Boma - Regular Meeting

My name is Jeff Rose yack. I'm with can we Warren representing Landmark investments. Landmark investments is a local company. Right here in Williamson County. We have a couple of representatives from their firm on the call as well. Cleveland Paine and Mike Burton are on the call. They'll be available to help answer some questions at the end. But if you all have questions, tonight is our required neighborhood meeting. This for a proposed development plan? 4086 Croft Road. As you may have heard right there at the beginning, this meeting is recorded, and it'll be available on the City of plans, website under their neighborhood meetings and on their YouTube channel. To kind of orient everybody to the site, you can see here, outlined in yellow, the property, this is just to the north of over Croft Road. And, to the west is a recently planned development called Nevada. And, kind of surrounded to the north and to the east by McCain's mill, the new church, just south, and, upland farms and and, Barrington Spencer, South. Is the envision design. The Envision Franklin design concept for this property is mixed residential with mixed residential allows for single family residential homes, but it also allows for duplexes, multiplexes, and townhomes. As you can see in this slide, this is kind of a transition from single family design concept. South to, some of the mixed

residential design concept here in orange, including the site, but all around it and, and then some of the commercial that is in, Uncasville. Here we zoom out and see some of the surrounding context. Sorry. And again, you can see, Nevada this time kind of, approved plan showing the Poplar Farms approved plan showing, surrounding, property. Now, we're zooming in a bit. This is the proposed development at 4086, Clover Croft Road. You can see more clearly how this kind of blends and is similar to the surrounding context. The approved developments and existing developments all around it. As I mentioned, the mixed residential design concept does allow for, duplexes, multiplexes and townhomes. But this proposal is for single family detached homes only, which is consistent with those those properties immediately surrounding and now case Mill Navarro. They do have some alley loaded homes. So as our smaller lots and those densities are a little bit higher, you can see a density comparison of some of the, surrounding developments. Navarro 2.6 Mecanismo at 2.4, the proposed development at at 48 six Culver cost is at 1.8 1.84 dwelling units per acre. The, in orange, you can see, these properties that are kind of highlighted here, the those are the more properties, the, the word family are longtime Franklin residents.

Their property was not originally a part of this proposed development plan. They were working to subdivide their parcel into three family owned parcels. They ran into some complexities with, that proposal. And, when landmark learned about some of the complexities that they were trying to solve, they ended up, adding more properties to the development plan and working with those properties together. Landmark was able to kind of help solve some of that right away and access, complexities that they had. They were, addressing. Those are easier to solve together than that separately. And we're also able to save the, blueberry patch that I know that some folks have asked about. But the four properties. So here you can see, summary of the development. A total of 41 single family residential units, including three lots, here at the two more properties, the more lots are a little bit bigger and a little bit less than an acre. Typical lot sizes. And this, and the 40, 86, Clover Croft subdivision are about 10,000ft², an average lot size of 60,000ft². And again, you can see that those are consistent, are maybe a little bit bigger than some of the, lots surrounding. We have, about four acres of open space that are being, preserved almost 20% of the property altogether. And we're saving about 50% of our, tree canopy on the site

meeting or exceeding Frank ranch, element standards. We have two pocket parks that we're proposing, in the neighborhood. And, you can see where we are, kind of creating some formal open space in most areas. Landmark has been working to create some images of the kind of tasteful streetscape that they want to achieve. And this development, so I'm including I've included this image to show the character and feel that they intend to, intend to create in the streetscape with enhanced landscaping and capped, beautifully miniature streetscape. Here you can see some of the, architecture that they're, considering at, at this development, they want to achieve the style of homes that's consistent with kind of the local Middle Tennessee design vernacular, and designs that really well in the context of, of the surrounding development, the goal is to create really timeless homes, with lasting and not trendy styles that, you know, 20 years from now will still feel, appropriate and and beautiful. So that's a brief overview of the development plan that we're working on. Our next steps. We have, we have a formal submittal that goes into the city of Franklin next week. That triggers several kind of downstream, milestones. We'll have a joint conceptual workshop with, Planning Commission and the board of mayor and aldermen on May 25th, and then we'll have a public meeting at the Planning Commission on June 25th. Neighbors will be notified of that

