Planning Commission - Regular Meeting

What else? This [Applause] You said you're ready. Williamson County Regional Planning Commission is now called to order. The first item on the agenda is the public comment and no one has signed up for the com public comment. So we'll move to the minutes. Approval of the minutes of August 14th, 2025. Any questions,

comments? Second. Have a motion and a second. All in favor signify by saying I. Opposed. Motion carries. Thank you. The next item will be the consent agenda. Commissioner Hatcher. Yes, I am accusing myself of the consent agenda. Thank you. Thank you. Okay. On the consent agenda, is there any of the commissioners you like to pull an item off separately? Otherwise, we'll hear it as a whole. [Applause] Okay. Has everybody had a chance to look it over then? Excuse me. Aaron needs to do announcements. Oh, announcements. I'm sorry.

Just when you're finished at the end. Okay. All right. Do we have a motion to accept the consent agenda as written? Second. I have a motion in a second. All in favor signify by saying I. And you have announcement you'd like to make.

Uh yes, Mr. Chairman. I'm sorry about that. Um I wanted to let you know that items 11, 16, 19, and 23 were on your consent agenda for deferral. And that second, we are going to have a second community workshop for the Williamson County Greenways plan that will be held on Tuesday, September the 23rd from 6:00 p.m. to 7:30 here in this building in the executive conference room. Also, one additional just a reminder that next month your October meeting will be held on the third Thursday of the month. That's October the 16th rather than the second Thursday of the month. So that'll be October 16th for for next month. And then finally, I just want to introduce Gloria Partardo Miller here. She's in our office. She's sitting here learning part of Michelle's job.

That's all I have, Mr. Chairman. Thank you. The next item on the agenda is old business. Item number 11 is on the consent agenda as a deferral. So, we'll move to item number 12, preliminary PR review for the construction consult of Tennessee LLC properties LLE subdivision containing four lots on 82.55 acres located off Buchanan Lane in the second voting district. Staff,

thank you, Mr. Chairman. Uh, this property is located off Buchanan Lane, as you can see in red on the right hand side of your screen. Uh the development totals 82.55 acres. Uh it consists of four lots as you can see in pink. Uh the lots are accessed via a 50-foot access easement uh shown in green. Uh the resource protection standards of the Williamson County zoning ordinance have been met. Uh the building envelopes are separated by 200 ft. Water will be provided by individual on-site wells. Waste water will be handled via indiv individual on-site septic systems. And staff recommends approval with standard conditions outlined in the staff report.

Thank you. Is the applicant present? Yes, sir. Do you have any additions, subtraction, or anything to the No, sir. Not at all. Everything. Okay. If you'll hold on just a minute. Does any of the commissioners have any questions for the staff or the applicant? Seeing none, do we have a motion on this item? Motion to approve first staff recommendations. Second. Have a motion and a second. All in favor signify by saying I. I.

Opposed. Motion carries. Thank you, sir. Thank you, sir.

The next item is item number 13. We're going into the public hearing. At the public hearing, anyone who has signed up can come forward and speak at the podium. You'll have three minutes to tell us what you'd like us to hear and uh then we'll time you. So, if you have a problem, we can let you know. The first item on there is item 13 and that was on the consent agenda and been deferred. Item number 14 is a concept plan review revised for the Grove containing 78 782 lots on a,2310 acres located off of Arno Road in the second voting district staff.

Thank you, Mr. Chairman. This is an aerial photography of the grove. It'll zoom in here in just one second. You can see the grove there. This is a revised concept plan. The original concept plan was approved in May of 2020. This is located at the corner of Arno College Grove Arno Road and Arno College Grove Road. I'll get it out. Property totals 1,230 acres. This is adding an abandoned ridge an abandoned rightway for Locust Ridge Road. It came up on the screen there in purple. I'm going to zoom it in for you here. The right ofway there is in the peach. This was abandoned by the Williamson County Highway Department earlier this year. And the developer is going to end it and culdeac it. There will be no additional entrances to there. No one from Locust Ridge can come into the development. The next part of this is they are adding 1.13 acres that will become five lots and open space. It popped up on your screen. It's really hard to see, but it's in purple. Going to zoom it in for you. This is at the front. There it is in the red. The green will come up as this is what will go into open space. And then the peach color is the part that will become five lots. This was part of the Lynch property. They're reducing the number of lots from 820 to 782. Waters provided by Milcraftoft and Utility District. There we go. Wastewater served by a non-traditional wastewater treatment and disposal system and staff recommends approval with the same conditions established in conjunction with the August 2013 approval.

Thank you. No one is signed up to speak on this particular item. Is the applicant present? [Applause] Yes, sir. My name is Hunter Dale with Dale and Associates. Uh, address 516 Heather Place, Nashville, Tennessee. Do you have anything to add on what the staff has said? No, it's pretty did a very good job explaining it. Thank you, Erin. Okay. Thank you very much. Go to the commission now. Any questions of the applicant or of the commission? of the seeing none. Do we have a motion on this item? Second.

Have a motion and a second. All in favor signify by saying I. I. Opposed. Motion carries. Thank you. Thank you, sir. Item number 15. We have five people signed up for this. If you'll come to the podium when I call your name, give us your name and address and you'll have three minutes to state your case. Dennis McCain. Let's let's let Oh, I'm sorry. Go ahead. Okay. Wait just a minute. I messed up my mistake. He hasn't given his report yet.

