Planning Commission - Regular Meeting

Williams County Regional Planning Commission is now called to order. We do have a quorum. Do we have any announcements there?

Yes, Mr. Chairman. There is a revised report for item 18 to correct the reference to the open space and the acreage on the item. Item 19 has been withdrawn. Items 12 and 16 are on your consent agenda for deferral. And item 15, the Arrington Village amendments. During the presentation, staff will recommend deferral to your October meeting. And then Mr. Madison has an announcement.

Yes, thank you. I just wanted to announce that unfortunately this evening is Jessica's last meeting as a planning commission member. Jessica was elected to the school board and so she's going to focus her efforts on that endeavor. Jessica, you've been a very good planning commission member all these years and I know I'm speaking for a lot of us that really appreciated your intelligence, the, you know, insights that you provided and the, you know, comments and observations that you provided over the years, and we're going to miss you.

Thank you. Okay. Any other announcements? That's it? Okay at this time we'll turn to the public comments. Anyone who signed up? We have one person that signed up and please come forward to the podium. Give us your name and address and you have three minutes. Gerald Wiggins.

Wigger.

Yes sir.

Thank you very much. Commission, thank you for your time. I'm Jerry Wigger. I represent the Terra Vista Homeowners Association. Let me take a moment to read the promotional material from the Jones Company. Why you'll love the Jones Company. Extensive tree and shrub landscaping, exceptional architecture, and streetscape. Live smarter, live well, live Jones. Commission, it is not my intent and it has never been my intent to overburden you all with communications concerning these various matters that Terra Vista has with the Jones Company. It is my intent to represent the 98 homeowners at Terra Vista to the best of our ability. I have... Every time I've appeared before this committee, I've discussed the access road at Stanley Court, sediment basin number five, slope area at the fire pit, damaged concrete and apron curbs, five tree replacements, multiple areas of damaged sod. These problems are not going away. I recently sent a report to Attorney Ransom on each of these issues that persist to this day. I hope you had a chance to review it. As Commissioner Crohn said last month, the county will call the bonds in September 2026 if the work is not complete the work is not complete it's not even close you'll hear it probably at some point that we're out there we're working on it but they've been working on it for two and a half years it's time to call the bonds Terra Vista homeowners simply want the Jones Company to fulfill its promises, comply with the development plans and specs approved by the county. If they can't get it done, which they obviously have not been able to, the bonds need to be called. Thank you.

Thank you, sir. Seeing no one else, we'll close the public comments at this time. Excuse me. We'll have right now the consideration of the minutes for August 13th. Have all the commissioners had a chance to read them? Any changes? Corrections? Do we have a motion to accept them?

So moved.

Motion to second. All in favor signify by saying aye. Aye. Opposed? Motion carries. Thank you. Sir? My name is Tom Patterman. Sir, wait a minute, please. This is not the time for the public hearing. We'll go into the public hearing later.

Oh, okay.

I will call you. Thank you.

Thank you.

Okay. Right now we'll go to the consent agenda. Any of the commissioners wish to pull any item off the consent agenda? If not, we'll hear it as a whole. Seeing none, we'll take it as a whole. Do we have a motion to accept the consent agenda as written?

Second.

A motion to have a second? Second. Motion to have a second. All in favor signify by saying aye. Aye. Opposed? Motion carries. Thank you. Under Old Business, Item 11, Terra Vista Road Drainage and Erosion Control Bond Update.

Hi, good evening. Brent Thaney with Truland representing Jones Company. I'd like to address a couple comments made by Mr. Wiggers with regard to some of the kind of just general statements. I'm going to address them, what I think he's referring to, but without specifics, it's hard to know. The fire pit area, the county had asked that the retaining wall that's part of that be replaced moved after looking at the ordinance it's lower than four feet so it does not need to be moved. The letter was provided for the engineering for the install of that retaining wall. The current drawing with the wastewater road that has tentatively been approved by the county when we met on site a week ago does not have an apron in that drawing. That's going to engineers here and they can make comments to that. But that road is connected straight to the asphalt and that's currently how it's constructed. As far as detention pond five, part of that which was approved was adding a concrete flume into that detention pond that has been done and completed. So that work is done. As far as a general status update, the contractor completed grading the bottom of the ponds near the end of August. T Squared and I walked the site. At that point, pond one and pond 2D, I believe it is, had groundwater coming up through it. So we subsequently reached out to staff to meet on site to come up with a fix to address those issues and get the rock skirt on the wastewater road approved, looked at. An agreement of how to deal with that groundwater was made at that meeting. The county requested that the construction drawings be amended and changed, which the engineer is currently working on. I'll let them speak to that. Once they have those completed, they'll turn them into the county for formal approval. We have a contractor that's waiting for those plans to be approved and they'll be on site within a week or two of approval of those plans to execute the fix for the groundwater and put the skirt on the road. And at that time, excuse me, we can address any other minor concerns. And we'll have to repair the grass again when we go in and do those fixes for the groundwater. I'm happy to answer any questions.

