Planning Commission - Regular Meeting

All right. Test test.

call the meeting to order. Um, we've taken roll call. We have a quorum. So, uh, we will move forward with announcements. Staff. Thank you, Mr. Chairman. Items number 27, 28, and 35 have been withdrawn, and item 34 has requested deferral, and it is on your consent agenda. That's all I have, Mr. Chairman. Thank you. That was quick. Um, we didn't have anybody sign up for public comment, correct? Okay, move moving on. Consideration of the minutes. Do we have any comments on the minutes? Do we have a motion? Motion to approve. Second. We have a motion and a second. All those in favor say I. All those opposed? Motion passes. Um, moving on to the consent agenda. Is there anything that we need to just pull off or discuss or take it as a whole? Do I have a motion? Do I have a second? Second. We have a motion and a second on the consent agenda. All those in favor say I. All those opposed. Motion passes. All right. Moving down. Um, moving down old business 2728. We're um withdrawn. We're moving to public hearing item number 29, amendment to article six of the Williamson County zoning ordinance regarding minor site plans. Staff. Uh, thank you, Mr. Chairman. So, recently the planning commission reviewed two concept plans for residential developments. There was remaining acreage on those that were to be developed for non-residential uses in the future and the remaining acreage was not approve part of the approved concept plan. So after the meeting, staff heard concerns about the effects these future non-residential uses would have on the

surrounding area and the infrastructure, particularly the impact on traffic and how similar uses can have different impacts regardless of the size of the buildings the use occupies. And so those types of uses were such as a fast food restaurant that generate high volumes of traffic but are largely in buildings that are less than 5,000 square feet in size. Staff heard the concerns that site plans for these future nonresidential uses would not be reviewed by the planning commission but rather by staff and staff does share these concerns. So currently section 6.01 01, which you can see on the screen, allows staff to review certain minor site plans for non-residential uses. These are typically site plans where the proposed additions are 5,000 square ft or less or where there's no building proposed. Staff can also review both non-residential uses and special uses that have been approved by the board of zoning appeals where the square footage for all of the buildings is 5,000 square feet or less. Now, site plans where a single proposed building is 5,1 square feet or more is considered by this body as a major site plan. So, it's not unusual for some of the standalone commercial and or other non-residential uses to occupy a building that's less than 5,000 square ft and that would only currently require staff level review. So, in order to address the concerns that we heard, we're we're proposing this amendment, which you can see below that in in yellow and underlined where this would increase the planning commission's involvement and input with the non-residential uses that may have an impact on infrastructure and the surrounding area in which they are located. If approved, site plans for all

new commercial uses found in tables 11.01 and 11.02 of the zoning ordinance would be considered as major site plans and would be reviewed by the planning commission. And this is regardless of the square footage of the buildings. So staff believes that this text amendment will address the concerns that we heard and we recommend approval of the text amendment and the attached resolution which was in your packet be forwarded to the county commission for re with a recommendation for approval. Thank you. Um this is a public hearing but we did not have anybody sign up. Correct. Okay. So, um, we will on to any any questions or comments from planning commission members. We have a motion. Do I have a second? Second. We have a motion and a second. All those in favor say I. All those opposed. Motion passes. Moving on to non-residential site plan. Site plan review revision for deer run retreat containing zero lots on 81.06 acres located off Perkins Road in the ninth voting district. Staff, thank you, Mr. Chairman. The retreat is located off Perkins Road. There you see the direction of Perkins Road in in red. The site is 81.06 acres. project includes a 5,400 square foot administration welcome center, a parking lot, and an entrance gate with a guard shack. There you see the welcome center in the pink, the parking lot in the brown, and then the guard shack in the yellow. Water is provided by HP HB and TS utility district. The rural tree is served by a nontraditional wastewater treatment and disposal system and staff recommends approval with the standard conditions outlined in the staff

report. Thank you. Any any questions for staff? Do I have a motion on item 30? I have a motion. Second. Have a second. All those in favor say I. All those opposed? Motion passes. Site item 31, site plan review for High Park Hill amenity area containing zero lots on 6.56 acres located off Murphy'sboro Road in the fifth voting district. Staff, thank you, Mr. Chairman. Um, the applicant has requested deferral to the June 2025 meeting. Thank you. Do we have to vote on that? Uh, was that on consent? It was not on then you do. Uh, do we have a motion for deferral? Have a second. All those in favor say I. All those opposed? Motion passes. Moving on to item 32, site plan review for healthy flavors containing zero lots on 17.56 acres located off of Shel Shelbyville Highway in the fifth voting district. Staff. Thank you, Mr. Chairman. Uh, Healthy Flavors is located off Shelbyville Highway. There you see Shelby Shelbyville Highway in in red. The site is 17.56 acres. There you see the site outlined in the pink. The project is to add seven uh green houses totaling 20,160,000 square feet. And there you see the green ha green houses in the yellow and you see it over on the left where it's located on on the site. Water is provided by the Nolanville College Grove Utility District. Sewer is an on-site septic system and staff recommends approval with the standard conditions outlined in the staff

