Commission approves Gwen Farms Phase 5 preliminary plat after developer agrees to extended buffer and retaining‑wall adjustments

The Smyrna Municipal Planning Commission approved the preliminary plat for Gwen Farms Phase 5, a 22.6‑acre townhome portion of the larger Gwen Farms development, on March 6 after extended discussion about a retaining wall, buffers and public‑comment concerns.

Kevin (planning staff) summarized staff comments and outstanding items: the plat requires standard technical corrections, a roadway lighting plan (addressed), revised sewer construction plans to connect to the Olive Branch trunk line, and a revised traffic study to include this parcel (the original study predated this phase). He also noted an existing parcel labeled as a cemetery on tax maps that the developer said was relocated; staff asked the developer to coordinate with the property assessor.

The commission reviewed written comments submitted by Greg Vogel of Lee Road, who raised three concerns: an easement he referenced (unidentified in staff materials), the proximity and height of a proposed retaining wall adjacent to his property, and a verbal commitment he said was made at rezoning to provide a landscape buffer along that boundary. Kevin said the plat does not place any easement on Vogel’s land and that the wall is on the developer’s side of the cut.

John Minor, SCC (engineer for the developer), told commissioners the developer would honor the verbal commitments referenced in Vogel’s comments. "We will comply with that," Minor said, and he described plans to move the retaining wall farther into the site, plant evergreen trees along the top of the wall, and provide a fence for safety. Rob Molchan, SCC, said his recollection was the team had agreed during rezoning to extend a double row of evergreen trees from an existing drainage‑way tree line down along the property line adjacent to Vogel’s lot; he said the developer will proceed with that buffer in that section.

Commission discussion clarified that staff would require a Type C buffer (two rows of evergreen trees; 15 feet minimum) starting where existing natural vegetation begins along the creek and extending down past the southern end of the townhomes to the end of the retaining wall. Staff said the buffer area plus the wall would likely create roughly 20 feet of separation between the property line and the face of the wall at some points; the wall’s tallest sections were estimated in the discussion to be roughly 12 feet at the highest points, with variation along its length.

Kevin also said the developer must submit a revised traffic study to account for the phase and that any required improvements from that study would be installed by the developer. The applicant agreed to adjust sewer lines out of driveways, provide labeled easement dimensions where needed and to coordinate with the assessor on the previously recorded cemetery parcel.

A commissioner moved to approve the preliminary plat with staff comments and to require a Type C buffer extending from the natural tree line at the creek down to the end of the retaining wall; the motion was seconded and passed on a voice vote. The commission’s approval was conditioned on the outstanding technical corrections, submission of construction and sewer plans, and the revised traffic study.

Why it matters: The approval advances construction of the townhome portion of Gwen Farms while clarifying obligations to mitigate visual and grade impacts on adjacent property owners through a planted buffer and retaining‑wall adjustments.

Next steps: The developer must submit construction plans, a revised traffic study and final technical corrections; staff will verify the buffer and retaining‑wall placement during construction plan review and before bond reductions or final plat recording.