Bartlett Planning Commission backs rezoning for 21.85-acre subdivision despite neighbors’ drainage and tree concerns

The Bartlett Planning Commission on Nov. 3 unanimously forwarded a positive recommendation to rezone 21.85 acres on the north side of Old Brownsville Road (near Ellendale Road) from RS-18 to RS-15, a change that would reduce the minimum lot size from 18,000 square feet to 15,000 square feet and increase permissible density from about 2 lots per acre to roughly 2.5 lots per acre. Director Richard Taylor presented the staff report and recommended approval with conditions listed in the staff packet.

Tim D'Agostino of WH Porter Consultants, representing the property owner (Sam Guffin Properties), told the commission the rezoning is intended to align new lots with surrounding planned developments; he said roughly one-third of the site is encumbered by a non-buildable stream buffer, which informed the applicant's request for smaller lots. D'Agostino said engineering-level details will be provided as part of later master and construction plan submittals.

Neighbors at the public hearing urged caution. Beverly Harbin of 6559 Royal Valley Cove said residents in nearby King's Crossing and Stonecrest subdivisions worried that houses would be smaller than existing homes, that Running Bird could be opened as a through street, and that construction would worsen chronic drainage problems; she said her household spent about $40,000 on water-damage repairs after prior nearby development. "Who guarantees there's no drainage issues, and who's going to pay for the damages?" Harbin asked.

Jason Warren of 6470 King's Cove raised similar concerns about steep topography above his lot and asked for an independent review of where stormwater would be routed before the commission acted.

Applicant representative Henry Porter acknowledged the sensitivity of drainage in the area and said the developer would provide a detention basin and examine contours so runoff would not be directed onto neighboring properties. Porter also said a buffer could likely be provided along the north side to address tree and privacy concerns but that detailed design is not complete and would be finalized with future plan submittals.

Commissioners pressed staff and the applicant for clarifications about lot size and compatibility with adjacent development; staff confirmed the proposed RS-15 minimum lot sizes would be consistent with surrounding planned developments. After discussion, a commissioner moved to forward a positive recommendation with the conditions in the staff report; the motion was seconded and the commission recorded unanimous "Yes" votes from Greg Easton, David Hunt, Jim Lamb, Ken Demetrio, Jack Young, James Reid, Don Conway and Paul Kaiser.

Because the rezoning decision is a land-use recommendation, engineering issues such as detailed stormwater design, detention sizing, and final road alignments will be addressed during subsequent master construction and final plan reviews, when staff and engineering will require the project to provide specific mitigation measures. The applicant indicated willingness to explore enhanced detention and to retain a buffer, but commissioners and neighbors emphasized a desire for clear documentation of proposed drainage and tree-protection measures before construction permits are issued.