Planning Commission - Regular Meeting

My name is Jeff Rosiak. I'm with Kimberly Horn 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 Bayne 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 is for a proposed development plan at 4086 Clovercroft Road. As you may have heard right there at the beginning, this meeting is recorded, and it'll be available on the City of Franklin's website under their neighborhood meetings and on their YouTube channel. To kinda orient everybody to this site, you can see here outlined in yellow the property.

This is just to the North of Overcroft Road, And to the West is a recently planned development called Navarro and kinda surrounded to the North and to the East by McCays Mill. The new church is to the South and and Poplar Farms and and Barrington Estates are to the South. The Envision design the Envision Franklin design concept for this property is mixed residential. 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 to 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 a case mill area.

Here we zoom out and see some of the surrounding context. Oops. Sorry. And, again, you can see Navara, this time, kind of the the approved plan showing, the Poplar Farms approved plan showing, surrounding the the property. Now we're zooming in a bit.

This is the proposed development at 4086, Clovercroft 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 the this proposal is for single family detached homes only, which is consistent with those those properties immediately surrounding it. Now McKay's Mill, Navarro, they do have some alley loaded homes.

So those are smaller lots and those densities are a little bit higher. You can see the density comparison of some of the surrounding developments. Navarro at 2.6, McKay's Mill at 2.4. The proposed development at, at 486 Clovercroft is at 1.8, 1.84 dwelling units per acre. The in orange, you can see, these properties that are kind of highlighted here.

Those are D'Vore properties. The D'Vore 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 with, that proposal.

And, when Landmark learned about some of the complexities that they were trying to solve, they ended up adding the DIVOR properties to the development plan. And working with those properties together, Landmark was able to kinda help solve some of the right of way and access complexities that they had they were addressing. Those were easier to solve together than than separately. They were also able to save the Blueberry patch that I know that some folks have asked about on the DePore properties. So here you can see a summary of the development, a total of 41 single family, residential units, including three lots here at the D'Amour properties.

The D'Amour lots are a little bit bigger, a little bit less than an acre, typical lot sizes. And this in the 4086 Clovercroft Subdivision are about 10,000 square feet, an average lot size of 16,000 square feet. And and, again, you can see that those are consistent or maybe a little bit bigger than some of the lots surrounding it. 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 of meeting or exceeding the City Of Franklin's development 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 wanna achieve in this development. So I'm include I've 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 and kind of beautifully manage your streetscape. Here, you can see some of the architecture that they're considering at this development. They want to achieve the style of homes that's consistent with kind of the local Middle Tennessee design vernacular, and these homes fit really well in the context of of the surrounding development. The goal is to create really timeless homes with lasting and and not trendy styles that, you know, twenty years from now, we'll 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 the planning commission and the board of mayor and aldermen on May 25, and then we'll have a public meeting at the planning commission on June 25. Neighbors will be notified of that public meeting at the planning commission on June 25.

So with that, Mike and Cleveland and I are available to answer any questions that you might have. And, by the way, you can take yourself off mute. I think you can also press the space bar if you wanna speak. You can add questions into the chat if if you need to. Feel free to use any of those methods to ask any questions that you have.

What is the setback on adjoining properties? How many feet how many feet away from the property line will the development start?

Where specifically are you asking about? It varies depending on

4094 Clovercroft West Side.

On the West side?

It should be near the east.

I don't Michael, I don't know the distance of the setback along that western property line right here.

I think we're on the East.

Yeah. So on the East side, if you guys can hear me. I'm sorry. I'm having a little bit of technical

difficulty. Okay.

It's the it's the east side of the development that 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 a bot. 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 20 feet away from the property line.

So there'd be approximately a 15 to 20 feet buffer from the property line at 4094 to start the development?

No. Not I let me say that again. So there are existing trees along the property line that we believe they are gonna be able to be saved. The grading for those home sites would not start for about 15 or 20 feet. So the first 15 or 20 feet or so would not be would not be graded.

Okay. 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 backyard of the properties go right up to the current fence line?

That is correct.

Will you have that fenced, or is that gonna be open looking into our backyard?