I guess first of all, we'll go to staff. Is that you're in agreement with waiting for plans in order to continue?

Well, yeah, I mean, he has described pretty well. They requested a meeting, and I met with the engineer and Brent out there. And I have a little synopsis of that meeting. And he's mentioned, I think, pretty much every one of those. Pond 1, definitely, it was graded. per the plans, but some subsurface water has been discovered and that's got to be addressed, which they've agreed to do that and submit plans. Same with Pond 2D. Also the wastewater road, it's definitely scouring. That does have to be fixed and they're going to provide some plans for that. The steep areas, there are still some areas that are steeper than the original plans. I think there's about three or four that I'm aware of that have been identified. So I need some additional information on the stability of that. Right now, I don't see anything that indicates any failures of the slope, but that's something we want. An updated certification. for all the activities that have happened out there or all the stormwater system. And then there's little issues. I mean, there are broken curbs that have happened since this work has begun and that need to be repaired. Everything's going to have to obviously be stabilized. The areas that were destabilized, we'll need that. But without going into too many details there, I think that's a pretty good synopsis.

So you're satisfied with the progress at this time, and you feel the rest can be done? It can be done, yes. In a reasonable time. I think that it can. Do you have a time frame when this – I know we keep – this is like a say the song, different verse.

Do you have a time? That's what I said. I think we can have – and I've already spoken with the contractor on site within a week or so once the final approval plans come out and we know exactly what that fix is. I mean, we have it in concept, but I don't have the drawings back yet. I would estimate anticipating probably two weeks or so from the time they start to executing what I think is going to come back out of those drawings.

Mr. Chairman, I'd like to hear maybe from the design engineer. They submit the plans and they believe that that design will work. We review the plans, make sure that they will meet the minimum standards of the county, but that's not our seal on the plans. It's their seal on the plans. So they're putting the ponds in the final state and they find out they're below the water table. Okay, well, they're going to have to revise the plans to do an underdrain, to do something to make them work now. And so it depends not only on the contractor and the developer, how fast the engineer can get those plans revised. And I can guarantee you it's not going to happen any faster if we call this bond and if the county has to do it. So I would give them the time they need. I made the comment back in the winter we'd be talking in July about calling the bond, and that's what we did. We were talking about calling the bond. But they're spending money, they're doing things to try and fix the problem, and I say we keep letting them do that.

Okay. All right. Well, let's go to the commission then. Any questions from the commission, the applicant or the staff?

I'd just like to say, of course, we've talked about this every month. It's the same old song and dance every month. They'll be here. They was going to be here yesterday. They're going to start on it. Or they're supposed to be here tomorrow. And then next month, it's the same thing. I don't understand it. I could have took a grubbing hoe and fixed what y'all have been doing for the past two years, it looks to me like, but that's just a comment. So for what it's worth, that's it.

Any other comments? Yes, ma'am.

When do we think this is going to end?

I mean, from my end to staff's comment about a lot of it, I don't control. We can ask T-Squared when they believe the drawings will get submitted. Then we'll need that approval from the county. I'm hoping that timeline is in the next week or two.

Someone from T-Squared here.

I'm sorry?

Are you from T-Square? Okay, go ahead.

Nathan McVay with T-Square Engineering. So the three top bullet points you see are all going to be packaged into one resubmittal. So the wastewater road and both pond revisions. The wastewater revision's been drafted. It's ready to go. Working through about 50% right now with the underdrain solution. Looking to submit that middle next week. And so all three of those items will go through for approval. But like Mr. Heflin said, there's not many ponds in the county that have underdrains. So once it's installed, we'll kind of have to see how it works with the groundwater, make sure it's operating as intended. But as far as the design and the approvals of that, we'll get that kicked off and then the IDT to them middle next week.

Okay. From our end, I'll have a contractor within a week or so starting. the physical work because we'll have to see what those drawings are, get the estimate, get it bid, and then have them.

Maybe before Thanksgiving?

Oh, yeah, certainly before then.

Okay. Let me ask staff, if you don't mind, what would be a reasonable time you think that we should wrap this thing up?

We've had bonds that have been out there for 15-plus years, okay? We've got an HOA here that is beating the drum, and I understand their concerns. But we can't. We certainly can't give you. We don't manage their work schedule and their contracts. I don't know how long it's going to take them to do this. And I couldn't even say, based on what they might run into, what we would expect would be a reasonable time frame. But they're working on it, and we've got a bond. So I say we continue with this process.