Uh, thank you, Mr. Chairman. This will be the aerial photography will zoom into the property here in just a moment. There you can see it coming up on the screen on Patterson Road. The concept plan was approved at the September 2022 meeting and that approval expired on September the 8th. That was this Monday. This is located off of Patterson Road. You can see it here in the red. Property total is 143.32 acres. It's outlined in the blue for you. It's a 167 lot conservation subdivision. This is what was on the original approval in 2022. You'll see that in the dark blue on the screen. The density is 1.17 units per acre, which is below the allowable 2 units per acre in the TCA4 zoning district. The lots are between 8750 ft to 77,100 square ft. Wastewater is handled via non-traditional wastewater treatment and disposal system that was approved at the May 2022 meeting. There are 69.35 acres in open space and everything that is outside of the dark blue and the brown is within the open space of the development. Water's provided by Nolanville College Grove Utility District. Roads inside the development will be public. There will be a 10-ft greenway trail provided. You can see that in the brown around the northern to the eastern side of the property. And I omitted one on there. The traffic impact analysis was completed and reviewed by our traffic consultant. And Kayla Ferguson is here from Birch Transportation to provide the traffic information for you. So

sorry about that. You can go to the next slide, Aaron. Okay, we'll get it there. I think it was a hit with the triune developments to show these concepts and off-site improvements visually. So, with the meadowside development, there are really only two off-site improvements that are being required related to traffic. Um, the first, which I'll go over if you want to go ahead and and hit the next slide. Oh, it didn't show up because it's blue.

Um, we are requiring them to improve approximately 5,000 linear feet of Patterson Road, which extends from Horton Highway to the eastern property boundary. Um it'll have 11 ft travel lanes and 4ft shoulders um as the county standards require. If you go to the next one, which is um the second improvement, we are requiring them um from their traffic study conclusions to construct a southbound left turn lane on Horton Highway. Um it'll have a minimum of 100 ft of storage. Um and it will obviously provide access to their site on Patterson Road. Um, I'm happy to answer any questions now or we can do it later when we finish. Yeah, I think that's it. All right. Thank you, Kayla.

Yeah. Okay. Is the applicant here in now? I'm sorry. My mistake. Let me I'm still going through it. Let me finish. Yeah, I'm not finished yet. I'm trying to get it through.

Okay. On this site, the natural resource protection plan, there are moderate and moderate slopes on the property. There are pockets of woodlands. Those are shown in the green on the graphic in front on the screen. Wetlands and flood plane. Those are shown by the the yellow and the the blue. 56% of the site will remain in open space and 72% of the existing tree canopy will be retained. The front of Patterson, the front of Patterson Road and the proposed entrances are located within the 100-year flood plane. You can see the flood plane there in the darkest blue and the two arrows are the entrances for for the development. The applicant is requesting a variance from section 3.04D of the subdivision regulations which prohibits filling within the 100-year flood plane. Should the planning commission grant the above noted variant, staff recommends reapproval of the concept plan with the standard conditions outlined in the staff report, including that prior to the submittal of the first final plat containing any residential lot, all off-site roadway improvements must be completed. And then also prior to the submission of the final plat in which it's located, the greenway shall be constru shall be constructed. Mr. Chairman, that's all that I have.

Okay. I'm sorry about that. Now, applicant, do you have anything you'd like to add to what they've said? Yeah. I mean, would you like to add to what? I thought that was the effort. Richard House with SEC. No, Erin did a good job on that one. Okay. You know what I mean? Any questions? Okay. We'll go to the applicant, too. Okay. We'll go to the public hearing right now. Waiting to come back. Dennis McCandless.

Hello. Want to thank you for your time this afternoon. Again, my name is Dennis McCandless. My wife and I live at the end of Atwood Lane at 8213 Atwood Lane in College Grove. I want to communicate our concerns with the proposed Melin subdivision plan next to our home. There are several reasons to reconsider the approval of this planned subdivision as proposed. Starting with area flooding. Flooding is already a problem for those living in this vicinity and the proposed 143 acre large dense housing project will only make matters worse in our opinion and in the opinion of my neighbors, some of which are here today. My wife and I have spent close to $30,000 on French drains and underground gravel catchment basins alone to help manage the excess rainwater that frequents the area. Not to mention the cost of repairs due to water damage. An introduction of more impermeable roads, driveways, and 167 concrete foundations right next to us will make less natural drainage available for rain runoff and force that water onto surrounding areas that are already struggling to control flooding. I would like to ask if there have been any qualified third-party impact studies done on the water runoff considering this proposed housing development as presented and can we get a copy? The next item I'd like to address is the planned approximately 19 acre septic system proposed next to our home. It sounds like a bad idea idea to me to place this next to a dry creek bread, but maybe I don't understand enough about the system that's going in. I've read and heard that septic step systems have been used elsewhere in Middle Tennessee with mixed results. So, I would like to know more about what the system is, how it works, is it prone to smell, and who's going to maintain it, and what impact studies have been done regarding the possibility of airy flooding impacting affecting the performance of such a system. The last thing I want is to see untreated sewage water in my creek bed or on my property. I will add that the traffic problems that this proposed large and dense subdivision will bring to this area

going to be major. As you know, Patterson Road is a two-lane country road for miles. It's not designed to be a major thoroughfare, nor would we want it to be. The intersection at Patterson and Horton Highway is already dangerous, and I believe that regardless of the approval of this proposed subdivision, the intersection needs modifications. But those modifications would be a lot less if we were not inducing introducing through the development of this subdivision potentially 300 plus cars into the area that will need access in and out each day. This specific area is just not built to accommodate this amount of increase in traffic without major disruptive changes to the roadways and surrounding environment. My final point is that this proposed development will degrade the College Grove Triune area because these proposed homes, many on approximately 8,000 to 10,000T lots, do not reflect what is already built in the area, which are homes on acreage. Meaning that these proposed homes will be very different from anything else in this vicinity. And we don't see that as a good thing. These people that live here enjoy the life that they invested in and created without the hustle and bustle of large dense subdivisions surrounding them.