public meeting, at the Planning Commission on June 25th. So with that, my and Cleveland and I are available to answer any questions that I have. And by the way, you can take yourself off me. I think you can also press the spacebar if you want to speak. You can add questions to the chat, if you need to, feel free to use any of those, methods to, ask any questions. What is the setback on adjoining properties? How many feel? How many feet away from the property line will the development start? Where specifically are you asking about? It varies depending. On, 4094. Clover Croft was, On the west side is east. I don't know I don't know the distance of the setback along that western property line right here. I think. Ruby's. Yeah. So on the east side, if you guys can hear me, I'm sorry. I'm having a little bit of technical. I can't hear. Right. Okay. Let's see. It's. These are the development. The. So yes. Cleveland, my computer's crashing. I guess you heard that. Sorry. So on the east side of the property, the property line does abort. However, in the area directly next to, our neighbors. We have completed a preliminary grading study, and we believe that we are going to be able to maintain all of the trees that are along that buffer, and we would not start grading until about 15 or 20ft away from the property lines.

So there'd be approximately a 15 to 20ft buffer from the property line in nine for to start the development. No, not let me say that again. So there are existing trees along the property line that we believe that we're going to be able to be saved. The grading for those home sites would not start for about 15 or 20ft. So the first 15 or 20ft or so would not be, would not be graded. Okay. So so that would just be open space. No, that would still be property of the future homeowners. It just would not be it would not need to be graded such that it would, degrade the existing trees that are there. So does that mean that the backyards of the properties go right up to the current fence line? That is correct. Well, you have that fenced or is that going to be open looking into our backyard? So the fences would be would be allowed. They would not be installed. With each home, each homeowner would have the ability to, construct a fence on their property consistent with the rules of the homeowner's association that would be created. What kind of fence can they put there? Are they going to be able to put up wooden fences, or is it going to be those black wrought iron where they're still going to have full looking into our backyard? Sure. You know, at this early stage, and the design trends change, over time. Typically speaking, we allow, various types of wood fencing as long as it has, very ornate caps and, and things like that, wrought iron or the black aluminum fencing as well tends to be allowed, but at this very early stage, we have not yet decided

upon what those rules will be for the homeowners and homeowners association. Anybody else have any questions? Yes. I have a question, if you can hear me. Yes. Okay. You know, every single alderman and the mayor has said they made a mistake by approving Poplar farms. Why in the world are you putting more traffic onto Clover Croft Road and Oxford Glen when the roads cannot handle it? You are putting so many more houses there than there should be, and you keep decreasing the amount of acreage that each house has. So you're cramming a lot into a very small area, which is destroying what little bit of county and openness there is for the other property owners that still live there. Yeah, I'm I'm not sure I agree that these lot sizes are bigger than the surrounding. The density is is a little bit less than the surrounding development. So it's pretty consistent with surrounding development. But but we are proposing only 41 homes, which is less than, a threshold to trigger a, a traffic study. But Alderman Burger, I think is on the call. And I may want to speak to that, but she pretty clearly explained, concerns

about traffic in this area early on as we were just getting started. And, and so while it on this project does not trigger a, traffic impact study, the, property owners at the calipers landmark did, create a, traffic impact study, because they're aware and, and, want to kind of contribute to, to understanding and, and, traffic issues here. The the study analyzes traffic issues that are already existing today. This development doesn't contribute a meaningful amount of traffic. It's it's, does have some moderate traffic, impact fees that are associated. And so by commissioning that study at their, at their expense, they are providing a tool for the city to, to be able to kind of direct, these traffic impact fees for their development or surrounding developments, and more kind of district wide to contribute to the, potential solution to some of the traffic issues that are accommodated. They do these traffic studies. I'm so sorry. So again, what. Time of day did they do these traffic studies? Oh, they're they're they're done in accordance with the rules. And regulations, the traffic study they study. And map peak hours, a study, an average daily traffic. They are kind of a clear set of ground rules for a traffic study to, to create meaningful data and to analyze that data.

