Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Land Use Annexation topic
No spam. Unsubscribe anytime.
Planning commission backs annexation and rezoning for 130-acre Umbarger Lane development
Summary
The City of Franklin Planning Commission unanimously recommended the City Council consider annexing 130 acres for the Arbor Homes 'Cambria Hills' development, rezoning 53 acres to agriculture and 77 acres to RS-3 subject to 18 written commitments that include trail connections, green space and anti-monotony design standards.
The City of Franklin Planning Commission on July 15 recommended the City Council accept a voluntary annexation of roughly 130 acres on Umbarger Lane and to rezone most of the developable portion to a residential suburban classification with detailed commitments.
Eric Prime, attorney with Van Veil Law Firm, told commissioners the project — presented by Arbor Homes with entitlements director Tony Begato and engineer Joe Heck of Projects Plus — encompasses about 130 acres, of which roughly 53 acres are wooded wetlands that the developer intends to keep in agricultural zoning. "It's a total of a 130 acres," Prime said, adding that about 77 acres would be available for development.
Prime said the developer is seeking RS-3 zoning "with substantial commitments," and described a hybrid approach in which about 49% of the lots would meet the larger RS-2 sizing but would be interspersed with smaller RS-3 lots rather than segregated. He highlighted project commitments that will run with the land, saying the package contains 18 separate commitments covering design and materials.
Why it matters: The commitments are binding if the Council adopts the rezoning; they include an asphalt trail extension tying into the Franklin Greenways system, four distinct green spaces (two playgrounds and two pocket parks), minimum lot widths, exterior material standards and anti-monotony rules intended to prevent identical front elevations from appearing adjacent to one another.
City planning staff said they reviewed more than 240 elevations across 18 models and concluded there is sufficient variation to meet the anti-monotony standard. Joanna (planning staff) told the commission staff and the developer worked through the elevations and commitments together and that the commitments are written so they would apply regardless of future builders.
The commission also heard that the site currently lies within the Needham Fire Protection District. Lynn (legal counsel) reminded the commission of state timing for annexations — generally delaying annexation effectiveness until the January after annexation unless the affected fire district waives that waiting period — and said Needham had passed a resolution to remove the property from its district; county commissioners must ratify that step.
Commissioners asked about builder selection, phasing and lot counts. Prime said Arbor will be the sole builder initially; Begato (director of entitlements) discussed marketing choices and said the developer may market most homes under the Silverthorn brand to streamline sales. The plan as presented showed about 106 larger lots and 110 smaller lots.
Formal actions: The commission voted to forward a favorable recommendation to City Council on three items: PC 25-15 (Umbarger Lane annexation), PC 25-16A (rezoning the north 53 acres to agricultural), and PC 25-16B (rezoning the south 77 acres to RS-3 subject to the Cambria Hills commitments dated 07/09/2025). Each motion passed unanimously.
Next steps: Staff outlined a tentative schedule — introduction to City Council on Aug. 4, public hearings on Aug. 18 (annexation, fiscal plan and rezoning) and council action scheduled for Sept. 2.