You have 30 seconds left.

That's why they we all live here. This one subdivision as proposed will change all that and not for the better. I want to conclude by adding that we're not against development per se, but we are against development that doesn't make sense for this area and this development as proposed does not and therefore we pray that it proceeds elsewhere. Thank you for your time and consideration. Thank you, Edis McCandless. Hi. Um, my name is Edith McCandless. My husband just spoke, but I have a few thoughts to share of my own. 8213 Atwood Lane. Sorry. I can acknowledge that country areas are not immune to having to be built up over time, but I want to underscore that um the disregard to current residents and the heritage of this area by the changes that are being proposed in the current plan. And once changed, there's no way to ever be able to go back. You know, um yes, I am concerned with the impact the whole building project will make to flooding on my property. As just said, I'm concerned with having a giant 19 acre sewer system in my backyard. Literally, literally all of us would be. I'm concerned with growing traffic, the future widening of streets, not to mention this likely being a catalyst to other neighborhoods developing nearby. But my greatest concern lies in the changes you will be unnecessarily inviting by putting in a neighborhood with houses crammed on top of each other. Five houses per acre is extremely different from anything else found in our vicinity and will forever change the way of life in that rural setting and community. The qualities associated with country rural living can and should be preserved, not destroyed. Which is why I take the time to strongly urge you to reconsider the current plan and instead send the builders back to work on a different style neighborhood which would

be in keeping with the area they acquired their property in. Five to 10 acre lots, one to two acre lots, even three/4er acre lots can all be profitable to them while also maintaining the qualities of living that current residents have and that the new residents could have for themselves with more spacious properties in this beautiful area. That being aside, I have a few specific concerns on the current plan if it's going to be moving forward. on the map. There is, it was partially addressed in the explanation, um, but there is a 10-ft asphalt trail inside 15 foot easement, quote unquote, across the north end of the property. Um, it's a green. Okay. Why does it end on like leads to my property line? It's a straight line and it and it leads to my backyard. Um, this feels like an invitation for unwelcome foot traffic to my home. I would ask for it to be removed, changed. Um, please, how do we get a copy of the impact study, a fuller explanation of how this septic field system works? Wouldn't you be concerned if you had a 19 acre septic in your backyard that wasn't there when we got there? Um, doesn't the field need to be built up before construction, the entire thing? How can that not complicate drainage problems we already have where we are? I do appreciate the opportunity to express my concerns to you and hope you will weigh them strongly. I pray for your wisdom and courage in making the best decisions possible for everyone. Thank you.

Thank you, Brad Jennings.

Hi, good evening. Thanks for letting us uh be able to speak in front of you today. I'm Brad Jennings. I live at 8209 Atwood Lane. Um, I did send a couple of emails to the planning commission. I did not get a confirmed receipt. Is it Can someone confirm that that was received because they delineated some of our concerns? Yes, it was. Yes.

Okay, great. Thank you for confirming that. Um, my biggest concern is when I looked at the plat originally, there was not an indication of a wastewater storage pond. And today the plat does show a wastewater storage pond. That wastewater storage pond is directly behind my house, basically in my backyard. I've done some research on the the effects of wastewater storage ponds. And there's there's three main three main concerns. One is pathogen exposure. Wastewater can contain harmful microorganisms like bacteria, viruses, and parasites that cause disease such as E.coli, diarrhea, hepatitis A. Exposure can occur if the pond leaks or flows due to flooding which is common to the area uh through other uh or through other contaminated airborne droplets. There's bioerosols. So a 2016 study of residents living near a wastewater treatment plant found higher rates of health issues such as headaches, unusual fatigue, and respiratory and skin disease. The study linked these problems to exposure to airborne pathogenic uh microorganisms. Mosquitoes and pests. Standing water and treatment ponds could become a breeding ground for mosquitoes which can increase the risk of mosquitoborn illness. This organic waste can also attract other pests like flies and rodents. My wife and I bought this property in 2019. Uh we moved from Rutherford County uh to get away from things like this. And I just fear that the investment significant investments that we made in our property are going to be devalued with this subdivision going in. So I ask that you reconsider uh denying this concept plan for review. Thanks for your your time tonight.

