Collierville planning commission approves Cedar Grove preliminary subdivision, with sidewalk waiver narrowed

The Collierville Plan Commission on Thursday voted to recommend approval of a preliminary subdivision plat for Cedar Grove, a proposed 25‑lot, age‑restricted single‑family neighborhood on about 22.33 acres at the southeast corner of Winchester Boulevard and Peyton Parkway.

Staff presented the plan and recommended approval subject to conditions, while noting changes made after the staff report was published: a previously requested sewer study was removed after public utilities determined existing capacity was adequate; the sidewalk requirement along Peyton Parkway was rewritten to require sidewalks only on the east side for the current phase; and an added condition referenced a 1994 agreement between the town and the property owner regarding sidewalks along Winchester.

The subdivision proposal would divide the parcel into three tracks. Track 8A (the Cedar Grove portion shown in red on plan exhibits) would create 25 single‑family lots served by a circular private street. The developer intends the neighborhood to be senior‑oriented; homeowners association documents submitted with the plan require at least 90% of dwelling units to be occupied by at least one person 55 or older.

Staff described site and design standards: the property is zoned R‑3, R‑3A and medical professional office under the Bailey Station planned development; setbacks were proposed at 20 feet front, 7.5 feet side (or 0 in some cases), and 10 feet minimum rear, with a 35‑foot maximum building height. The plan shows seven common open spaces, with a wet retention pond proposed in the northwest portion of the site for stormwater. Staff said tree replacement and planting plans would be reviewed by the Design Review Commission on March 13.

On utilities and circulation, staff reported existing sewer capacity is available; public utilities recommended a 16‑inch water line extension from Winchester Boulevard frontage, but the applicant stated they do not believe that extension is necessary at this phase and asserted current flow and pressure would serve the development. Staff noted Winchester is planned as a six‑lane arterial in the town major roads plan but currently functions as a four‑lane roadway carrying about 10,000 vehicles per day, with estimated peak trip generation for Cedar Grove of about 18 AM and 24 PM peak trips.

The applicant, Michael Rogers of Fisher Arnold, asked the commission to keep the sidewalk requirement limited to the east side of Peyton Parkway down to the Cedar Grove entrance and said the west side frontage directly adjacent to a FedEx facility includes a locked, private gate and “I call it the sidewalk to nowhere.”

A nearby resident and homeowners association president, Adam Buscher of Ivy Grove, opposed a broader waiver for sidewalks along Winchester, telling the commission, “There’s simply no safe way to traverse this area on foot or by bike.” Buscher urged the commission to require sidewalks so the town — and future residents — would not be left with disconnected pedestrian segments.

Commission discussion noted a 1994 agreement that historically relieved the developer of sidewalk construction along Winchester and that past BMA (Board of Mayor and Aldermen) actions granted similar waivers in 2016 and 2022. Staff said if the 1994 agreement remains in effect the town could be responsible for constructing curb, sidewalk and drainage along Winchester unless the BMA elects otherwise in a future development agreement or imposes fees in lieu of construction.

After discussion the commission moved to approve case number 243624 and Exhibit 2 dated March 6, 2025, with the conditions shown on the staff report (including the revisions noted above). The motion carried on a roll call vote in which all commissioners present voted yes.

What happens next: the recommendation goes to the Board of Mayor and Aldermen, which will consider the development agreement and the formal sidewalk, roadway and waterline waivers or requirements. Staff will review individual house plans for compliance with the planned development standards before building permits are issued, and the Design Review Commission will review landscaping and fencing plans at its March 13 meeting.