So 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 homeowners association that would be created.

What kind of fence can they put are they gonna be able to put up wooden fences, or is it gonna be those black wrought iron where they're still gonna 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 have said they made a mistake by approving Poplar Farms. Why in the world are you putting more traffic onto Clovercroft 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 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 which is less than a threshold to trigger a traffic study. But Alderman Burger, I think is on the call, and and may wanna speak to this, but she pretty clearly explained, concerns about traffic in this area early on as we were just getting started.

And, and so while it while this project does not trigger a traffic impact study, the the property owners or the developers, Landmark did create a a traffic impact study. Because they're aware and and want to kinda contribute to to understanding and and the 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 it 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 solutions to some of the traffic issues that are

What time of day did they do these traffic studies?

I'm so sorry. Say it 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 of traffic study. They study AM and PM peak hours. They study average daily traffic. They they there 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 gonna be traveling that road from Poplar Farms?

They do take they do add approved developments into what they call the background condition that so so that they understand 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 the submittal packet.

Okay. Thank you. Sure.

I have a question. I'm trying to decide where this is on Clovercroft. Can you describe?

Sure. So here's Clovercroft 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 the or right across from where the new church is is built today and right before you get to Poplar Farms on the South Side of Clovercroft Road. We're just

in the north of This is in addition to what was put in in the D'Bour area?

Well, the D'Bour 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 that what you mean? I'm Over yes.

That that is the site that's under construction today.

Okay. And and that one has no access onto Clovercroft, but this one does.

That's correct.

K.

There's there's currently a gravel road that separates 4094 and and the developed area. That's where the utility easement is so that MTE can come and trim the trees and deal with utilities. How how do you plan on dealing with MTEs trimming of trees and 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 utilities lines that are on the site would be rerouted underground to about that location of where I believe you're referring to as, like, the stub that that leads to your house.

Right.

So there'll be new underground utilities through there. So it ought to be much more reliable and no need to trim trees any longer.

So there will not be an easement for MTE to take action on the trees?

That's correct. It will be no 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 gonna be, or how much will they sell for?

Sure. We anticipate the homes to start around 35 or 3,600 square feet and, you know, could probably get into the mid 4,000 square feet. And, you know, just based on pricing for new homes in the area, we would anticipate that base 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 it through Navarro, or is it on Clovercroft? We do connect through Navarro, but but Clovercroft is anticipated at an entrance. Could you speak a little

more about the pedestrian connectivity? I know there are no sidewalks out on Clovercroft, so people wanting to walk up to McKay's 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 then all the way south through Navarre to get back to Oxford Glen in the sidewalk?

We would have sidewalk connections from our street network into Navarro and Navarra and, you know, kinda continuing over to Oxford Glen and into McCays Mill.

In addition to that, Clover Car off the road is planned as a major collector road, and with it, we'll have a 12 foot ship. I believe it's 12. It's 10 or 12 feet share reduced path along our frontage. Navara 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 and filled in.

Bev, you messaged that you may wanna speak on some of the road issues you wanna the floor is yours.

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 better shoulders on Clovercroft, 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 $9,000,000. And I wanted to talk about, mister Burton, you and I have talked about studying extensively how to try to improve the intersection of Liberty Pike and Oxford Glen. 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 gonna be really tough to figure that out until until McEwen Drive is open because right now, we have it's it's in 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 just study that area right now because of the this different scenario. Once Players Mill's back open to McEwen Drive, it's gonna be different. Once McEwen Drive and the four lane is open, it will, differentiate the the vehicles and the travel areas plus Market Street. Once Market Street is open later this year, it's gonna, 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 Clovercroft to Oxford Glen.

All these things have to be studied, and, the rise in the road there coming out by, on your section near past Navarro, East Of Navarro will have to be looked at as far as what we need to do with that road. Clovercroft widening intersection at Oxford Glen, and Clovercroft really has to be addressed. Needs to be dedicated turn lanes off of Clovercroft to a right dedicated hand 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 is not done. A lot of this stuff is gonna play into all of this area. So sort of, a lot of balls in the air, and I'm sure not how that's all gonna play out. So I'm very interested in working with their 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. Because there's, no doubt we've got to start working on Clovercroft.