Thank you. Garrett Pair. [Applause] Hello there. My name is Garrett Pere and I live at 8254 Patterson Road, which is uh right next to if you the bottom right hand corner of the the map, you'll see Emily and Justin Braden. I'm their next door neighbor right there. So, between the two of us, we have 10 acres right there. And my one of my primary concerns is has been the flooding this year has been this spring and this summer's been pretty wet and we've had a lot of uh flooding. A lot of the the creek in front of my house and the creek that's across the street from Patterson Road actually feeds towards Horton Highway and the Horton Highway bridge that's there has, you know, there's usually a lot of debris and trees and things like that that get in kind of stuck in those pipes. And this year has been the closest that we've had water get, you know, closer to our home. Um, so one of the primary concerns is just simply drainage. Um, when I lived on Wilson Pike, I used to live on the corner of Wilson Pike and Burke Hollow, not too far away. My house, the back corner of the property was in a 100red-year flood plane, and we had some flooding back in the uh, it's either 2015, I think, or no, 2010, sorry, 2010. And uh anyway, in addition to that, um the traffic going out to Horton Highway, there's a lot of traffic, you know, I don't know the the percentage, but a lot of people turn left. Matter of fact, I turn left out of there probably three or four times a day to take the kids to College Grove Elementary and also uh visit a farm down the road. And it's pretty dangerous. You know, there's been some pretty serious accidents there. And I'm actually really nervous. I mean, my kids are younger now, but whenever they do,

I'll probably prohibit them from turning left unless something happens, you know, whether it be traffic light or whatever it may be. But anyhow, between the traffic in addition to potential flooding, um, you know, it's it's a concern. Myself and Justin Braden have actually put tires on rope and pulled them through culverts and things like that to actually try to clear them just to kind of help out because I mean who else I mean I don't know how that gets cleared. Uh but anyway, your consideration and lastly, no offense to the the property or land owners or anything, it just just doesn't seem like it'll it's going to fit. It doesn't seem like that's what would go into that property. It's a beautiful property and uh I appreciate the opportunity to speak. Thank you.

Thank you. The next person is and I'm sorry I can't lay out the person. Kevin Kevin Gil.

Mr. Gil who signed up. Mr. Chairman, may I if Mr. Gail is not here, I would just like to try to get to this meeting to get my name on the the agenda, but this traffic from Nashville, it was just horrendous. What What's your name, sir? My first name is Salem. Last name is Did you sign up? I tried to get here to sign up early, but I couldn't make it. That the traffic was just horrendous today. So, if Mr. G is not here, if the board will let me use his time, I live on Patterson Road.

No, sir. If you haven't signed up, we can't can't let you come forward because we'd have to let everybody do the same thing. But I appreciate you coming out. Okay. And at this time then we will go to the commission for any questions. Now, this is a reapproval on this item. I have a question. Yes, sir.

Um, can staff talk to us more about the expiration of the approval and how that impacts any of this timing? And I probably have some questions for the engineer also about the variance.

So, the concept plan was approved in September of 2022. It has a three-year life on it, and the applicant has to complete several steps for it. one of which is the recording of a final plat to vest it. The applicant failed to record the final plat during the process between then and now. The applicant was acquiring the necessary easements for the road widening improvements and so that was why it was delayed and Richard House can can elaborate on that for that. As far as the delay, yes, we've been dealing with T DOT and trying to get the intersection design with T DOT approved and we've uh been running into some roadblocks plus getting through highway commission and having all the uh necessary easements for drainage and construction. In in general, is it correct that whatever regulations were in place in 2022, I don't think anything's changed substantially to today, right, that would impact or that would cause different requirements to be in place today. Like the zoning allows this.

That's correct. The zoning does allow this and the regulations have not changed significantly enough to affect this one. I was just hoping you could talk to us more about the request for a variance related to the flood plane.

Uh yes, the um creek is on the other side of the road from us and it it varies in distance from the edge of the road and there we we had to do a flood study. It is not a FEMA flood study. It is a flood study required by the county regulations and the flood plane comes up across Patterson Road over onto our property. And to be able to allow our access drives, we need to be able to raise the roads up to a certain level and to keep them dry when we're during the floods. So you're doing some sort of like compensating storage somewhere else.

Correct. in a flood situation, the people that would be in this neighborhood could get out. Correct. Gotcha. Thank you. Where is the compensatory storage? Uh, it it will be we we haven't quite finished the construction plans yet. We will have that when we come back with the preliminary plat. Okay. Do you have an idea of where it would be? Uh, it'll be within the flood plane itself. It's probably going to be right there off the edge of the roads. within the subdivision.

Question for you. We're talking about the variance of the 100redyear flood plane and bringing in dirt to fill it to bring the road up. Is this when we were talking about this before? So, will this alleviate the the flooding and the pulling out of tires and such for the neighbors? As far as the pulling out of tires, I don't know what that's that's a function of the highway department needing to clean up. But I mean this will alleviate all the It will raise up Patterson Road and the entrance drives so that they're within a certain level of the flood plane.

And how will this bringing up Patterson Road? How will it affect the neighbors that have spoken that live off at Atwood Atwater? How will it affect them if we bring it up there? I mean, are they going to have any issues at the flooding into their properties with the compensating cut and fill? We will be it should be the same elevation and we are downhill from them. So, we will do everything we can to alleviate our our increasing on them, but it's still the flood plane is still going to be there.

Mr. chairman, they will have to not only compensate the cut and fill on site for material on site so that they don't decrease the amount of flood plane storage, but they'll also have to update their model with their final grading plan to show that they're not causing an increase in off-site flood elevations. And part of the issue last time was that Patton Road over tops or Patterson Road, excuse me, at the 100 years. So, they're bringing it up to our new standard for local roadways that is no more than 3 in of over topping at the 100redyear storm. So, emergency response vehicles can can pass by not only to the subdivision but to get to people further down Patterson Road. And in this situation, I mean, most of the drainage area comes from Rutherford County. There's 10 square miles of drainage area coming from Rutherford County that we can't control and 16 total square miles to the site. And I don't know of any complaints I've received as the flood plane administrator of property damage in 27 years from anybody on Atwood Patterson or Haley Lane.