Did they take into account the 500 plus homes that are going to be up, traveling that road from Poplar Farms? They do they do add, approved developments into what they call the background condition. That so, so that they understand that future homes in addition to existing conditions. Yes. Are we able to see those traffic studies? The traffic study is part of the submittal record. I think you can request it. And it may be available in, some pedal pattern. Okay. Thank you. Sure. I have a question. I'm trying to decide where this is on Clover Croft. Can you describe for sure. So here's, Clover Croft Road all the way down at the intersection with Murfreesboro Road. Highway 96. If you kind of follow from that intersection past McKay's mill, and, before where the, right across from where the new church is, as of today. And right before you get to Poplar Farms on the south side of Clover Croft Road. Just so this is in this is in addition to what was put in in the door area. Well, the two more properties are included in this parcel. Okay. And Navarro is the one that's currently under construction. That's the recently approved to the to the west of the site is actually, yes, that that is the site that's under construction today. Okay. And and that one has no access on to Clover Croft. But this one does. That's correct.

Okay. There's there's currently a, gravel road that separates 4094 and the developed area, the. That's where the utility easement is, so that MTD can come and trim the trees and deal with utilities. How how do you plan on dealing with MTS? I mean, if trees and the utilities, if you eliminate that access. Yeah. So, as we work through our final designs and complete the final layouts of the roads and the home sites, all new developments have utilities underground. And so those utility lines that are on the site would be rerouted underground to about that location of where, I believe you're referring to is like the stub, that that leads to your house. Right. So there would be new underground utilities through there, so ought to be much more reliable. No need to, trimming trees any longer. So there will not be an easement for MTA to take action on the trees. That's correct. It will be noted. There will be no utility easement whatsoever alongside the property. That is that is correct. They would not put the utility easement in the in the future backyards of of the proposed homes. The new the new main lines would run down the, the main streets within the community and branch from there. And how big are these homes going to be or how much will they sell for? Or we anticipate the homes to start around 35 or 30 600ft² and, you know, could probably get into the mid 4000ft². And, you know, just based on pricing for new homes in the area, we would anticipate that based prices would start maybe in the 1.4

to 1.5 range million. You're saying? Yes, ma'am. Got a question in the chat. Where is the entrance? Is that through tomorrow or is it on Clover Croft? We do connect through a lot of our own, but the Clover Croft is actually spent at the entrance to. It. You speak a little more about the pedestrian connectivity. I know there are no, sidewalks out on Clover Croft, so, people wanting to walk up to Mackays Mill would need to be routed over to Oxford Glen. Is there any way to have an additional walkway path sort of north of that lower pocket park, just so folks aren't having to walk all the way north and all the way south through Navarre to get back to Oxford Glen, and the sidewalk. We would have sidewalk connections, from our street network into Navarro land at Navarra and, you know, kind of continuing over to Oxford land and then to, McKay's middle. Oak, in addition to that, Clover car off the road is, planned as a major collector road and with it will have a 12ft, I believe it's 12. It's 10 or 12ft. Shared use path along our frontage. Navarre is putting in a section, along their frontage as well. So as, as more or things happen along this route, you know, sections will continue to be built until then. Bev, you message that you may want to speak, some of the road issues you want to, Florida? Sure, sure. Yeah, we've had this conversation. I've been looking at the impact fees that we have available in this area. We're going to be, having some conversations

with the new incoming administration for the county, about trying to partner with them to to address putting on bitter shoulders on Clover Croft, taking out a few curves and doing some things for county area and city area. But I was looking at the impact fees, from coming in from development in this quadrant, and I think we're up to about $9 million. And I wanted to, talk about, Mr. Burden, you and I have talked about, studying extensively how to try to, improve the intersection of Liberty Park and Oxford. Glenn, we've got a few things that we're looking at there. Trying to figure out how do we mitigate that, area. And it's going to be really tough to figure that out. And until McEwen drive is open, because right now we have it's it's, in a, a different scenario right now because we have more traffic coming down Liberty Pike now because Players Mill is not open to, to McEwen drive. So it's artificial to to study that area right now because of this different scenario, once players Mills back open to McEwen drive, it's going to be different. Once McEwen drive and the four lane is open, it will, differentiate the the vehicles and the travel areas plus Market Street when Market Street is open later this year, it's going to, shift traffic in a different way as well. So we're trying to figure out how that will impact Market Street