Mr. Chairman, if I might address the group. My name is Tom White. I represent the Jones Company. I heard the disparaging comment about the Jones Company. They've been around a long time, but I want to be very clear. I've been very clear to my client they need to get out here and do whatever they can to get the work done. I think as one of the commissioners mentioned, the weather's not been the very best, but there's been activity at the site. My client's been in touch with the staff. It doesn't mean we've done everything right. It doesn't mean that it's finished today, but we've been out there trying to make it work. If the county would cause some bond, we've all been through that previously, it's really not a good fix. It takes a lot of time, a lot of effort. It's going to be done a whole lot faster by my client, and they understand they're responding to this group every month. They'll continue to do that. We're not avoiding anything. We've got inexpensive consultants. We've got basically an engineer from T-Squared. They're turning things in. They're meeting your representatives on the site. It doesn't mean we're doing it perfectly, but we're certainly trying to give it our very best shot. They would far rather be doing that than be down here in front of the commission answering it, but we're giving it our very best shot. That's what I've recommended them to do, and I respectfully ask that everybody the matter be continued at least to the next meeting let's see where we are but they're not going away and they can certainly do the work more effectively than than somebody engaged by the commission to do it so we respectfully ask that it be deferred until the next meeting check us see where we are but we're turning in things we've got engineers and other people involved so appreciate your courtesies and sorry to carry this further i know you got a long agenda tonight but respectfully ask it be deferred until the october meeting and check and see where we are thank you for your courtesies

Okay, well, I thank you for what you said, but the only problem we have is we've been hearing this over and over. We got people working on it. You could have six people working on it, but are they accomplishing anything? And that's our problem. It puts us in a bad light sitting here with... We've never seen anything like this where it takes this long to get something completed and you keep saying we'll come back next month and we'll tell you where we stand next month. We'd like to know and get it done. So we've got this behind all of us.

And we hear that as clear as I've not appeared down here in front of this group on this matter before. My law partner has. but I'm saying we understand very clearly the frustration, the weather's not been ideal. And I respectfully would submit that somebody engaged by the County probably couldn't do it any faster than we are. That's our, that's our comment. It was mentioned by one of the commissioners. So we're under your, we're under your radar screen. We understand that. And sorry, it hasn't been finished right now. That's the very best we can say. but it's not like the client has ignored you. We've seen a lot of these over the years where the contractor goes away. We haven't gone away.

It's not only just the ponds. You've got broken sidewalks. These are simple fixes. Why is any of this still not done? Your curbs and stuff.

I'm not sure what, when you say that he mentioned it was still broken curves. Well, there, there is, and we're going to have to go right back over that area to fix it. So it just doesn't make sense to fix it. And then there's a high chance we'll break it again the day we go over it. So we'll have to go right through that, that curve area to access the ponds.

I respectfully asked if it's put off a month, I understand there's frustration by the homeless. I don't blame them for that. but at the end of the day has been commented, the County can't do it any quicker. We're spending the money to do it. And we'd respectfully ask that we be deferred to the next meeting. We'll give it our very best shot. I'll be back here. one way or the other a month from now and would respectfully ask for that consideration. They're a responsible company. They've been around a long time. Thank you. Thank you.

I guess the way it looks to me, if our engineers feel they should extend it and they can't do it any better than these people are doing it, we'll wait until next month and see what comes up unless anybody has any different ideas. Thank you.

Thank you.

Okay, item number 12 on the old business was a concept plan for 1600 River Landing Drive containing two lots on 22.76 acres located off of River Landing Drive in the ninth voting district and understand that this has been asked to be deferred and we'll need a motion to defer this item.

It was on consent agenda. It's already been deferred.

Okay. Thank you. Item number 13.

Mr. Chairman, I'm going to accuse myself of... 13.

Okay. Thank you. As an old business preliminary flat review for Lofty Meadows estate subdivision containing five lots on 32.3 acres located off Arno College Grove Road in the second voting district. Staff.

Thank you, Mr. Chairman. The property is located off Arno College Grove Road. You can see that on the top of the screen denoted in red. The development totals 32.3 acres in size. It contains five lots. The lots will be shown in the dark blue. The property is accessed via a shared access easement that's shown in yellow in the center of the screen. Water is provided by the Millcroft and Utility District. Lots are served by individual on-site subject systems. The Department of Sewage Disposal Management has approved this. And staff records approval, the standard conditions outlined in the staff report.

Thank you. Is the applicant present?

Yes, sir. Joey Wilson with Wilson & Associates.