Thank you. Other gentleman was an applicant part of your Michael is he's the developer. This is Michael Natelli. I have two more questions. I'm not sure if you can answer this or not, but just to clarify, the left turn lane, it's going to be off of Horton Lane. I mean, I'm sorry, Horton Highway. Turn left in there and the trail that Miss McCandless was talking about. Where is that trail? Hey, Mike. So, the if I'm can respond. So as part of the triune master plan that they

So as part of the triune master plan um the greenway was a required element as part of the master plan. So the county asked us to locate that greenway trail on our property which we're happy to do. Yeah. So sir, for the record, would you mind giving us your name and address? Sure. Michael Nutelli and my address is 4403 Arno Road in Franklin, Tennessee. Thank you. So, the trail is part of the greenway that we are we've been working on. That's correct. Okay, that's good.

Um and what about um the concern about where the um the water the storage pond and where the sand filtration systems going to be backed up to their properties. the uh system itself is located in that area because that is where the suitable soils for the system is located. We we can't import soils to put it where we want to.

Um as far as the pond goes, the pond is is there as a county requirement for emergencies only. It is in in our 25 years of doing this, we've never had to use the detent the wastewater pond. All of the uh all that's going to the system is effluent. All of the solids stay in a tank in the yard at the house. Right. So, it's being treated. It's got a treatment plant. It will be treated and then it is dripped into the soils. Just to clarify to make sure everybody understands that Richard said, please step up to the mic.

I'm sorry. I'm shy. So, uh, this the storage pond, as Richard noted, is just for emergency use. It's not a pool of water effluent that remains as some other subdivisions in the county have. It's not that type of system. Just to clarify, question. Are you finished? Mhm.

Uh I don't know if this is a question for Aaron or um Floyd, but speaking on the the uh wastewater storage pond, could y'all review for the commission and the audience the um buffer from the property line? Could y'all go over those?

Give me just one moment, please. or maybe an engineer could [Applause] the storage facility has to be 100 ft from all of the developmental boundaries which it meets that requirement. Internal property lines, streams and ponds, habitable structures, and then drinking water wells 300 ft. And so the original plan meets those requirements.

Okay. piggy back off of what Keith was asking. Um, I hear their concerns about having all of that, you know, right there and I'm I'm familiar with what you're talking about and I just wanted to explain it more so the audience would understand more, but can you explain a little bit more exactly what that buffer is going to look like from their properties because to where the system's going to be, the 19 acres and that's a pretty large area. So just so they can understand maybe a visually a little bit.

So just generally looking at it generally we do the landscaping plans at final plat approval but just looking at the at this there will be a buffer a required buffer between the property lines and there's a waterway natural area between it which will remain as buffered. Then the storage pond itself will be buffered as well. So there will be buffering trees, plants, what have you between the property line and the storage pond. And that buffer that buffer landscape buffer will extend the full length of the of the property line from north to south from Patterson Road to the northern property line and then around it. There's there's also an existing tree stand between our property and the Atwood Lane properties that were not that were not disturbing.

Okay.

So, what you're saying is they will not be able to see the people in their houses there now will not if they look out they'll see this buffer. They will not see the pond at all.

Correct. When the uh step plans were approved, there was a landscape plan that buffered the wastewater pl um pond from the neighbors at that time that that was approved when back in 2022 when we had the step plans approved and that that still holds. We will plant the the trees and stuff that are required for that. And additionally, Mr. Chairman, as the final plats for the sections come in, there will be the landscaping required. Landscaping plans will be reviewed with each individual section of the development. Okay. Thank you.

One point of clarification, the I'm not sure if everyone is aware that the only difference between the concept plan that has been submitted for approval this evening versus the concept plan that was previously approved. The only substantial change has been the removal of a 1 acre parcel of open space on the south side of Patterson Road. It's depicted in the overhead on the south side. It's maybe hard to make out, but uh residents would not be able to even access that one acre of open space because of the drop in grade from the road. they'd have to cross the road and so forth. As a gesture of goodwill, we're planning to convey that oneacre parcel to the property owner whose property surrounds that parcel and it's a bit of a hole in the donut for them. That said, that grant that property owner has granted us easements as well for the improvements. And if I may, the all of the road improvements to Patterson Road will remain within the right ofway. However, the easements we need are the result of having to shape some of the slopes on the edge of the road because we have to widen the road 4 foot to 4 foot shoulders. So, the easements are slope easements for the benefit of the county highway department in case they ever needed to go do any work on the road. I have a question for staff regarding the trail. Um, concerned with the statements from the residents about where it ends there adjacent to those uh properties on Atwood. I mean, can the

staff talk to us about what's required and you know is it possible to have that trail tie back to Patterson so it's not just ending randomly or it's not random but it's you know what I mean the spot seems strange I'm trying to understand that so as it goes through the process the prelim preliminary final and plat approval we can finesse it where it's located

I I would like to piggy back off of that so looks like you go from point A to Z on that walking trail. I I don't know. You got to turn around and come back. So, I'm thinking a walking trail is you make a circle and you just come back around to where you started. So, just like to keep that in mind.

Any other questions? I have a couple questions around the uh public improvements. I think some of them may have been alluded to already. Um, and this may be uh maybe Miss Kayla can help enlighten shed some light on some of these. So, the we're calling for a few public improvements and I guess there there was a few slides dedicated to that. Could we see that? They may answer my questions before I even ask them. Okay. Sorry. Which one do you have questions about?