to Liberty Pike, Market Street down Clover Croft to Oxford Glen. All of these things have to be studied. And, the rise in the road, they're coming out by, on your section there past Navarro, east of Navarro will have to be looked at as far as what we need to do with that road. Clover Croft widening intersection, at Oxford Glen and Clover Croft really has to be addressed. Needs to be dedicated turn lanes off of Clover Croft to a right dedicated and turn lane into, Oxford Glen going north. There's a lot of things that have to be looked at and studied. The traffic study. I'm very interested in how that traffic study will look. But, you know, it is a little difficult to really get your head around the traffic study when Market Street's not open yet. And, McEwen has not done a lot of this stuff is going to play into all of this area. So sort of, a lot of balls in the air. And I don't sure how that's all going to play out. So I'm very interested in working with our engineering team, working with, this proposal, working with looking at the, impact fees that we've got to work with, that we can put into this. And working with the county as well is there's, no doubt we've got to start working. Clover Croft. We have not been able to get the county to move on, that the city wanted to move on their part. County did not want to move on their part at the time. So we've we've got to make some inroads there. And so I just wanted to throw that out. Do I have any answers for you right now? No, but I know that there's a lot of requirements here. There's a lot of things we have to be looking at.

So I just wanted to share that with you. Yeah. And I'd like to add a few things. Jeff, this is Greg Lawrence, County commissioner in the fourth district. Good. So this is in the fourth district right here. And and of course, the city of Franklin and the county have had numerous conversations about clover crop. They have and I have over the years, in fact, probably over the last decade or more, we have been talking about all of the safety issues on Clover Croft Road. There is a plan to fix it. But it's a very expensive plan. Our, our challenge has always been the fact that this is this is in the city's YouTube and our resources are very limited for roads in the county and while this project in isolation may not appear to have a significant traffic impact, it's the cumulative effect of adding more traffic on an already substandard road which is already under stress. It's like adding more fuel to the fire and a few years ago, there was a proposal to put, fewer homes in this on a 17 acre property to the east. And that was turned down by Obama for the very and for the reason that clover crops is not sufficient to handle, the traffic. And that was only 35. So I don't see any difference here. It's just adding more fuel to the fire, of a of a raging, raging fire that we've had with Clover Croft Road and it's a very expensive process to fix. We've got limited resources, and that's why the county has not been able to move on it. It's not a priority for us because this is in the ugly. We've got a lot of other county roads that are under stress that we have to address. And those are in our jurisdiction. So those are going to get priority. And that's an interesting.

I might just jump in here and say, Greg, it doesn't matter if it's in the in GB or not. Because here's the thing. According to state law, we cannot annex in any property without the property owner asking to be annexed in. So our hands are tied, will always be tied with the areas on Clover Croft that are under the jurisdiction of the county, and it makes no sense for the city to use their hard earned money and taxpayer money to put a road in on either side of county district said county owned property, county, residents. So that's why, and I've, I've explored that. I've explored that. I've talked to our engineering team, our mayor, our city administrator. We've talked through all that. And and they're right. But why would we annex in a property that is, abuts the county, residents on both sides, for the county, we can't do that. And I, I agree, it's it doesn't it doesn't seem the thing to do. I mean, you guys wouldn't do it. We wouldn't improve our roads around our city property. So we've got to start. We can start working together on this. We've just got. It. All right, guys, all I can tell you is that we live on Clover Croft, and it is. It's gridlock at about 8:30 a.m. in the morning. Yeah, already it's gridlock. And they haven't even fully populated Poplar farms or there's no one there at Oxford and Glen and Clover Croft. And if you think that those people, Poplar Farms or this proposed development or Navarro are going to go east, northeast and then south and then go west to get on 65, you're crazy. They're going to get on Clover Croft and turn on Oxford Glen, go through McKay's mill.