report. Thank you. Any any comments on item 32? Any questions? Hearing none. Do we have a a motion? Thank you. Do we have a motion? Do we have a second? Second. We have a motion and a second. All those in favor say I. All those opposed. Motion passes. Moving on to concept plans. Item 33, concept plan review for Adley subdivision containing 30 lots on 151 acres located off Manley Lane in the 8th voting district staff. Thank you, Mr. Chairman. This is the aerial view of Adley. We'll zooming into it. You can see the school on the left. This project is located off of Manley Lane. You can see Manley Lane in the red. Property totals 151 acres. It's a 30 lot conservation subdivision. You'll see the lots coming up in the purple. The density is one unit per 5 acres. The lots are between 1 acre and 3.52 acres in size. It's 97.46 acres of open space. Everything that's outside of the purple is the open space. The internal roadways will be private and gated. The traffic analysis was reviewed by the county's traffic consultant and she has recommended approval from a traffic standpoint. Water is provided by the city of Franklin and sewer is provided by Limestone Water Utility Company. This is the natural resource protection plan. The contains moderate and very steep slopes. You can see them here on the screen in the the light gray and the dark gray. There are pockets of woodlands located on the property. And

there are wetlands. You can see them in the red there. and approximately 73% of the site will remain in open space. Staff does recommend approval of the concept plan with all of the conditions outlined in the staff report. Thank you. Um any questions at this point? I have one if the applicant is here. Um, state your name. Eric McNeely. McNeely Civil Engineering. Thank you, Eric. Um, so with limestone, is is there a sewer extension? I mean, I know we're at concept stage at this point. What's what's the overall plan? Is there a sewer extension to get that added on? Yes, we uh we went through the um uh application went through the Tennessee Public Utilities Commission and we got what was called our uh CCN expansion, which is a certificate of necessity and need to to serve the project with sewer. So, it's like any other utility. We designed the um we designed the extension for the sewer system into the subdivision and they are the utility that accepts it. Good deal. Okay, any other questions? Thank you, Eric. Um, hearing none. Do we have a Do we have a motion on item 33? Motion to approve. Do we have a second? Second. We have a motion and a second on item 33. All those in favor say I. All those opposed. Motion passes. Moving on to preliminary plats. Item 34 was on consent. Item 35 has been withdrawn. Moving on to prelim item 36, preliminary plat revised for Trouidor

Golf and Field Club phase 5 containing four lots on 7.01 acres located off of Club View Drive in the fifth voting district staff. Thank you, Mr. Chairman. This plat was previously approved in July of 2023. The phase total 7.01 01 acres. There are four lots and approximately 1 acre of open space. The applicant is requesting modification of a specific condition of approval related to the completion of certain roadway improvements prior to submittal of the final plaque containing the 288th lot. Um those roadway improvements include the widening of Patent Road to 11t travel lanes and 4ft shoulders for a distance of 1,000 ft. So that's 500 ft in each direction from the entrance and those improvements meet the Astro requirements for a rural collector roadway. The Williamson County Highway Commission approved the construction plans in March of 2025 and they approved the closure of a portion of Patton Road in April of 25. So, the roadway will be closed while school is out of session and the improvements should be completed by July the 30th. The applicant submitted a revised traffic study indicating the improvements weren't needed until the platting of the 336th lot due to the location of this phase's lots within the development. Our county's traffic consultant reviewed this revised traffic study and concurred with the findings and has recommended approval from a traffic standpoint. And finally, staff recommends approval with the standard conditions outlined in the staff report. I do want to note that a final plat for this section does appear as item 45 on your agenda. Thank

