Planning commission approves Bell Farms PUD with expanded buffer and deed restriction

The Collegedale City Planning Commission approved zoning case 2025‑03 (Bell Farms) to allow a planned unit development overlay on property along Lee Highway that would rezone the site to high‑density single‑family residential (R‑1H) and permit a 102‑lot single‑family subdivision and community lot, subject to updated conditions.

Staff told the commission the project is substantially the same as the version reviewed last month except for one material change: the applicant requested—and staff agreed to recommend—a wider landscape buffer along the northern property line adjacent to White Oak Valley Circle. The buffer was increased to 50 feet from the previously required 25 feet following neighborhood meetings. As part of that change, staff said the applicant must acquire and subdivide a small portion of a parcel at 6323 White Oak Valley Circle (identified in staff materials as Parcel 12F3083.11) so the triangular 4,100‑square‑foot piece lies south of White Oak Valley Circle and can be deeded as buffer land.

Jason Allen, staff planner, explained that the deed for the acquired triangle must restrict the parcel to a natural or planted buffer with provisions for utility easements and no other uses permitted on that piece. Staff said approval to send the case to city commission is contingent on the successful acquisition, subdivision and recording of that portion of land in the same ownership prior to the city commission hearing.

Applicant representatives including Derek Blackwood of MAP Engineers said the developer engaged residents and revised the plan to add the larger buffer. Blackwood also asked that conditions reflect the site plan’s open‑space features, including two small stormwater ponds adjacent to eastern and western edges that are part of the planned open space and grading shown on the plan.

Several residents spoke to concerns about the buffer and stormwater ponds. Alex Dowse (6617 White Oak Valley Circle) asked what would happen if the parcel sale failed; staff responded that the 50‑foot buffer is a condition of approval and if the parcel is not acquired the developer would have to return to the commission to seek another solution. Residents also expressed concern about groundwater and pond discharge: one commenter asked whether the ponds would be tested and expressed worry about well water contamination; another said the nearby stream runs over the road during heavy rains.

Derek Blackwood and other applicants’ representatives explained these features are stormwater detention/retention ponds for runoff and water‑quality treatment, not septic systems. Blackwood said ponds are designed with controlled outlets and typical construction practices (including soil sealing) to maintain a permanent pool for treatment. He noted that Tennessee state practice relies on design standards for post‑construction water quality and does not require routine post‑construction sampling at every site; that testing and permitting would follow state and county procedures.

The record also reflects a brief history: the property was annexed into Collegedale on Feb. 5, 2024, the developer previously proposed other concepts while portions of the site were unzoned, and a temporary restraining order in April 2024 briefly affected zoning steps. Staff and the applicant framed the current 102‑lot R‑1H PUD as a scaled‑back residential plan that aligns with local planning goals if the required parcel acquisition and condition compliance are met.

During the vote the commission approved the case with the updated conditions (including the deed restriction for the acquired parcel) and two new conditions (labeled in the staff presentation as A and M) meant to address site control and buffer use restrictions. Commissioner Johnson abstained, stating his decision was based on the fact the property sale had not yet closed; other members voted yes.

Why it matters: The decision rezones a 32‑acre property to allow higher‑density single‑family development under a PUD overlay while adding a binding, expanded buffer along a neighborhood boundary. The requirement to acquire and deed a small triangular parcel before city commission creates a precondition that the developer must satisfy to proceed to the city‑level legislative hearing.

Next steps: The approval forwarded the zone change/PUD to city commission as separate ordinances; staff said the applicant must complete the agreed property subdivision and conveyance and meet the updated conditions before city commission consideration.