Okay. Um, this is just the widening of Patterson Road. This is the widening of Patterson Road. We go to the next one. It's the left turn on Horn Highway. Okay. So, uh, I guess my first question, and it sounded like we may have the answer, is I know the right of way skinnies up right around there. Is there enough rightway currently to execute the the recommended improvements? I believe so. Richard might be able to speak to it since he's designed it.

The improvements themselves, yes, are within the right of way. We do have to uh construct a um retaining wall on the east side, northeast side of the uh Porton Highway to be able to improve the sight distance looking back towards Triune from off of Patterson. With that, we had to get a a easement, a slope easement up on the property there because we have to to grade it out to get it to tie back in. So, but all of the improvements themselves as far as the road widening the the wall, that's all within the current right ofway. You're saying the wall is inside the current ride.

Yes. If you're on on this drawing, you you there's a line dark and folded on the on the east side of and and the rideway kind of jog makes a 90 degree and goes over widens up and then goes straight down and then 90 back just before you get to the intersection. Okay. So that is current right of way per T do D do D do D do D do D do D do D do D do D do DOT plans.

Okay. Okay. Um and we we were talking about storage and and this this is a this is a a tough intersection currently I know. Um we were talking about stacking and storage coming in and out of Patterson and also in and out of Patton a little bit. Would you all mind speaking to that a little more? So, as part of the traffic study, when we scoped it, one of the things we talked about was the I guess the westbound approach of Patterson Road, specifically whether or not it was an operational issue for only having one basically egress lane. Um, the applicant's traffic engineer did look at that. Um, and there's only I just calculated it because one of the gentlemen mentioned it, but during peak hours, the left turn traffic coming off of Patterson going southbound is only 13% of the overall volume. Most of it's going north to 840 Franklin. So, um, and that's reflected in the analysis that they did. So, it's not warranted to have two lanes on Patterson coming out on Horton Highway. That's one aspect of it. Um, so they did look at that, but doesn't need to be done. um on Patton Road. What isn't shown in this drawing or in the aerial is that I believe the Trouador development is conditioned to put in an additional lane um eastbound on Patent Road that will alleviate some of the turning storage issues that are there currently. Um not going to lie, it's still not going to be great. Um, but it just hasn't happened yet. But it is accounted for in the analysis that they did along with a bunch of other off-site improvements from approved developments in this area. I don't know if that answers your question or if there's anything else specifically.

I think so. So what is our what is our stacking for southbound left turn onto Patterson rather? So the analysis that they did that we reviewed showed that the projected so once the meta development comes in the projected queue length 95th percentile um is only one vehicle in the peak hours and so we have 100 feet recommended here which should be more than sufficient and I will as you mentioned it's kind of a constrained situation too and you know there's other improvements that are going to be going on here so um but yeah so we're so We're it's so the the recommendation then is a stack of one car at peak hours. Did I hear that?

The 100 ft is generally you assume 25 ft per vehicle. So the 100 ft is very conservative. Um that gives you four car lengths. Um but the 95th percentile Q is what T dot uses to establish their storage lengths that they require as well. So um they should have no problem with T dot approval either. Okay. Um, any other questions?

And just to piggyback on what David was just talking about, all of the easements of the rightways have been obtained. There's nothing We have signed ements from all grand tours for the improvements. Thank you. Okay. Any other questions?

With no other questions, do we have a motion on this item? I have a question. Yes, ma'am. Did staff recommend approval of the variance related to the flood plane or how does that work? Recommendation on flood plane variances. Okay. So, does that need to be stated in the motion or how do we handle that?

Yes, ma'am. you would need to state the uh granting the variance in the motion. And just to clarify, this is a vote to approve the variance. It is a vote to uh if you choose to do so, it would be a vote to grant the variance and to approve the concept plan.

Do we have to make the motion separately? No. No, you do not. Okay. Any other questions? I guess I guess I've got

I've got one more question and I and I hate to hammer on this, but I just need some help understanding perhaps, but um we've we've got a lot of homes um that are it's appropriately zoned and and um it's well done. It's we've got a lot of homes off there and and um it's a a fourc car stack left turn just feels a little light to me um during during peak hours. I know Horton Highway backs up pretty heavily during work times and I I suppose numbers are what numbers are. Um perhaps I'm just looking for some asurances that that the stack we've got is we feel really confident that that stack's going to going to not back up not back up past Patton and not back up on Horton um during coming home times.

I'm sorry. No, it's okay. I mean, I think you kind of said the numbers are what the numbers are. So, we checked their analysis and all their numbers and they're correct. Um so we can only go by with what they have submitted which is accurate numerically. So um it should be sufficient according to their analysis. So okay question is there the ability to extend stacking by restriping without adding cost? Um, I do not believe so only because I think there is another corresponding northbound left turn lane that will be coming at some point in the future. Gotcha. onto Patton.

So, because of the offset, it creates a very short left turn for both movements. Okay. Or will

I just want to piggy back off of what was talking about. Um, it is a very very busy road. I'm not out there in the afternoons, but twice a week I'm out there meeting my daughter-in-law to pick up my grandsons at 7:30 in the morning. And I come I live off Arno, so I come down 8:40. And a lot of times I want to turn left on Horton Highway to go to the Shell station and get coffee. It's almost impossible to turn left because of the cars coming up Horton Highway. Sometimes I have to turn right at the go down at the church, turn around with a lot of other people, and then go back so I can get up to the Shell station.

