Saturday Special: Another Rezoning Request for Residential Development on Troy's Southwest Side

Developers want to build 189 homes on land at Nashville Road and West Market Street

In June, the Troy City Council convened a pivotal public hearing to discuss a proposed residential development on 58 acres nestled at the intersection of Nashville Road and West Market Street. The developer's vision encompassed 194 homes within the scope of the R-5, Single Family Residential zoning designation. Advocates for the project argued that it harmonized with the residential landscape established by neighboring Edgewater and Kensington subdivisions, while concurrently addressing a pressing need for "workforce housing" within the community.

However, the June 5th public hearing witnessed a degree of resistance. Residents from nearby subdivisions and local farmers voiced concerns over potential traffic congestion and drainage issues, concerns previously explored in one of our earlier posts. Our publication went in depth on this public hearing in a previous post:

The final verdict on the matter revealed a shift in the zoning landscape. The land was indeed rezoned, but not as R-5, the developer's initial preference. Instead, the City Council opted for an A-R (Agricultural/Residential) designation, raising the question of whether this was a temporary measure, serving as a placeholder until the developers returned with a more detailed Planned Development proposal.

Fast forward to October 11th, when the Troy Planning Commission took up the mantle of evaluating the Planned Development request submitted by the developer. The original proposal entailed the construction of 194 homes, resulting in a density of 3.34 units per acre, with 12.14 acres designated as public open space. The revised planned development request seeks to build 189 homes, resulting in a slightly reduced density of 3.25 units per acre, and an increase in open space to 12.54 acres. However, this open space is slated for limited use, mostly for storm water retention and detention and the reserved for the Homeowners Association established within the subdivision. In addition, the subdivision will use private streets. On the surface, this planned development appears to bear similarities in terms of use and density as the original R-5 zoning that the City Council originally denied.

Unpacking Planned Developments

Troy's Codified Ordinances explicitly permit Planned Developments and outline the rationale behind these unique projects. Essentially, planned developments empower creative land usage that aligns with the city's best interests. This approach allows for diverse land utilization by blending commercial and residential spaces, adapting structure layouts by eliminating conventional setbacks, and preserving ecologically sensitive areas.

In exchange for a somewhat looser adherence to the city's traditional zoning code, developers are obligated to hand over all approval processes to the Planning Commission and City Council. During the Planned Development process, virtually any alteration to the property layout must secure the approval of both governing bodies.

It's essential to underscore that the City's Code of Ordinances emphasizes that the Planned Development process should not be overused. It should only be deployed in scenarios where conventional zoning is deemed inappropriate or unduly restrictive. Section 1145.01(c) in the code underscores this point:

"It is the further intent of this Zoning Code that Planned Development zoning be applied only in situations where conventional zoning is inappropriate or unduly restrictive. In many situations, conventional zoning will fully satisfy the objectives of the City's Comprehensive Plan. Therefore, whether or not to grant PD zoning is within the sound discretion of the Planning Commission and City Council."

On October 11th, with just a few questions asked, the Troy Planning Commission recommended that the City Council approve the Planned Development request. City Following this approval, a process akin to other rezoning amendments will be set in motion. City Council will hold their first reading of the rezoning ordinance on November 6th with a public hearing tentatively set for November 20th. The earliest a vote can come on the matter will be December 4th.

City Council faces the weighty responsibility of determining whether the previously requested conventional zoning was unsuitable or excessively restrictive. Additionally, they must ascertain whether reducing the number of homes by five on the 58-acre parcel will effectively address the traffic and water concerns raised by residents six months prior. The decision holds far-reaching consequences for Troy's residential landscape, and this publication will continue to follow this evolving narrative closely.