There's also additional traffic that's going to occur with the trucks that just got completed. Apparently they're going to have Monday through Friday classes. So it's it's beyond the point of talking about what will happen. It's already happened. Sure. That's where that's exactly what I was talking about is that, it's going to have to end. Sorry. We have to have, we have to have, better collaboration with the county. And I've already got a promise to have better collaboration with the county. Well, that is me. We intend to do that, and we intend to work for that. I'm not saying that I am sticking up or advocating at all for this development. That's not what I'm talking about. I'm talking about right now. The road, the the road area and I think we're here actually to discuss this development. But I did want to throw that out there, that there is going to be a lot of discussions with or without this development. There's discussions. There's not only discussions, there's hard work being done right now so that we can address to Oxford Glenn Marcus, what who and all of these areas. Because what. What, what confuses me, what confuses me is, is why go forward with the development that adds incrementally more traffic and more problems and more traffic congestion? Why not fix the problem first, then develop? That's a fair question. Absolutely fair question. And that was my question. I was going to make. That same property into the city without getting these roads done. First. Oh, I never you. Never. Agree each other. Please, please give everyone a time to get it over. That road's done. First you get dirt roads done in tandem with development or or projects. They have to be in tandem and we don't go out

and we do this and then go, okay, development, come now. No, we have to wait and have proposals made. And then we have to say, all right. And we've been doing a pretty good job of that as the city saying, okay developers, we have to have these the this infrastructure done in tandem with your development. In other words, while you're developing it, before you have the first C Co, certificate of occupancy that you're going to have, this infrastructure done. And this is what we're doing now. But as I said, you know, this is a discussion that we're we're very much a very robust discussion that we're having right now about the whole regional area of this road network. I would agree with Troy Van Lear, who mentions why not stop development until we get infrastructure established here. It's crazy to constantly push it down the road. Yeah, I think that's why I, I mentioned previously that, you know, we we are while this development doesn't create a lot of impact, we are using, the opportunity to create traffic analysis that will more meaningfully understand the issues and potential solutions, for some of these existing conditions. It's not it's not just this one development. It's it's the cumulative effect of what's going on in the area. And so it it's not just one development. And I don't think anybody I think anybody under everyone understands the development will occur. But it has to be responsible. And what's happening now is not okay. But if I, if I may, as we had mentioned before, in public settings and private meetings, you know, we, we, we, we take a lot of pride in what we do, and we are we are looking to partner

with, the city on this project if, if they allow it to move forward. And with that, there is going to be obviously we've already done the traffic study that's currently in progress. There's analysis that's valuable to be used by city staff and other consultants to help, figure out what the solutions are. We have a very robust team who is, you know, diving into solutions and trying to present ideas and plans, forward. And I recognize that. Yes. That this is 41 homes. It's another 41 homes. However, as, Alderman Berger did note, you know, this this, this solving this problem can't be solved by just one person. It's going to be solved by cooperation of many, and it's going to take a lot of resources and a lot of time. And as you further mentioned, you know, just, you know, ensuring that the impacts from our development are offset, so that the cumulative effect of this one doesn't, doesn't, doesn't continue to add to it. There are some other much larger major things that need to be considered. I-65, for instance, things like that. So, I just like to throw that out there as well. It's, it just seems like you come up with a certain amount of homes that you can squeeze in or fit in, rather than work. Might work with the environment there. It's it seems like let's put as many houses as we can and you're under the 41, so you don't have to do a traffic study, but you're going to do a traffic study. It just seems like, let's get all the money we can. Well, so let me jump in here. Well, I just want to say one thing. In Navarro,