Do you have anything to add to the comments so far? No, sir. Any questions of the applicant at this time? Seeing none, do we have a motion on this item? Motion and a second. All in favor signify by saying aye. Aye. Opposed? Motion carries. Thank you. Thank you. The next on the agenda will be a public hearing. The people who have signed up for this, we will call their name. They will come forward, and we will give them three minutes to give us their take on what they want us to hear.

Pardon me, Mr. Chairman. May I be excused? My work is done here tonight.

Yes, sir.

Thank you.

Item number 14, amendment to the official zoning map to rezone the following parcels from Rural Preservation 5 to Municipality Growth Area 5. Tax map 051, parcel 15.00, 15.02, 15.04. Tax map 063, parcel... 12.00 and tax map 064 parcel 1100 and 1102. Staff?

Thank you Mr. Chairman. The City of Franklin de-annexed the eight properties that are coming up on the screen on July 7th of this year. The properties total approximately 837 acres. They are now in the county's jurisdiction but will remain inside Franklin's urban growth boundary. They are currently used for and will continue to be used for agricultural purposes. And the parcels were zoned Rural Preservation 5 upon deannexation by the city. Planning Commission must recommend a zoning classification that conforms to the comprehensive plan. The plan does call for these property to be rural. As the properties will remain inside the UGB and will be used for agricultural purposes, staff recommends the parcels be rezoned to Municipal Growth Area 5. You can see the dark gray on the screen. That's our Municipal Growth Area 5 zoning district. Both the RP5 and MGA5 allow a maximum density of one unit per five acres with the chief distinction between the two districts being allowable uses. Conservation subdivisions and wastewater systems are allowed in the RP5 district but are not allowed in the MGA5 district. And the rezoning the properties to MGA 5 is appropriate based on the continued agricultural use of those properties and that the properties will remain inside Franklin's urban growth boundary. Section 4.05 of the zoning ordinance provides guidance for map amendments. We included that section within your packets. And staff believes that a number of those factors support this recommendation to rezone the properties to MGA 5, particularly that the map amendment is consistent with the county's comprehensive land use plan, which once again calls for the properties to be rural. Given the city's de-annexation of the properties and that they will remain in the city's UGB, the rezoning is consistent with both the growth plans and the comprehensive plans policies. Based on these findings, staff recommends approval of the MAP amendment and that you recommend approval of the resolution in your packets before we're to the county commission for adoption.

Thank you. No one has signed up for the public hearing on this item, so we'll open the public hearing, and seeing nobody signed up, we will close it, and we'll go to the Commission for questions. Any questions or comment on this item? Do we have a motion on this item?

We have a motion.

Second. We have a second. All in favor signify by saying aye. Aye. Opposed? Motion carries. Thank you. Item number 15 will be an amendment to the Williamson County zoning ordinance regarding the creation of a standard for the Harrington Village and the amendment to the official zoning map to apply to the Arrington Village. Staff.

