Large Meadows rezoning proposal reduces units, increases open space; connectivity, interlocal agreement and CSX crossing remain key issues

The Meadows applicant asked the planning commission to consider an amended preliminary master development plan and rezoning for approximately 384.62 acres west of Dobbins Pike and south of Wallace Road that would change the prior mix of multifamily, commercial and single-family units into a lower-density, predominantly single-family plan.

Staff summarized the major changes: the developer proposes fewer overall units than the original approval (applicant stated new counts and reductions in the work session), removal of previously approved commercial square footage, an increase in open space (applicant cited a rise to roughly 43 percent open space), and a plan of phased construction. Staff and engineering focused on connectivity and access as the "big elephant in the room," calling for maintained or new stub connections (including retention of the Computer Lane connection in the final stage) and a third potential north stub to accommodate future links. Staff also noted the original PMDP required a crossing of the CSX right-of-way once a specified unit threshold was reached; the transcript referenced an ordinance threshold (pod ordinance) of 73 units for a phase requiring the roadway connection.

Engineering said more detailed stormwater review would come at the FMDP stage and requested an HD (hydrologic/hydraulic) report prior to FMDP approval. The applicant acknowledged the need to renegotiate the interlocal agreement with Sumner County and reported in-session progress on coordination with TDOT and CSX. Applicant representatives said they are talking with CSX about a proposed bridge and indicated the bridge-construction timeline and design would be lengthy and capital intensive; the applicant estimated a construction cost for the bridge in the mid-single-digit millions (transcript: $5,500,000) and asked the commission for some phasing leniency on completing the boulevard and bridge across phases.

Commissioners and staff recommended more clarity on timing and surety (financial guarantees) so that required connections would be completed as the project advances, and they encouraged the applicant to refine lot variety, provide finished landscape typicals, and work with the fire department on emergency-access widths for connecting roads. The item will return after the applicant provides the requested engineering reports, interlocal amendments, and revised plans.