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 gotta make some inroads there, and so I just wanted to throw all that out. Do you have any answers for you right now? No. But I know that there's a lot of requirements here, and 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 4th District, which this is in the 4th District right here. And and, of course, the the city of Franklin and the county have had numerous conversations about Clovercroft. They have not have over the years.

In fact, probably over the last decade or more, we have been talking about all of the safety issues on Clovercroft 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 UGB, 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 it's the cumulative effect of adding more traffic on an already substandard road, which is already under stress. It's Mike adding more fuel to the fire.

And a few years ago, there was a proposal to put fewer homes than this on a 17 acre property to the east, and that was turned down by Obama for the very for the reason that Clovercroft is not sufficient to handle the traffic, and that was only 35 homes. So I 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 Clovercroft Road, and it's a very expensive process to fix. We've got limited resources, and that's why the county has not has been able to move on it. It's not a priority for us because this is in the UGB.

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 gonna get priority.

And that's an interesting state

I might just jump in too and say, Greg, it doesn't matter if it's on the UGB 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. We'll always be tied with the areas on Clovercroft 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 districts, so the 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 ministry. We've talked through all that. And and they're right. Why would we annex in a a property that is abuts the county residents on both sides for the county. We can't do that, and I I I agree. It's it doesn't it doesn't seem the thing to do. I mean, you guys wouldn't do it. You wouldn't improve our roads around our city property. So we've gotta start we've gotta start working together on this. We've just gotta

Well, I guys, all I can tell you is is that we live on Clovercroft, and and it is it's a gridlock at about 08:30AM in the morning.

Yeah.

Already. Pretty much gridlock.

Okay. And they haven't even fully populated Poplar Farms, or there's no one there at Oxford Glen and Clovercroft. And if you think that those people on Poplar Farms or this proposed development or Navarro are gonna go east, northeast, and then south, and then go west to get on 65. You're crazy. They're gonna get on Clovercroft and turn on Oxford Glen, go through McKay's Mill.

There there's also additional traffic that's gonna occur with the church that just got completed. Apparently, they're gonna have Monday through Friday classes. So it's it's it's beyond the point of talking about what will have happened. It's already happened.

Sure. That's where That's exactly what I was talking about is that it's going to have to I'm sorry. We have to have we have to have a better collaboration with the county, and I've already got a promise to have better collaboration with the county. Well, good make excuse 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 the road area. And I I think we're here actually to discuss this development, but I did wanna throw that out there that there's gonna 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 Land, Market Street, and all of these areas because it's reasonable. 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.

That was a question. I was gonna make

addicting property into the city without getting these roads done first.

I mean, we never we never people and we'll talk

over each other. Please please give everyone a time to

Janet, you never get roads done first. You get roads done in tandem with development or or or projects. They have to be in tandem. And we don't go out and we do this and then go, okay, develop and come now. No.

We have to wait and have proposals made, and then we have to say, alright. And we've been doing a pretty good job of that as a city saying, okay, developers, we have to have these the this infrastructure done in tandem with your development. In other words, why are you developing it before you have the first c CO, specific of occupancy, that you're going to have, this infrastructure done. This is what we're doing now. But as I said, you know, this is a 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 Leer 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 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 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 Yes. So it's it's not just one development. And I don't think anybody I think anybody under everybody understands the development will occur, but it has to be responsible. And what's happening now is not.

Yeah. Well, if I if I may, as we have mentioned before in public settings and 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 and trying to present ideas and plans forward.

And I I recognize that, yes, that this is 41 homes. It's another 41 homes. However, as alderman Burger did note, you know, this this this solving this problem can't be solved by just one person. It's gonna be solved by cooperation of many, and it's gonna 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 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'd just like to throw that out there as well.

It's interesting. It's interesting that

by come up with a certain amount of homes that you can squeeze in or fit in rather than what might work with the environment there. It just 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 gonna do a traffic study. It just seems like let's get all the money we can.