and whether people agree with it or not, that's fine. You know, I'm just going to tell you what happened here. Somebody had to sell their property. They were required. Required to sell their property through some family issues. And, when the time came that they're required to sell their property, lots of people came to me. And, according to the land use plan of the city, they they could put multiple townhomes there, or they could have put multiple multifamily there. And I'm like, are you kidding me? And, so I must have talked to three different maybe four. It was I can't remember for 3 or 4 different entities about that Navarro property and every single one of them. I said, no way, no way. You cannot, you know, put that kind of density in that area. You cannot put no townhomes. When I go about talk to the HOA at McKay's mill, they said, no, we don't want townhomes there. No. Who wants townhomes? Do you want multifamily there? Absolutely not. And so when in the it was an incredible density density. And there was originally I don't know how many units planned. I mean it was a 200. And I'm like this this can't happen. So a lot of people don't see that, you know, and and understandably, because they come, they come, you know, they usually do call the alderman, and their district and I'm happy to sit down with them. And I just try to chase a lot of these away. But then when these people had to sell the property and they have a, a reasonable, development, they came in there with single family homes and the HOA said, okay, we're good with single family homes, but not, 100 and 140 homes. And then, you know, they went back to the drawing board and they came back with less and less and less till they got way under 100. So there's a lot of work that goes into this. I'm not I'm not saying that I'm sorry. Mr. Burton. I'm not saying this, you know, development is appropriate

now for this time, but there is so many things to consider. And on the people's comments here tonight or worth hearing, and they bring up some great points. And, I mean, we do have a big issue rotorcraft. We have a huge issue with crop cover, crop, but we have a regional issue with these regional roads right now. And we don't know how all this is going to play out because. Well, what would what particularly disappointing as a county resident is that our voices are are mute when it comes to the city of Franklin. Amen. The second thing that has to be speaking for you, because that's their voice. Their your. Yes, yes, but but the city of Franklin apparently determines whatever is going to occur and then just pushes it off. And then the county has to deal with the results. So it's not as though the county has the ability to, in cooperation with the city of Franklin, determine what's best for the community. It's it appears as though the city of Franklin is determined on its own. And then as a county resident, we're just kind of left holding the bag. Well, I will say that that state law. So if you want to argue with state law, you can do it. But I think we're getting off topic. And I think, Jeff, you need to bring us back into your development because, and then these are great discussions and, yeah. So let's go back in the development, at 409 for a Clover Croft. We have a series of trees that abut the development, the proposed development, presently empty, has a utility easement to trim those trees. In the future, there will be no easement. How does that how how will the future trimming of those trees occur? Will the HOA pick up the tab on that on the on the side of the property that that the trees are but or will each individual homeowner how will that work out. Yeah. The individual homeowner as well the the.

That that's a mess. That's a complete. Mess. If you would allow me to explain. Middle Tennessee Electric doesn't trim trees for the sake of trimming trees. They only for the sake of making sure that power lines, aren't inhibited. If the power lines are gone, why would they, continue the trend? The trees. Disrespect to you, but, you know, hindsight is a wonderful thing. And now everybody's sorry that taproot was a, that Poplar Farms was approved. So why in the world should this, get approved without having everything in place that it needs? As far as the traffic that the farms, I'm sure did a traffic study, everything looked great on paper, but the reality of it is it was a big mistake. And so now you're asking us to go in and accept another plan where they want to put yet more houses on there. When you're taking the expense of doing a traffic study and all this other stuff that you're going to present that may look great on paper, but the reality is we're living it and it's not so good. Nothing should be done until Clover Croft Road can be improved. Nothing should be added. Okay, I appreciate your comments. Yeah we we we do. We do need to consider that there are, these major road improvements that are underway and, and will change the traffic dynamics as this looks forward. So if there are many any more questions specific to the development, I have about 6 or 7. If I get a chance, go ahead. Hi there. This is Jeff Goodspeed, and, I was just wondering, first question is, when did when did you start the process. Of developing this property?

The process, started with an annexation initiation that occurred in December. Okay. So everything that you've shown us, and then you. You approached the family or a family approached you to get this done? No, there is, some of the property had been listed for sale, and we approached the homeowners. Okay. And that was in December. No. We started the process of, the development in December. We started discussions sooner than that with the family. Okay. When, you know, and that was, maybe October, September timeframe. Okay. And when. Was the property annexed? Completely. And it hasn't been. This is part of the process. So in addition to the development plan, we were seeking an annexation. Okay, so this property hasn't been annexed out of the county and into the city yet, is that correct? That's correct. Okay. When if everything moves forward, on your best time frame. When is it you expect to break ground on this property? Well. Yeah. If everything went accordingly, it would be maybe spring summer of next year. Oh, okay. But that that just means the first part of it. It takes a year to 14 months. 15 months or so to complete the infrastructure, which would include any road improvements. Obviously, Berger mentioned, prior to the starting of any single family home and then the homes beyond that would take, 8 to 12 months.