you. Any questions on item 36? So, for clarification, the way it was approved before, they needed to do these roadway improvements with the 288th lot. Now, we're saying it can wait till the 336th. Yes. So, they can wait until the 336th. However, they are preparing to construct them. Okay. What um what in the what in the uh new traffic study uh was was compelling to um adjust that recommendation? It was the location of the lots. So on the screen you can see the location of the lots within the development and that the traffic would be funneled not to patent road but instead to Cox Road and the existing entrance and exits or that exist for Trouidor now. So, the distribution of the traffic would go out to Cox Road, not come out to Patton Road. Any other questions? Yes, Mr. Crow. I've got a question on the golf course. Uh, it says in here that uh they possibly could lease it out, and if they do lease it out, would it still stay private for just the occupants of the subdivision? And you're talking about the golf course itself could be leased out. Is the uh is there an applicant or somebody here? Yeah. Good evening. Matt Bryant with M2 Group. Um the the golf course is actually uh leased, but it's on land that's owned by the HOA. So, they have a the club operates the golf course on land that's owned by the HOA, but there's no intention to open it up to anybody outside of the the community. If if they opened it up outside the community would have to come back to us. So, they just automatically could do it.

Christie to um I mean, the setup that they have has been this way for many years. And so when they originally got the golf club approved, um I reviewed the lease agreement to make sure it was consistent with the HOA obligations in the common open space. Um if for some reason it became a commercial golf course that's open to just the general public. That would likely change the use classification and that would be a different um they'd probably have to just completely do a site plan. But I don't think they're able to even do that because this is open space that's required in order to meet the density calculations. Um, and so they could ask that all day long, but y'all can't really say no. I mean, you can't say yes based on the zoning ordinance standards. Okay. Thank you. Any other questions? Do I have a motion on item 36? Thank you. Second. We have a motion and a second. All those in favor say I. All those opposed. Motion passes. Moving on to item 37, preliminary plat review revised for Trouidor Golf and Field Club phase 12 contains 16 lots on 22.59 acres located off of Club View Drive in the Fifth Voting District. Staff. Thank you, Mr. Chairman. This plat was previously approved in December of 2021. This phase totals 29.59 acres. There are 16 lots and approximately 7.6 acres of open space. Again, this is the requesting a modification of the specific condition of approval related to the completion of certain roadway improvements prior to the submittal of the final plat containing the 288th lot. Again, the roadway improvements are the widening of Patton Road to the 11T travel lanes and 4ft shoulders for a distance of 1,000 ft. And then those improvements meet Astro requirements for

the rural collector roadway. The highway commission approved the construction plans in March and then approved the closure of the portion of Patent Road in April. Again, those improvements will be done during uh while school is out of session and should be completed by July the 30th. Then that's before school opens. The applicant did submit the revised traffic study indicating the improvements weren't needed until the 336th lot due to the location of the phases lots within the development and the county's traffic consultant did review and concur with those findings. Excuse me. Staff recommends approval with the standard conditions outlined in the staff report. And one additional thing, the final plat for this section appears as item 44 on your agenda. Thank you. Any uh questions on item 37? Hearing none. Do we have a motion? Second. We have a motion in a second. All those in favor say I. All those opposed. Motion passes. Moving on to item 38, preliminary plat revised for Trouidor Golf and Field Club phase 13 containing 48 lots on 154.98 acres located off of Club View Drive in the fifth voting district. Staff, thank you, Mr. Chairman. This phase was previously approved in August of 2023. The phase totals 154.98 acres. There are 48 lots and approximately 66 acres of open space. Again, this is requesting the modification of the same condition related to the completion of the roadway improvements prior to the submittal of the 288th lot. Those roadway improvements include the widening of Patent Road to

the 11T travel lanes and 4ft shoulders for the distance of 1,000 ft. And those improvements meet ASHTTO requirements for the rural collector roadway. Highway Commission approved the construction plans in March and then the closure of a portion of Patent Road in April. And so again, those those improvements should be completed while school is out and completed by July 30th before school goes into session. The applicant submitted the revised traffic study indicating the improvements weren't needed until the 336th lot due to the location of the phases lots within the development. Again, the county's traffic consultant reviewed and concurred with those findings and staff does recommend approval with the standard conditions outlined in your report. Finally, there are two final plats for this section. They appear as items 46 and 47 on your agenda. Thank you. Any other any questions on item 38? Hearing none. Do we have a motion? And we have a motion and a second. All those in favor say I. Opposed? Motion passes. Moving on to item 39, preliminary plat review revised for High Park Hill subdivision phase 4 containing 40 lots on 81.11 acres located off of Murphy'sboro Road in the fifth voting district. Staff, thank you, Mr. Chairman. This development is located north of Murphy'sboro Road. This phase totals 81.11 acres. It's consists of 40 lots. The revision is to add acreage to eight lots from open space within the phase. There you see the eight lots in the pink. Uh the required open space is still met. Uh water is provided by Nolanville College Grove Utility District. The lots are served by