Well, me jump in here real well, I just wanna say one thing. In Navarro, and whether people agree with it or not, that's fine. You know, I'm just gonna 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 were 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. 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, four or three or four different entities about that Navarro property. And every single one of them said, no way. No way. You cannot, you know, put that kind of density in that area. You cannot put, no, townhomes. We're not gonna buy talk to the HOA at McKay's Mill. They said, no.

We don't want townhomes there. No. Who wants townhomes? Do you want a multifamily there? Absolutely not.

And so when and the it was incredible in density density, and there was originally, I don't know how many units planned. I mean, it was, like, 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 aldermen and their district, And I'm happy to sit around down with them, and I, you know, 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 that came in there with single family homes, and the HOA said, okay. We're good with single family homes, but not a 100 a 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 a 100. So there's a lot of work that goes into this. So I'm not I'm not saying that I'm sorry, mister Burton. I'm not saying that this, you know, development is appropriate now for this time, but there is so many things to consider. And all the people's comments here tonight are worth hearing, and they bring up some great points. And, I mean, we do have a big issue with Clovercroft. We have a huge issue with Kroger Clovercroft, 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 what's what's particularly disappointing as a county resident is that our voices are are moot when it comes to the city of Franklin.

Amen.

Well, city the the town commissioners to be speaking for you because that's their voice. They're your voice.

Yeah. But but the the city of Franklin apparently determines whatever is going to occur and then just pushes it off, and then the 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 appears as though the city of Franklin just determines on its own. And then as a county resident, we're just gonna let hold in the bag.

Well, I I will say that that's state law. So if you wanna argue with state law, you can do it. But I I think we're getting off topic, and I think, Jeff, you need to bring us back into your development because and and and then these are great discussions. And I

Yep. So let's go back in the development. I so at 4094 Clovercroft, we have a series of trees that abut the development the proposed development. Presently, MTE has a utility easement to trim those trees. In the future, there'll 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 abut, or will each individual homeowner? Or 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 trim Exactly. For the sake of making sure that power lines Yeah. Aren't inhibited. If the power lines are gone, why would they continue to turn 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? Yeah. Poplar 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 wanna 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 gonna 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 Clovis Croft Road can be improved. Nothing should be added. Okay.

Appreciate your comments, y'all. We we we do we do need to consider that that there are these major road improvements that are underway and and will change the traffic dynamics as this moves forward. So if if there are many any more questions specific to the development

I have about six or seven 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 the process started with annexation initiation that occurred in December.

Okay. So everything that you've shown us and then you you approached the family or the family approached you to get this done?

No. There was 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 do you know when that was?

Maybe October, September time frame.

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 are seeking an annexation.

Okay. So this property hasn't been annexed out of the county and into the city yet. Is that correct?

Correct. That is correct.

Okay. When if everything moves forward on your best time frame, when is it you expect to break ground on this property?

No. Yeah. If everything went accordingly, it would be maybe spring, summer of next year. Oh, okay. But that all that just means the first part of it. It takes a year to fourteen months, fifteen months or so to complete the infrastructure, which would include any road improvements as Alderman Burger mentioned prior to the starting of any single family home. And then the homes beyond that would take eight to twelve months. So it would be two and a half years before the first resident would ever live there, putting us near the 2028 or, yeah, into '29.

Okay. Have you have you bought the property from the family, or does the family still own it?

We we have to be careful, like, how much we disclose. We're there there's confidentiality issues, Jeff. I'm not trying to be too with Yeah.

Let's let's keep the comments specific to the development, please.

This is Jeff, 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. Mister Burton approached the property owners, they agreed to have a due diligence. The due diligence means that they come to the city and they propose 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?

The plan of services does not commit the board to annex or zone or put 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 police, 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 mister 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 gonna have to do. Here's the infrastructure you're gonna have to build. Here's the sewer and water you're gonna have to put in. And it it goes across the board with every single thing that they they will require. At that point, mister Burton or whoever the applicant would be in that case would be, say, you know, can they do this? 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, Beth, I have a question on that. A lot of times, when the planning commit 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 are some

BS. BS. Poplar Farms, the planning commission unanimously said you should not do it. And you guys, the BOMA said, go ahead.