So, I know what it's like in the morning. I just want to make the comment. I know what it's like in the morning, the traffic there. And I'm going to just assume it's kind of like that in the afternoon going back now turning onto um to Patterson Road. I don't know. I don't I don't go down that far. I just know there's a lot of cars on Mhm. on the road coming north from that you know south direction.

I will say that that what you experience is reflected in their analysis particularly because unsalized minor street approaches are going to have high delays because of the high volume on Horton Highway. Um and that's definitely something that's captured. Typically the only thing you can do to resolve that is signalize. And so we asked the applicant's traffic engineer to look at signal warrants at all these intersections. Um, and unfortunately for both Patent and Patterson, the side street volumes are relatively low and so they don't warrant a traffic signal um, according to T DOT's guidelines and what they would put on a state route. So, um, it definitely is is not great situation, but there's not really much in the realm of mitigation that can happen at this point without T dot widening or providing more capacity. Okay. question. Can I also speak to that? So, I don't know if you remember this body having approved the site plan for the Arrington schools and part of the requirements for Arrington schools was to uh improve that intersection of Patton Road

by providing a northbound left turn lane onto Patent Road. So, that's also in the in the mix as to improvements that are going to be done in that area. In addition, I don't know if you had an opportunity to review Kayla's review letter, but there was a recommendation that the speed the county pursue a speed reduction because of all of the accidents. I think it was something like 89 times the state average number of accidents from Crockett Road to 840. 89 times the state average. Staggering. So when I appeared before this body years ago, many years ago for this concept plan approval, we discussed this at length and the concerns about those improvements which had never been done up to this point. And I was asked whether we would contribute to helping that, which we are. And the county school system will be. And the county further has an opportunity to help make that area safer by pursuing a speed reduction from what it currently is at 45 to something lower. And T dot, if you don't know it, has advisory signs prior to that curve, sharp curve northbound. Two advisory signs of 40 miles hour. Well, why doesn't it just get lower to 40 miles an hour and make it safer for everybody regardless of whether Btoside gets built? And I'm a little passionate about this because I've been working on this for three years trying to navigate the process of getting things approved and so forth, and I'll continue to do so. But the county has an opportunity to

help make that, you know, the intersection safer and frankly that whole corridor, which by virtue of the triune area plan, there's going to be more development throughout that corridor and it's going to become there's going to be more traffic as a consequence. That's just a fact. But the county already has laid that foundation for that to happen, for that TR area to have some more development. So I say that with all due respect because the county has the opportunity to help make that intersection safer. The school system will be contributing to that, supposed to be contributing to that through the left turn lane that they have to construct northbound patent northbound for highway. So, I apologize for interjecting, but I felt like there were some pieces that were missing that maybe the commissioners didn't have the benefit of knowing, and I hope if there are any other questions, we're happy to answer them.

Okay, any other questions?

Do we have a motion at this time? for approval. Motion. Do we have a second? Second. All in favor signify by saying I.

Opposed. Motion carries. Thank you. [Applause] concept plan on item number 16 is on was was on the consent agenda and been deferred. The next item, item 17, preliminary PLA review for Hollis Hills LLE subdivision containing four lots on 39.75 acres located off of Horton Highway in the second voting district staff.

Uh, thank you, Mr. Chairman. Uh, this development is located off Horton Highway. You can see Horton Highway in red on the left side of the screen. The development total is 39.75 acres. uh consists of four lots as you can see in pink. The lots will be accessed via 50oot ing ingress egress um utilities easement in green. Uh the resource protection standards have been met. Uh building envelopes have been separated by 200 ft. Water will be provided by the Nolanville College Grove Utility District. Wastewater will be handled via individual on-site septic systems and staff recommends approval with standard conditions outlined in the staff report.

Thank you. Is the applicant present? [Applause] Hi, my name is Ryan Long. Um, I work for the developer. What's your address, please? Uh 1515 Mary Street. Okay. Do you have anything to add to the staff's report? No, sir. I have nothing to add. Okay. Thank you. Are there any questions at this time of the staff or the applicant? Seeing no, do we have a motion on this item?

Motion to approve for staff recommendation. We have a motion. We have a second. All in favor signify by saying I. Opposed. Motion carries. Thank you. Thank you, sir. Item number 18, preliminary prior review for Vista Creek subdivision containing 18 lots on 137.56 acres located off of Old Hillsboro Road in the 9inth Voting District. Staff.

Thank you, Mr. Chairman. The property is located off of Hillsboro Road, shown in red on the right side of the screen, and it totals 137.56 acres in size. They will be adding two lots to go from a 16 to a total of 18 lots. The lots are shown in white and pink. There's approximately 21 acres of open space shown in the green. Roads will be private as shown in the yellow. Water will be provided by HB&T and TS utility district and lots are served by individual on-site septic systems. This is consistent with the revised concept plan and staff recommends approval with the standard conditions outlined in the staff report. Thank you. Is the applicant present on this item?

Kelsey McGee Square engineering representing the applicant. Do you have anything to add? Um no sir. Okay. Thank you. Are there any questions now of staff of the applicant?

Seeing none, do we have a motion on this item? Okay. Motion to approve first recommendation. I have a motion in a second. All in favor signify by saying I.