non-traditional wastewater treatment and disposal system and staff recommends approval with the standard conditions outlined in the staff report. Thank you. Any questions on item 39? Hearing none. Do we have a motion? Second. Second. We have a motion and a second. All those in favor say I. All those opposed. The motion passes. Moving on to item 40. Preliminary plat review for Star Creek subdivision phase 2 containing 20 lot 25 lots on 25 acres located off New Town Road in the second voting district. Staff, thank you, Mr. Chairman. This development is located off Arnold College Grove Road. There you see Arnold College Grove Road at the top of the screen. This phase total is 165.32 acres. Consist of 25 lots. There you see the 25 lots in the pink. And there's also approximately 27 acres of open space. You see the open space in the green. Uh roads will be public. There is the road road network in the yellow. And waters provided by the Nonlesensville College Grove Utility District and lots are served by a non-traditional wastewater treatment and disposal system. The preliminary plan is consistent with the concept plan and staff recommends approval with the standard conditions outlined in the staff report. Thank you. Any any questions on item 40 hearing? None. Do we have a motion? Motion to approve first. Second. We have a motion and a second. All those in favor say I. All those opposed. Motion passes. Moving on to final plats. Item 41, final plat review for Puit large lot easement subdivision containing one lot on 5.03 acres located off Lewisburg Pike

in the second voting district. Staff. Uh thank you, Mr. Chairman. Uh this project is located off Lewisburg Pike as you can see in red to your lower left of the screen. Uh the development totals 5.03 acres. Uh it consists of one lot as you can see in pink. And this will be the fourth lot off a shared access and utility easement shown in green. Uh water will be provided by the HB&Ts utility district. Waste water will be handled via individual on-site septic systems. Uh this final plat is consistent with the previously approved preliminary plat and staff recommends approval with standard conditions outlined in the staff report. Thank you. Any questions on item 41? Hearing none. Do we have a motion? We have a motion and a second. And all those in favor say I. All those opposed. Motion passes. Moving on to item 42, final plat review for Wernern Ruger property large lot easement subdivision containing one lot on 9.93 acres located off of Gocei Hill Road in the 12th building district. Staff, thank you, Mr. Chairman. Uh, this project is located off Hill Road as you can see in red. Uh, the development consists of 9.93 acres. Um, it is one lot as you can see in the blue. Access to the lot will be provided via an access and utility easement shown in yellow. Water will be provided by the Milcraftoft and utility district. Waste water will be handled via individual on-site septic systems. Uh, this final plat is consistent with the previously approved preliminary plat and staff recommends approval with

a condition regarding the access easement outlined in the staff report. Thank you. Any questions on item 42? Second. We have a motion and a second. All those in favor say I. All those opposed? Motion passes. Moving on to item 43, final plat reapproval review of Arrington Wood subdivision section 1 containing three lots on 20.87 acres located off Nolanville Road in the fifth voting district staff. Thank you, Mr. Chairman. The property is located off of Nolanville Road shown on the left side of the screen in red. The development totals 20.87 acres in size and contains three lots shown in the pink. There's approximately 1 acre of open space shown in the green on the bottom left of the screen and roads within the developments which are shown in yellow will be private and gated. The purpose of this reapproval is to move the location of the gate and some water lines. Water will be provided by the Nolanville Collegeg utility district and wastewater handled via individual on-site septic systems. This is consistent with the preliminary plant and staff recommends approval with the standard conditions outlined in the staff report. Thank you. Any questions on item 43? Do we have a motion? Do we have a second? Second. We have a motion and a second. All those in favor say I. All those opposed. Motion passes. Moving on to item 44, final plat review for Trouidor Golf and Field Club section 12B containing eight lots on 14.96 acres off Club View Drive in the fifth voting district. Staff. Thank you, Mr. Chairman. This development is loaded located located off uh six strings six strings drive and there you see the the road in the red. The development totals 14.96 acres be consists of eight lots. There