Thank you, Mr. Chairman. The Arrington Village plan was unanimously endorsed by the County Commission and adopted by the Planning Commission in March of 2025. This plan created a long-term goal for the Arrington community and is based on extensive citizen participation. Planning staff has been working with the Arrington Citizens Advisory Committee to develop a tailored set of development standards and these development standards will only apply to the Arrington study area and help implement the plan. So right up on the screen you can see the existing zoning on the left hand side is the Hamlet is in the purple and then the Rural Development 5 is in the green. The study area is outlined in the black and the red for the Hamlet. You can see the study area. On the right hand side of the screen is the proposed zoning where both districts, the Hamlet and the Rural Development 5 will go to the Arrington Village. All right, so the result of the process to create a tailored set of development standards is the creation of the Arrington Village, you can see that in the orange, and then the standards for the Arrington Village District. And the district will take place of the generic Hamlet District, which I showed you a moment ago, and encompass the entire study area, which does include those parcels that are currently zoned Rural Development 5. So I'm going to go briefly over the difference in the allowable uses between the existing Hamlet District and the proposed Arrington Village District. So I'm about to show you what the uses that are currently allowed in Hamlet but will not be allowed in the Arrington Village. These are apartments won't be allowed in the Arrington Village, cultural institutions, bars or taverns, golf courses, golf course driving ranges, entertainment establishments, liquor stores, retail sales and service extensive, this would be such as the Home Depot or Lowe's, automotive and machinery repair, general industrial services, light industrial services. warehouses, and recycling drop-off and other drop-off centers. So these uses I'm about to show you are currently not allowed in the Hamlet but will be allowed in the new Arrington Village District. Congregate independent living centers, family subdivisions, congregate assisted living centers, animal boarding facilities, animal hospitals or veterinarian clinics with animal boarding, and athletic facilities. So these uses will be allowed in the new Arrington district. And then craft distillery. Sorry, I missed one. All right, now I'm going to go over the differences in the densities, the building sizes, and the building heights between the existing Hamlet District and the proposed Errington Village District. I'm going to show them side by side. So for the Hamlet, currently your traditional subdivisions will allow two units per acre. And it will be identical in the village district. Traditional subdivisions, two units per acre. Conservation subdivisions, 1.2 units per acre. That's what it's currently allowed. It's going to mirror over to the new Arrington Village District, 1.2 units per acre. We're going to go over the building sizes. So currently, it's 5,000 square feet to 15,000 square feet, depending upon the size of the parcel, so it's scaled. In the new Arrington Village District, it will be 25,000 square feet for buildings abutting Murfreesboro Road, and then 15,000 square feet on all other parcels. Now we're going to go over the building height. So currently, the Hamlet District allows for three stories. There are no design standards set up for that currently. In the Arrington Village, there'll also be three stories, but we'll have design standards to lessen the visual impact of those buildings. So currently, we allow three stories, no design standards, three stories in the Arrington Village with certain design standards and criteria. All right, so now we're going to go over the design criteria. So the proposed village district development standards include many design-related requirements that should result in higher quality architecture with more character and do include the parking lot location to the side or the rear of the buildings, not in the front. Incorporation of sidewalk and greenway trail with developments. The building orientation. The facade design and articulation. the roof forms and finally the signage. So these are all new design related requirements that the new Arrington Village will have. So I want to go over the public engagement process for you. So the Arrington Village Special Area Plan process included five well attended public open houses and workshops. The proposed amendments were developed with the assistance of the Arrington Citizens Advisory Committee. The draft was presented to the Arrington community in April of this year that was done at Arrington Elementary School. The public notice advertising the April meeting was sent to all special area participants who signed up during each one of the Arrington Village special area meetings. So if they signed up, gave us an email address, we emailed them the draft and the notices. The draft of the design standards was posted on the county's website in early April, and it's been up there since. The draft was revised based upon comments received by the public at that April meeting that we had at Arrington Elementary. On August the 28th of this year, staff posted public hearing signs on the 39 properties within the study area. So you can see on the screen the black outline and the orange, that's the study area. Charlie and myself posted signs on every one of the properties and that was done on August the 28th. Also on August the 28th, we mailed out 39 letters to the owners of the properties within the study area and 120 letters to the adjoining property owners. That was mailed out on August the 28th. And then on September the 8th, based on comments that we had received, we went out and we replaced numerous public hearing signs that had either fallen or were destroyed. So we went out and we replaced what we found that had been destroyed on that day. So here's our staff recommendation. Whoops. I don't know what happened. Get a preview of what's coming. Okay, there we go. All right, while staff is comfortable that the proposed amendments and map amendments implement the recommendations of the Arrington Village Special Area Plan, staff is recommending deferral to your October Planning Commission meeting because staff has learned there was an issue with the county email system resulting in Planning Commission members not receiving all of the emails from the public regarding this item. I did email those out to you today, and there are the hard copies in front of you. That's all I have, Mr. Chairman.

Thank you very much. Okay, at this time, we'll open up the public hearing for all that have signed up for this item. Again, you'll have three minutes to state your position on this. And the first person on here will be Tom Patterman.

My name is Tom Patterman. I live at 6220 Cox Road, Arrington. And I just had a few questions, I guess. I didn't make the other meetings. I was out of town. And I also received a couple letters, and one states that I am in the area, the zoning, the new zoning, and one states that I'm not. So... I don't know what determines if we're in it or we're not in it. I just was trying to figure out if I belong to that or I don't belong to it. A couple other things I had was we're in the area considered a greenbelt. Will that still be allowed in the new zoning if that goes through? I don't, that's about the only thing I have. So I'd just like to find out for sure. I got the letter from Williamson County government that states that we were, one letter states we're in that and the other one states that we're not.

I'd suggest that when the meeting, after this meeting or another time, get in touch with staff and they can fill you in on what you're asking right now.

Mr. Chairman, I can confirm that you are inside the study area. Your property is inside the study area. Yes, sir.

All right. Well, that's the questions that I had. Thank you.

Thank you. The next person on here is Jack Toon. Toon.

Mr. Chairman, my name is Jack Toon. I live at 6205 Roberts Road, Arrington. And I've been born and raised there all my life. And the reason why I'm here tonight, I just want to make sure whatever they are zoning in Arrington would be right for the people, the public who live there. I just want to make sure that everything is done and it's done right. It's a good place to be and lived in it down there all my life. I just want to make sure as far as zoning, I'd like to know more about zoning because I don't know if it's going to affect my property or not on Roberts Road. And I'm here concerned about the other people who live out there too. And that's all I need to say right now. Thank you.