No. I I said, normally, that does not happen because usually there are variances or things that we can work with that the board of mayor and alderman has the authority to say, well, we'll tweak this or tweak that. But, yeah, you're you're right. I mean, planning commissioner or planning department might say no to it. You might notice something, and they but I voted against it. Four other four three other aldermen voted against it. We voted four of us voted against it. But, anyway

It would seem

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.

Yeah. 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 Williamson go forward with the 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. That was a question I had, Jeff, is is this gonna be a PUD then, ultimately?

The the this is a development plan that is being proposed within the city. Correct?

A but a planned unit development?

Yeah. Yes. They're calling development plan now, but yes.

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 development plan.

It would seem to me going with regular zoning instead of trying to try and put a putt in there and squeeze in more houses.

That's

similar similar to the pattern of developments surrounding it. Those are all, planned developments as well.

What what's the school would this be zoned for?

Michael, do you know the school district in

I don't have it in front of me. I apologize.

Think it gotta be Clovercroft or Trinity. Do you or do you know what Navarra is as well?

I I don't know that off the top of my head. We do have that information, and I can I can share that in future?

Yeah. That's important. Yeah. Trinity's 95% full right now, and Poplar Farms is owned for Trinity. Clovercroft is getting full as well.

Yep.

I think, they're 85% full of Trinity. 20%.

I'll I'll write that down and make sure that we address that.

Yep. Yeah. Available.

The Jeff,

another question for you, Jeff. Do you guys have have have you been asked to pay any impact fees, or when will that when will we know about that?

Yeah. We we'll be subject to standard city of Franklin impact fees. That includes roadway impact fees, sewer impact fees, Parkland education impact fees, school, all all of those things. Yes.

Are IDPs gonna be used for this then if we finally have that?

I'm so sorry. Say that question again.

Did you say IDD, infrastructure development district? Yes. Oh, no. No. That's not planned for.

And I have another question.

Mhmm.

What you're planning and proposing is one thing, but what happens a lot of times is then developers come back and ask for modifications. So what happens and and a lot of them get approved afterwards. So is what you're gonna propose and what gets originally approved, is that what you're gonna stick with?

Yes, ma'am. This is this is a much smaller project. Much larger projects have to shift generally because of market conditions or change in consumer product and needs. This project being as only 41 homes, it would it would not be replanned.

K. Thank you.

Would this development still go forward if you're asked to hold off for another, say, three, four years due to, like, you know, the city or somebody having to do infrastructure work prior to?

I I I think you're asking a hypothetical question. I don't know how to answer. It would depend on the the way in which someone is the reason that someone is asked to to delay, so I I can't answer that.

Okay. Thanks for trying.

Alright, y'all. Any last questions? It's 626. Got a just a few minutes left here.

Yeah. If I can interject, I hope this doesn't open back up. I have 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 them, and the reason why that you were saying it. When Mike 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 lots, didn't entertain townhomes, duplexes, multifamily, all the all those other uses that were listed in vision, frankly. When we design, 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 timeless.

When we talk about the traffic study that we're seeing on, we're 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 crop. That's why we and our team and our consultants and stuff are doing everything that we can to put as much information together to be a resource if we can be to, frankly, to help come up with a comprehensive solution. That that problem is going to remain whether we get to develop this property or not.

I would I would argue and submit, 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 wanting, 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 we take to heart.

We take to mind the things that y'all say. We appreciate it. It's your lives. You live it every day. We're we're not just some mean developers in and out, and we don't care. We 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 y'all go to our website, LabCorp Investments, my my number's on there. Mike's number's on there. Feel free to call us. We'll we'll talk to you. We'll help you any way that we can. But just just

It's 41 homes on 10 acres.

Well, I described it's almost 20 acres, and it's 38 on our development, and then there's three family lots on the D'Bourne property.

Thank you, Cleveland. Any last questions? Just leave it. Alright. Well, I appreciate everyone everyone's time tonight and and joining the meeting and sharing questions and concerns. As I said, this meeting is being 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.