Kingston Springs resident urges commissioners to block Bells Reserve rezoning near Narrows of the Harpeth

Linda Ryder, a Kingston Springs resident and former commercial-construction professional, told the Cheatham County Commission on Aug. 18 that a proposed planned unit development called Bells Reserve — led by developer Michael Hayes and described in public materials as a luxury, high‑end rental community — is not appropriate for the site at 1548 Old Cedar Hill Road near the Narrows of the Harpeth.

Ryder said the property, which she described as roughly 460–567 acres and adjacent to Harpeth River State Park, was being marketed as a roughly $250 million commercial investment that would include about 80 upscale rental cottages and about 40 large rental residences, two restaurants, a spa and other visitor amenities. “This development is not for the general enjoyment of agricultural activities to the general public,” Ryder said, arguing it does not meet the Tennessee definition of agritourism and is instead a luxury, gated subdivision intended for short‑term rental and private use.

Ryder said Tennessee law and the county growth plan require that high‑density commercial or planned growth developments be located inside designated urban or planned growth areas, and she told commissioners that the Bells Reserve parcel lies outside Cheatham County’s growth area. “It’s illegal to put it there to begin with,” she said, citing state requirements that land‑use decisions be consistent with local growth plans. She asked the commission to follow the law and the county growth plan and to deny rezoning that would permit this planned unit development in a rural area.

Ryder raised environmental and infrastructure concerns if the project proceeds: she said portions of the lower property are in a high‑risk flood zone, warned that additional impervious surfaces and construction runoff would worsen flooding and downstream pollution of the already impaired Harpeth River, and questioned the developer’s plans for water and sewer. She said the developer has proposed extending a 6‑inch water main across the river and using self‑contained sewer systems with truck removal, but told commissioners she feared any system would discharge to the river in flood events.

Ryder also said the development would bring prolonged construction impacts and increased demand on county services — including emergency response — at a time when local services are already strained. She raised concerns about access, saying the project currently has no clear road frontage and would require easements or new entrances that could bring heavy construction traffic to narrow local roads, and that the development’s gated, high‑end nature could accelerate property‑value increases and gentrification in the area.

Ryder asked commissioners to consider alternatives, including assisting the owner in finding a site within a planned growth area or seeking conservation measures such as adding the parcel to a state park or a land trust.

Evidence in the public record: Ryder said the developer presented to the county at a July 14 workshop and that some nearby residents were not given public notice in advance of that workshop. She displayed and offered commissioners copies of excerpts from Tennessee law, the Cheatham County growth plan and sections of the county zoning code to support her position. The commission did not act on a rezoning during the Aug. 18 session; Ryder’s remarks came during the meeting’s public forum.

Ryder identified the lead developer as Michael Hayes; she said Hayes did not attend the Aug. 18 meeting. The developer and the companies Ryder named in public materials were described by Ryder as CB Ragland Company and SD Capital.

Ending: Commissioners did not take a rezoning vote during the meeting; Ryder concluded by urging the commission to reject the proposed use at this rural site and to work with the developer to identify a location within a planned growth area or pursue conservation options.