So it would be two and a half years before the first resident would ever live there. But in your near the end of 2028 or. Yeah, in the 29. Okay. Have you, have you bought the property from the family or is the family still on it? We have to be careful. Like how much we disclose where there's confidentiality issues do you have? I'm not trying to be clear. Yeah. Let's let's keep the comments specific to the development place. This is. Yeah. Yes, I would, I would you mind if I jumped in here real quick. Because I don't think some people understand the process here. The process was the property obviously is for sale. Mr. Burton, approached the property owners, and they, agreed to have a due diligence. The due diligence means that they come to the city, and they proposed a plan. The plan is not in in concrete. It's not set in concrete. It is a, fairly, you know, fluid plan at the time. And, then, in order to move forward in their due diligence with the property owner, they have to come to the city and they have to ask for the beginning of the annexation process. The first process at the beginning of the process of annexation, it says, do will the board permit a plan of services? Plan of services does not permit the board to annex or zone or do anything else. All it does is say we will start the annexation process with a plan of service. That plan of service then comes back to the city and every department, including 13 entities within our department, weigh in from place, from fire to planning to engineering to codes, you name it. They all weigh in on meetings of how the plan of services needs to be conducted. Sewer, water infrastructure, everything.

So once the plan of service is done, which is right now where we are, they will come back and they will tell Mr. Burton. Hey, you've proposed, what, 40 some homes there? Yeah. Yeah. Well, you're, going to be allowed to have 35, or you might be able to have 42 or whatever. And then here's what you're going to have to do. Here's the infrastructure you're going to have to build. Here's the sewer and water you're going to have to put in. And, it goes across the board with every single thing that, that they will require. At that point, Mr. Burton or whoever the applicant would be in that case would be, say, well, can they do this? And are they willing to abide by the rules and regulations of the city? And then they will go back to the property owner and make the final deal and close on the property, and then they come back to the city and work on their development plan and, and site plan and everything else. So that's where they are. Nothing's set in stone right now. This is very fluid. But have I have a question on that? A lot of times when the planning commission, the not the planning, but the, the various departments look over the plan of services, even if they suggest this is not feasible, you all sometimes go ahead and approve them. Don't you? Very, very rarely. Usually. No. If they say it's not feasible, we usually never apply it. There is some big ass boys. Poplar farms. The Planning Commission unanimously said you should not do it. And you guys, the Boma said, go ahead. No, I said, normally that does not happen because usually there are variances or things that we can work with. The Board of Aldermen has the authority to say, well, we'll tweak this or tweak that. But yeah, you're you're right. I mean, planning commissioner of the planning department may say no to it, no to something. And they

but I voted against it for other for three other aldermen voted against it. We voted, four of us voted against it. But anyway, yeah, it's not always one way or the other, but normally that doesn't happen. It would just seem like if you have the planning staff and the various departments doing the study, that you all would go by that instead of even abnormally deciding to override them. Well, I appreciate that comment. We'll see how the plan of services come back for this property, very soon. And, we will we will have a recommendation from planning staff and planning commission, going forward, we don't have those yet. If this if this, if this property, was not annexed into the city of Franklin, would the county of William Shinn go forward with the development of this nature? The the requirements are different in the county than from the city. So it would probably look a little bit different. Yeah, yeah, that's a question I had. Jeff, is, is this going to be a pub then ultimately. The this is a development plan that is being proposed within the city, correct. But a planned unit development. Yeah. Yes. The town development plan now, I guess. And if it wasn't that, if it was just regular zoning, what could that be? There? We haven't studied it as a regular zoning, tract studied as a public plan. It would seem to me go for regular zoning instead of trying to put a plot in there and squeeze in more houses. That's similar, similar to the the planning of development surrounding it. Those are all, planned developments as well. What what's the school would this be zoned for? Michael Dean of the school district in,