Next is Andrea Parker.

Commissioners, thank you for your time. My name is Andrea Parker and I live on Wilson Pike in Arrington. directly adjacent to some of the property included in tonight's discussion. I'm here because this rezoning proposal represents a major change to the landscape of our community and I'm asking you to pause moving forward until the community can be meaningfully informed or included in the process. I appreciate what you said about letting the community know. All of it was brand new news to me and all of our neighbors that we talked to before this when we thought maybe we had just missed all the communication. No one else understood what all was involved. So I'm asking that you try again. I'm so sorry. But it is very important that everyone understands what is involved in this. Second, the landing question most likely sits at least partially on rock shell. My husband and sons run into rock frequently on our property trying to put in fence posts. The likelihood of rock being on this property to be developed matters to us. Rock shell increases runoff, reduces absorption and raises the likelihood of flooding in surrounding areas. Any development on this type of land must include transparent data driven stormwater plans. Without that, nearby homes and roads could face increased flooding risk and taxpayers would ultimately bear the cost of fixing preventable problems or potentially even the county if litigation ensues. Maybe you have that data, but again, the community in question needs to have easy access to the information and the opportunity to weigh in on whether or not we want those risks. um sorry there's also no the information you gave changed what I was concerned about um okay transparency and leadership matters when elected officials have professional ties to real estate development the public deserves full clarity about how those interests intersect with decisions that reshape our community a rezoning of this magnitude should never move forward without open dialogue clear disclosure and meaningful public participation for all of the people involved. I'm asked this asking this commission to pause this rezoning process until the community has been fully and fairly informed until flooding risks have been publicly addressed with engineering data until school infrastructure impacts have been clearly communicated to taxpayers and until residents have a real opportunity to help define the parameters for growth. We are not asking for a halt in the progress. We are asking for transparency, accountability, and a voice in shaping the future of the place we call home. Arrington deserves development that is transparent, safe, and shaped with the community, not around it. Thank you for your time.

Thank you. Next is Cheryl Hughes.

I am Cheryl Hughes. I live on Burke Hollow Road, and that's about two miles away from the crossroads at Wilson Pike and Highway 96 as the crow flies. I attended the March and May 2024 public input meetings and the April 2026 review of the draft plan. And my comments tonight are pretty much the same as what I submitted after the April review, one of which has to do with residential density. Looking at the draft plan, the mission vision statement includes some phrases regarding community development should be befitting the area's rural heritage, feature small-scale community-focused businesses and services that meet the daily needs of area residents, And with regard to the land use and historic preservation goals and objective, the village surrounded by low impact land uses that preserve the area's pastoral environment, that any development reinforce the rural character of residential uses that new structures are consistent with the community's vision that new residential uses should be in keeping with the established housing patterns. Now in the May meeting, May 2024, that's when they had the two by three foot white pages on the wall with everyone's comments about what they would like to see and what concerned them. And we put sticky dots next to what our priorities were. The most popular one was to see a coffee shop or restaurant. But after that, the next most chosen priorities were to maintain the rural feel and no overdevelopment, along with a few other enhancements residents would desire like walking trails. So looking at the Sticky Dot exercise, it seemed like it was very important to everyone that maintaining the rural feel and no overdevelopment were the greatest priority. And also considering that the area surrounding Arrington is RD5, considering public input, considering the statements made in the mission, vision, goals, and objectives, I feel that two homes per acre is too dense. And one home per acre would be more in keeping with what's been stated in the draft plan and considering that the area surrounding Arrington is on RD5. I understand that this was zoned hamlet in the past and in the comparison tonight that two units per acre was allowed before, but that wasn't even relevant since rapid pack market is the only commercial entity that's been built in the last 30 years besides the post office. And there's probably not been 10 homes built in this study area in the last 30 years. I also think that buildings should be limited to two stories. That's what's in character with the area. Thank you very much for your time and for your service to the county.

Thank you, ma'am. Next is Mark Haitian.

Hello, everybody. Mark Hession, 6275 Cox Road, about a half mile up Cox Road from the Arrington Village proposal area. My biggest concern, as Cheryl said, I want to reiterate that I've been a part of the process from the beginning. We really want to keep the rural feel and prevent overdevelopment of the area. Going from a hamlet to a village is scary. This is the first time I've seen what the definition is, and it's probably on my part. I probably could have looked that up. I'm just not very Internet smart. So that was my first indication of what that actually entails. The other concern is I'd like to study that personally to see what the pros and cons of that are. And I just don't feel like I've had the chance because that was the first chance I've actually seen the differences in the two. The other issue is the village encompasses goes up to Roberts Road. In our area, I believe it's the Harpeth or Little Harpeth is right there up against Roberts Road and the flooding that occurs there. Every time there's a rain, I've never seen any developed or any studies of the flooding issues for the proposed village. So I would like to see something addressed in that area. And that's basically all I had to say. I wanted to say thank you for your service. I appreciate what you all do. Thank you.