you see the eight lots in the pink and the slide on the right will will sit on top of the one on the left. There's approximately 7.6 acres of open space. There you see the open space in the green. The roads within the development are private and gated. The water is provided by the Milcraftoft and utility district. The lots are served by a non-traditional wastewater treatment and disposal system. The final plat is consist consistent with the revised preliminary plat. And so long as item 37 was approved, staff recommends approval with the standard conditions outlined in the staff report. Thank you. Any questions on item 44? Do we have a motion? Motion to approve for staff's recommendation. We have a second. We have a motion and a second. All those in favor say I. All those opposed. Motion passes. Moving on to item 45, final plat review for Trouidor Golf and Field Club section 5 containing four lots on 7.01 101 acres located off of Club View Drive in the fifth voting district. Staff, thank you, Mr. Chairman. This section is located off off of Trident Ridge Road. There you see Trident Ridge Road in in the red. The development total 7.01 acres. It consists of four lots. There you see the four lots in the pink. There's approximately one acre of open space. There you see the open space in the green. The roads within the development are private and gated. There you see the the road that will provide access in in the yellow. The water provided by the Milcraftoftton utility district. The lots are served by a non-traditional wastewater treatment and disposal system. This is final plat. The revised or this final plat is consistent with

the revised preliminary plat. And so long as item 36 was approved, staff recommends approval with the standard conditions outlined in the staff report. Thank you. Any questions on item 45? Do we have a motion? Motion to approve first. Second. Second. We have a motion and a second. All those in favor say I. All those opposed. Motion passes. Moving on to item 46, final plat review for Trouidor Golf and Field Club LO section 13B containing 32 lots on 42.33 acres located off of Club View Drive in the fifth voting district. Staff, thank you, Mr. Chairman. Property is located north of Cox Road, shown in red on the bottom right of the screen. The development totals 42.33 acres in size and contains 32 lots shown in pink. There's approximately 20 acres of open space which is going to be shown in the green and the roads in the development are private and gated shown in the yellow. Water will be provided by Nolanville College Grove Utility District and waste water will be handled via nontraditional wastewater treatment disposal system. This plan is consistent with the revised plinary plant and so long as item 38 was approved, staff recommends approval of the standard conditions outlined in the staff report. Thank you. Any questions on item 46? Do we have a motion? Motion to approve first step. Second. We have a motion in a second. All those in favor say I. All those opposed. Motion passes. Moving on to item 47, final plant review for Trouador Golf and Field Club section 14 containing four lots on 6.59 acres located off of Club View Drive in the Fifth Voting District. Staff. Thank you, Mr. Chairman. This property is located north of Cox Road with an arrow pointing to it on the bottom of the screen. The development totals 6.59 acres in size and contains four lots shown in the pink. There's

approximately 1 acre of open space shown in the green on the left side of the screen and the roads within the development are private and gated shown in yellow. Water is provided by the Nolanville Collegeg utility district and waste water handled via non-traditional wastewater treatment and disposal system. This plat is consistent with revised plinary plat so long as item 38 is approved, staff recommends approval standard conditions outlined in the staff report. Thank you. Any questions on item 47? [Applause] Second. We have a motion and a second. All those in favor say I. All those opposed. Motion passes. Item 48, final plat review for Little Creek Farm subdivision containing 18 lots on 57.08 acres located off Wilson Pike in the fourth voting district. Staff. Thank you, Mr. Chairman. The property is located off of Wilson Pike, shown in red in the top right of the screen. The development is approximately 57.08 acres in size and contains 18 lots shown in pink. There's approximately 23 acres of open space shown in green and water will be provided by the Milcraftoft utility district and waste water handled via individual on-site septic systems which the Department of Student Management has approved. This splat is consistent with the revised preliminary plant and staff recommends approval with the standard conditions outlined in the staff report. Thank you. Any questions on item 48? Any uh do I have a motion? We have a second. And we have a second. All those in favor say I. All those opposed. Motion passes. Moving on to item 49, final plat review for Archer Springs large lot easement subdivision containing four lots on 33.7 acres located off of Benon Hollow Road in the second voting district. Staff. Thank you, Mr. Chairman. This property is located off Bennett Hall Road shown in red on the right side of the screen. The development totals 33.7 acres in size and contains four lots shown in the pink. The development will be accessed via 50 foot wide shared access utility easement shown in the dark green and

water will be provided by the Milcraftoft and utility district and wastewater handled via individual on-site subject systems that the department of student disposal management has approved. This plat is consistent with the preliminary plat and staff recommends approval with the standard conditions outlined in the staff report. Thank you. Any questions on item 49? Do we have a motion? Do we have a second? We have a motion and a second. All those in favor say I. All those opposed. Motion passes. Do we have a any further business? We do not. Motion for adjournment. Motion. So moved. Thank you.