Opposed. Motion carries. Thank you. Item 19 was on the consent agenda, deferred. We go to item number 20, preliminary plat review for Vineyard V subdivision phase one containing 26 lots on 31 acres located off of Vineyard Valley Drive in the second voting district staff. Thank you, Mr. Chairman. The property is located off of Udali Covington Road shown in red in the center of the screen. The phase total is 31 acres in size shown with the dark blue outline. The lots are there's 26 lots total. They are all built out. The purpose of this is to remove sidewalks from the ride ofway by reducing rideway width from 40 ft to 38 ft. This requires a variance. Staff supports this variance and water will be provided by the Milcraftoft utility district. Lots are served by nontraditional wastewater treatment and disposal system and staff recommends approval with the original conditions outlined in the staff report. Thank you. Is the applicant present for this item?

Hi, Amanda Reed, Reagan Smith, and we've got Josh Dickerson here on behalf of the developer. I don't have anything to add unless anybody has any questions. Okay, thank you. Go to the commission now. Any questions to the applicant or of the Seeing no questions, do we have a motion on this item?

Motion and a second. All in favor signify by saying I. Opposed. Motion carries. Thank you. Item number 21, preliminary plat review for Vineyard Valley subdivision phase 2 containing 16 lots on 17 acres located off of Nearly Branch Drive in the second voting district. Staff,

thank you, Mr. Chairman. The property is located off of Neil's Branch Drive shown in red at the center of the screen. The phase totals 16.6 acres in size shown in the blue outline. Uh the phase contains 16 lots which are all built out shown in the pink. And the purpose of this plat is to remove sideways or sorry sidewalks from the ride ofway by reducing rideway width from 40 ft to 38 ft. This requires a variance. Staff supports this variance. Water will be provided by the Milcoft and Utility District. Lots are served by a non-traditional wastewater treatment and disposal system and staff recommends approval with the original conditions outlined in the staff report. Thank you. Do you have anything to add? Amanda Reed again just happy to answer any questions if there are any.

Thank you. Thank you. Do you have any questions from the applicant or the staff? Any questions? Seeing none, do we have a motion? [Music] Motion. Do I have a second? A motion and a second. All in favor signify by saying I.

Opposed. Motion carries. Thank you. Let me see. Uh preliminary plan review for vineyard subdivision phase 3 containing 26 lots on 38 acres located off Vineyard Valley Road in the second voting district.

Thank you, Mr. Chairman. The property is located off the Udali Covington Road shown in red. The phase totals 38 acres in size shown in the blue outline. There are 26 lots inside the phase which are all built out shown in pink. H the purpose is to remove sidewalks for the rideway by reducing rideway width from 40 to 38 ft. This requires a variance. Staff supports this variance. Water is provided by Milcraftoft and utility district. Lots are served by a nontraditional wastewater treatment and disposal system and staff recommends approval of the original conditions outlined in the staff report. Thank you. Do you have anything to add on this one? No sir.

Okay. Thank you. Do you have any questions from staff or the applicant on this item? Do we have a motion on this item? Approval of Thank you. Have a second. Second. Motion and a second. All in favor signify by saying I.

Opposed. Motion carries. Thank you. Final PL uh consent on 20 item number 23 was on the consent agenda of deferral. Item number 24 final flat review for arbors at Leapers Fork section one revised containing 10 lots on 243.8 acres located off of Hard Grove Road in the first voting district staff.

Thank you, Mr. Chairman. The property is located off of Hark Grove Road shown in red on the right side of the screen. The development totals 243.8 acres in size. The development shown in the blue outline. Approximately 61 acres of open space are inside of this development. They're shown in green. They will they are revising the final plat in order to divide the subdivision into sections. The original final plat had 18 lots. This section section one has 10 lots shown in the pink. The roads will be private and the development will be gated. The roads are shown in yellow. Water is provided by HB&Ts utility district uh and lots are served by individual on-site septic systems which the department of sewage disposal management has approved. This final plat is consistent with the preliminary plat and staff recommends approval of the standard conditions outlined in the staff report.

Thank you. Is the applicant present on this item?

Kelsey May with TCore Engineering representing the applicant. Do you have anything to add on this one? Um, no sir, not if there are no questions. Okay, thank you. I have a question. So, where is the main gate going to be? So, the main gate will be um if you on plan right where the the yellow stubs off on the end that is stubbing into Hard Grove Road. So, there is essentially a almost a turnaround. It's going to have a large island in the middle and then right behind that will be the gate. Okay. Thank you. Yes, ma'am. Any other questions? Do we have a motion on this item?

Motion to approve first. We have a motion to second. All in favor signify by saying I. Opposed. Motion carries. Thank you. Item number 25, final plat review for Kiba Plateau LLE, containing five lots on 28.27 acres located off of Fair View Boulevard in the first voting district. Staff,

thank you, Mr. Chairman. Uh, this project is located off Fairview Boulevard. You can see Fairview Boulevard in the red. The development totals 28.27 acres. uh consists of five lots as you can see in pink. Um there will be a shared access easement for ingress, egress, and utilities shown in green. Water will be provided by the water authority of Dixon County. Wastewater will be handled via individual on-site septic systems and the department of sewage disposal management has approved the request. Uh this particular final plat is consistent with the previously approved preliminary plat and staff recommends approval with the standard conditions outlined in the staff report.

Thank you. Does the applicant present on this item? Randy Chaplain, Fairview, Tennessee. Do you have anything to add, sir? No, sir. Thank you. Any questions of the applicant or staff on this item? Do we have a motion? Have a second. Second. Motion and a second. All in favor signify by saying I. Opposed. Motion carries. Thank you. Is there any other business for this?

No, sir. Okay. Do we have a motion to adjurnn? So move. Thank you.