Thank you. The next one is Laurel. I'm not sure what the last name is. Protrell. She's not here. Okay. Thank you. Okay. Seeing how this item is being deferred, um, at this time, I would like to ask the commission to consider not yet. I want to extend it, uh, to extend the public hearing to the next meeting. With the changes, we may have other comments that have to be made. Do we have a motion to extend the public hearing to next month's meeting?

One suggestion. Staff is recommending a deferral and the motion could be to defer the item until next month and extend the public hearing you know, as part of that same motion, if that is your intent.

I'll make that motion. With the technical glitch and everything else, I think it's wise to defer to the next meeting and thereby extend the public hearing as well. So I'll make that motion.

Are we going to have a discussion about this at all? Are we going to defer even the discussions to next month?

We can discuss if you want to. Okay. I just want to make sure that I didn't want to close the public hearing and not be able to reopen it at the next meeting.

Okay. Once you get a second on the floor to the motion, then you can still discuss the item. Okay. I'll second it.

Okay. A motion and a second. Any comments on this item?

I was just going to say,

the details that staff provided on Hamlet versus Village. And if possible, I'd love to see you post whether it's those slides or some summary like that on the website so that the community members will have that better understanding of what this really means.

My comments would be is I was actually on the advisory committee. I live out in the area. I don't live in Arrington. I live on Arno and 840. So I'm in the area. We drive there. And I think it's been a great process. It's been going on for a year and a half. We've gotten some emails that people didn't know anything about it. I have a hard time understanding not knowing about it with social media. It's been talked about a lot on social media. And the area is not changing that much from the original where it is now. And I feel like that These changes are going to be great, and I think they're going to be better for the community. If you leave it as is, who knows what's going to happen out there. Kind of like to try a special area. If you moved here five or six years ago, you have no idea the two years of commitment from the community. And community was inputted in the Arrington as well. We had community. We had our meetings. We had great response. It was a really good time for the community to come out. But I think not doing anything that could open up a lot of things you don't want out there. So I think that having a new plan and a good plan implemented is going to be more beneficial to the residents who actually live in this area. Do we have an overlay of, like, the flood area? Because this is the whole new area, but there's a lot in the flood zone, too. So I don't think people understand the flooding area that, like, Cox Road and Murfreesboro Road.

Mr. Chairman, could I address that, please? Yeah, there is FEMA mapped floodplain for the Harpeth, which comes, I think, through part of that area and Arrington Creek. But I, you know, am in my... 28th year as the floodplain administrator, I've not heard issues from people about having damage to their structures. So if they're encountering that, I would welcome them to... What's your name, sir? My name is Floyd Heflin, yeah. So if you're getting flood damage... Absolutely. Okay, to your structure. threatening your structure. But you've not made flood insurance claims?

Okay. All right.

Yeah, I'm sorry. But anyway, yes, we evaluate every subdivision for flood hazards even if it's not in the FEMA floodplain. So we are looking at engineering data for that and we will address those issues. Thank you.

My point where I was going to finish is that this has been an ongoing process for a year and a half with a lot of good, hardworking people out in the community, a lot of community input, the people that were on the committee. It wasn't just a planning commissioner. It was actually people in the community that were on our advisory committee. and put their inputs into it. So it's a lot of hard work that's gone into this to make it a really great plan for out there. And there's been lots of transparency. It's been on our website, the county website. It's been all over social media. I mean, it's just been everywhere. So if you didn't know about it, I'm sorry. the next month gives you an idea or time to to um you know learn more about it learn the difference between the hamlet and the village as well so i think it's going to be a really good plan for out there but again there's been a lot of a lot of work gone into it by by the public by the residents out in errington not just uh staff or elected officials so thank you miss madison i was just going to say you know back to the floodplain discussion and robin's uh

observation, there is quite a bit of FEMA mapped floodplain within the study area, which further restricts the amount of development that could take place out there. Unlike a lot of the municipalities, the county doesn't allow structures in the floodplain or grading in the floodplain, and so that removes a fair amount of property from potential future development.

