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Commission approves revised preliminary plat for Farms at Barnes Mill; staff conditions include phase 2 road connection
Summary
The Planning & Zoning Commission approved an amended preliminary plat for the Farms at Barnes Mill, lowering unit count from 1,153 to about 1,012 and adding a 14‑acre commercial parcel; staff required phasing to show New Holland Boulevard connection to Barnes Mill Road.
The commission approved an updated preliminary plat for the Farms at Barnes Mill, a mixed‑use planned unit development presented by Hunter Grama of Ramsey Development Group.
Grama said the amended plan reduces the earlier density (originally 1,153 units) and includes a 14‑acre commercial parcel intended for a big‑box tenant the applicant hopes to close by year‑end. “We originally had 1,153 units, and we've cut it down to a 12,” Grama said (speaker clarified reduction in density during presentation). The developer described a mix of apartment types, duplexes, patio homes and larger single‑family lots laid out to take advantage of existing contours and views; the plan includes buffers and HOA maintenance for common areas.
Commissioners and staff focused on phasing and road connectivity. Staff stressed the need for the preliminary plat to show that Phase 2 will extend New Holland Boulevard to Barnes Mill Road, consistent with the city’s approved phasing plan. “On staff approval, I would ensure that this preliminary plat gets that shown on it so that it reflects what has already been passed,” a staff member said.
Concerns were raised about locating apartments adjacent to R‑1 neighborhoods; the applicant said apartments would have a separate access drive and that the development plan will require landscape buffers between uses and a separate development plan for each component. “We would have to have some type of buffer between say apartments and single family. We would have to look for something like that,” staff said.
The commission approved the amended preliminary plat with staff approval required for technical revisions. Recorded votes were: Commissioner DeGrant — yes; Commissioner Francis — yes; Commissioner Short — yes; Commissioner Miller — yes; Commissioner Perkins — yes; Commissioner Miles — yes; Commissioner Estelle — yes. The motion passed unanimously among commissioners present.
Staff will require that phasing documents and required roadway connections be shown on the preliminary plat before final technical approval. The applicant noted amenities including community recreation, pickleball courts and a mix of housing types and said an outparcel retail component is planned to support the neighborhood.
No construction is authorized by the preliminary‑plat approval until required construction plans, phasing confirmations and other permit-level reviews are completed and those items satisfy staff conditions.