I don't have it in front of me, I apologize, I simply got to be Clover Croft or Trinity. Or do you know what Novara is as well? I don't know that off the top of my head, we do have that information. And I can I could share that in future meetings. Yeah. That's important. Trinity's 95% full right now. Poplar farms is zoned for Trinity Clover Croft being full as well. Yeah. I think, they're 85% for Trinity, 20%. All right, that down and make sure that we address that okay. Yeah. Well. The other question. For you, Jeff. Do you guys have have you been asked to pay any impact. Fees or when will that when we know about that. Yeah, we will be subject to standard, city of Franklin impact fees. That includes roadway impact fees, sewer impact fees, parkland schools and impact fees. School all all of those things. Yes. All I did is going to be used for this. Then if we finally have a. I'm so sorry. So the question is, did you say it? Infrastructure development discount. Yes. Oh no. No, that's not planned for. And I have another question. What you're planning and proposing, is one thing, but what happens a lot of times is that developers come back and ask for modifications. So what happens? And, and a lot of them get approved afterwards. So is what you're going to propose and what gets originally approved. Is that what you're going to stick with? Yes. This is a much smaller project. Much larger projects have to shift generally

because of market conditions or changing, consumer product. And needs this project being has only 41 homes. It would, it would not be re planned. Okay. Thank you. Would this development still go forward. If, you're asked to hold off for another, say, three, four years? Did you like, you know, the city or somebody having to do infrastructure work prior to, I think you're asking a hypothetical question. I don't know how to answer that. It would depend on the way in which someone is the reason that someone is asked to deploy. So I can't answer that. Okay. Thanks for that. All right, y'all, any last questions with, 626? Kind of just a few minutes left here? Yeah. If I can interject, I hope this doesn't open back up any more questions. But if it does, so be it. I hear all the comments that you all made, and I completely understand where you're coming from, the basis of, And the reason why that you were saying when that made the comment that we take a lot of pride in what we do. That is a very true and heartfelt statement. You know, this is not the only project that we want to do in Franklin. It's not the only project that we've ever worked on in Franklin. That's why before we ever even approached the city with a plan or whatever, we were already aware of many of these concerns. That's why we put an emphasis on only doing single family with larger lot didn't entertain townhomes, duplexes,

multifamily, all the all those other uses that were listed envision for, when we designed, you know, the streetscapes and the architecture thing. We want it to be a community that people are proud of. And like Jeff referenced that that it's time when we talk about the traffic study that we're seeing on, we're just 41 houses. Poplar farm is 500. You know, it's kind of apples and oranges, but that doesn't mean that the issue isn't there on Clover Croft. That's why we and our team and their consultants and stuff are doing everything that we can to put as much information together to be a resource, if we can be to Franklin to help come up with a comprehensive solution, that problem is going to remain whether we get to develop this property or not. I would I would argue it's mayor and maybe it's a self-serving argument, but I think it could also be true that with this development and the infrastructure improvements that we're making and that we're required to make in and of itself, in addition to the solutions and answers we're trying to find globally and comprehensively, is actually helping to get to those big solutions that everyone is warning requiring and rightfully so, deserves. So we we try to be good stewards of the land. We try to be good stewards of our plan. We try to be good neighbors. On this project and any project. So we take to heart, we take to mind the things that y'all. So we appreciate it. It's your lives. You live it every day. We're not just some main developers in and out and we don't care. We genuinely do. And the things that we are doing, we are genuinely trying to find solutions to these problems as much as we

can with our small, little development. If you all go to our website, my morning investments, my my numbers on there, my numbers on there, feel free to call us. We'll we'll talk to you will help you. We way that we can but just just it's. 41 homes on ten acres. Well, almost 20 acres. And it's 38 on our development. And then there's three family lots on the property. Thank you. Cleveland, any last questions? Just leave it. All right. Well, I appreciate everyone. Everyone, thank you. And, and joining the meeting and sharing questions and concerns. As I said, this meeting has been recorded. And so this meeting will be available on the city of Franklin's website. Going forward. Thanks, everyone. Thank you. Jeff. Thank you. Thank you.