Hagen Waters Trail
37-acre development with 398 apartments and 36 townhomes (2-story townhomes as buffer, 3-story apartments interior) on 25 acres detailed plan; 12.4 acres commercial general plan including potential grocery store anchor, coffee shop, fast food. Three detention basins, 1.5x detention, downstream defenders for water quality. Conservation areas protecting riparian corridors.
Market Signals (5)
Housing Demand
Sweetwater development reduced from 637 to 434 units after neighborhood feedback, indicating community preference for lower density multifamily even on arterial corridors.
Commercial Demand
Hagen Properties anticipates grocery store anchor for Sweetwater commercial component, suggesting unmet retail demand in Douglas Hills/Middletown area.
Infrastructure
KYTC planning major Waterson Trail improvements including widening to 3 lanes, curb/gutter, and dual left turn lanes at Blankenbaker intersection, with public meeting scheduled January 2026.
Sentiment
Developer Scott Hagen announced stepping back from lead developer role after 39 years, with next generation (Layson Hagen, Tommy Edwards) taking over Hagen Properties operations.
Housing Demand
Brownsboro Road townhomes project received support from City of Windy Hills mayor who noted interest in having 10 new families move into the city despite general resistance to change.