That's it. Thank you. Okay, we have a motion on the table to extend the public hearing and to defer the item to next month. And a motion and a second. All in favor signify by saying aye. Aye. Opposed? Motion carries. Thank you. Site plan. Item 16 was deferred and it was on the consent agenda. Concept plan. Item 17. Commissioner Bailey. Aye. Thank you. The concept land review for Wilson Branch Farm subdivision containing 28 lots on 32.14 acres located off of old Murfreesboro Road in the 5th Boat District. Staff?

Thank you, Mr. Chairman. Here's an area. We'll zoom in and get a closer look of the property. The concept plan was approved by the Planning Commission in May of this year. On the left is the original plan. On the right is the revised plan. The property is located off of Old Mercerville Road, shown in red at the bottom on the right. The original concept plan was approved for 34.15 acres and now the property totals 32.14 acres. Approximately two acres are removed, shown in the pink, the two acres that are going to be removed. The acreage is removed so that the adjoining property owner can keep the barns on their property. This was approved for a 28-lot major traditional subdivision in the TCA2 zoning district. There you see the lots in the dark blue. Lots are between half an acre and .75 acres in size. The density is .87 units per one acre, well under the maximum density allowed. There's 13.93 acres of open space shown in the white outside of the blue and within the red boundary. Roads will be public and no turn lanes were required and the roads are shown in the yellow. The Greenling Trail and easement has been adjusted based on the revised property boundary. There you see the trail in the brown. Water will be provided by the Nolensville College Grove Utility District. Sewer service will be handled by the Triune Sewer Facility. And staff recommends approval with the standard conditions outlined in the staff report.

Thank you. Is the applicant present?

Yes, sir. This is Chase Kerr with Kronk Engineering representing the project. Do you have any additions? No, sir.

Mr. Joe James covered it perfectly. Thank you. Are there any questions of the applicant or staff on this item?

I'm assuming it's not gated.

Yes, ma'am. That's right. Not gated. All right. Thank you. Any other questions? Seeing none, do we have a motion on this item? Motion to approve. Do we have a second?

Second.

Motion made and seconded. All in favor signify by saying aye. Aye. Opposed? Motion carries. Thank you. Next item will be preliminary plats. Item number 18 preliminary flat review for tributary subdivision phase 2 containing 36 lots on 55.21 acres located off of Cox Pike in the 5th voting district. Staff?

Thank you, Mr. Chairman. The property is located off Cox Road and at the end of Gentry Road there you see Cox Road is to the west and the end of Gentry Road at the bottom there. This phase totals 55.21 acres. The phase is shown in the dark blue. It consists of 36 slots. There you see the 36 slots in the pink. Approximately 39.6 acres of open space. There you see the open space in the green. The roads will be public. There's the roads in the yellow. Water will be provided by the Millcroft and Utilities District. and lots are served by a non-traditional wastewater treatment and disposal system. The preliminary plat is consistent with the concept plan, and staff recommends approval with the standard conditions outlined in the staff report.

Thank you, sir. Is the applicant present on this one?

Yes. Richard Howes with SEC. Do you have anything to add or... Perfectly explained.

Okay. Thank you. All right. Any questions of the applicant? I have a question.

I'm sorry. It's been a while since we've seen this. I live out in that area. So the road going into the subdivision off Cox Road?

Yes, ma'am.

Two lanes going in? I mean, I know it's a subdivision road, but it just seems so.

Yes, it's a two-lane road. narrow out there against we widened the road the existing road up to the subdivision we had to go through highway approval to get that done and they are currently working on that right now in phase one okay thank you any other questions do you have a motion on this item

Motion to approve. We have a motion and a second. All in favor signify by saying aye. Opposed? Motion carries. Thank you. Item on the final plats, item number 19, Michael Strawn. Item number 20, final plant review, revised for Vista Creek subdivision, lots 13, 14, and 15, containing three lots on 23.18 acres located off Old Hillsboro Road in the 9th voting district. Staff?

Thank you, Mr. Chairman. The property is located off of Old Hillsboro Road. It's to the south, noted by the arrow on the screen. Development totals 23.18 acres in size. It contains three lots. The lots are shown in the dark blue. The purpose of the revised plot is to reconfigure the shared lot lines of lots 13, 14, and 15. With the reconfigured lot lines, the septic areas and building envelopes for each are also changing. Water is provided by the HB and TS Utility District. Waste water is handled via individual on-site systems, which the Department of Sewage Disposal Management has approved, and staff recommends approval of the standard conditions outlined in the staff report.

Thank you.

Is the applicant present? Daniel Alterman, T-Square Engineering.

Do you have anything to add to that? No, sir. Thank you. Any questions of the applicant or staff at this time? I have a motion and a second. All in favor signify by saying aye. Aye. Opposed? Motion carries. Thank you. Is there any other business for the commission at this time? We have a motion to adjourn.