A Subdivision Moves Forward for Final Approval

A Residential Planned Unit Development moves forward to the full City Council

On Monday, November 27th, City Council’s Community and Economic Development committee met to discuss the potential rezoning of the Somerset Reserve subdivision. The Planning Commission had unanimously recommended the plan to the council. Initially, there was a request to rezone the property to R5, earlier this summer, but the city council opted for a planned development approach to address various potential issues. The location of the proposed development is situated just west of West Market Street and Nashville Road.

Development Details: The proposed development differed from a standard R5 zoning in several ways. R5 zoning requires 6,000 square foot lots, but the planned development proposed 189 lots over three phases, with an average lot size of 7,450 square feet. This equates to just under six lots per acre, a mix of predominantly R5 lots with some R4 and even R3B lot sizes, which are far less dense. An exceptional feature of this planned development (PD) was the inclusion of 20% park or open space, significantly exceeding the 10% minimum required for a PD.

Traffic and Infrastructure: Traffic concerns were a significant focus. Nashville Road, classified as a major collector, had its speed limit reevaluated. Traffic counts and the potential for adding lanes were discussed. A notable infrastructure plan included straightening the intersection of Nashville Road and State Route 55 and considering the installation of a roundabout or traffic light in the future. The developer committed to widening State Route 55 from Nashville Road to the west edge of the property, and the city considered additional roadwork east of the property.

Private Development and Maintenance: The development was proposed as private, meaning the developer would follow subdivision standards for traffic and drainage but would bear the costs of infrastructure maintenance such as lighting, storm drainage, and road upkeep. Homeowners Association (HOA) fees were estimated to be $300-$400 annually, depending on the builder’s priorities.

Drainage and Environmental Concerns: The plan included two ponds in its preliminary design, the specifics of which were yet to be determined. These could be retention or detention ponds, but they must meet subdivision standards for post-development water flow management. The city stated that they would consider outsourcing the final plan review on the stormwater to a consulting engineer for additional scrutiny of the drainage plans.

Housing and Community Impact: The development was anticipated to provide workforce housing, contributing to the community's housing stock and addressing job availability in the area. The housing prices were discussed, with concerns about affordability for blue-collar workers versus white-collar executives. One particular resident, who currently rents and has approval for a home loan, stated that he could not afford to live in this neighborhood, though he is gainfully employed at one of the city’s largest industries.

Council Discussion and Deliberations: Council members discussed various aspects, such as road widening, stormwater management, housing prices, and the impact of HOA fees. The discussion also touched on the history of other developments in the area and their success rates. Councilman Jeff Schilling, who sits on the committee. suggested converting sidewalks into recreational trails to improve connectivity and accessibility.

Conclusion and Decision: The committee concluded with an agreement to move the request forward to the entire City Council as recommended by the staff. The discussion highlighted the complexities and multifaceted nature of planning a new subdivision, balancing development needs with community concerns.

Overall, the meeting underscored the importance of careful planning and community engagement in developing new subdivisions. The committee addressed a range of issues from infrastructure, traffic, environmental concerns, to the socioeconomic impact on the community, illustrating the comprehensive nature of urban planning and development.

City Council will hold the third reading of the ordinance at their next meeting on Monday, December 4th at 7:00 p.m. at City Hall.

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