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Longview’s PUD battle continues

County planning gives thumbs up

By ZOË HAGGARD - zhaggard@t-g.com
Posted 10/1/22

Bedford County Planning Commission voted on a favorable recommendation for the site plan of Landmark Homes of Tennessee’s proposed planned unit development (PUD) on Longview Road in Unionville. …

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Longview’s PUD battle continues

County planning gives thumbs up

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Bedford County Planning Commission voted on a favorable recommendation for the site plan of Landmark Homes of Tennessee’s proposed planned unit development (PUD) on Longview Road in Unionville. Even though the commission passed a favorable recommendation, many of the members said they had “heavy hearts,” agreeing the PUD would be in the wrong area.
Planning Commission Chair Kennon Threet said, “I’ve got that heavy heart, but I know what has to be done. We’ve done what has to be done.”
Planning commissioner Stephen Feldhaus, who voted yes, said, “I think this is the wrong location for the development...but if I vote based on my opinion, that I don’t like the location, I’ve opened this body up to a lawsuit.”
Bedford County Zoning Director Chris White explains, “At this stage, if they [the developers] meet all the criteria in the book, the commission really doesn’t have a choice but to recommend it. That’s what the rules say...At this level, it’s a very objective process.”
“One of the things we can’t do is tell you,‘you can’t develop it . . . . ,’he said. We have to create a process, make it fair.
Planning commissioner Wayne Simons, who owns Tennessee Recycling Services on Highway 41A and has waste disposal areas in Unionville, was the only planning commissioner to vote no. “It’s not comparable to the rest of the neighborhood....We seem to fail to discuss if it should even be there or not,” he said.
Approval for the rezoning of the $50 million PUD first has to go through the County rules and legislative committee, which will meet 5 p.m. Oct. 18 in the community room in Bedford County Courthouse. It will go to the Board of Commissioners for a final vote at its 7 p.m. Nov. 8 meeting at Bedford County Courthouse. A public hearing will be held before the final vote. Citizens’ comments are then accepted.
The proposed R-1 PUD will be spread over 114 acres. After several study sessions with the planning commission, Landmark Homes agreed to decrease their lots per acre density from 127 to 109 lots. They have also increased the amount of open space.
Each home will be 1,800 square feet with a minimum of three bedrooms. They will be made of brick and stone and have side entry garages. Sidewalks will also be constructed.
The homes will likely start in the mid $300,000s and go into the $500,000s. Many Unionville residents showed up at Tuesday’s meeting to voice their concerns. Several residents have started the Facebook page “Save the country life in Unionville.”
The site plan also includes construction of a playground for the residents, which has Unionville mother Kayla Brown Walls concerned since her children won’t be able to have access to these amenities. Forty-year Unionville resident Dolores Chester said, “I worry about this development looking like a mini, self-contained community that plopped down in the middle of a rural area.”
Chester added how she was concerned over roads and how they are in “disrepair.” This could impair emergency personnel, especially since the fire station is volunteer based, she said.
She is also concerned about water runoff. “I know they’re saying detention ponds but I know it won’t handle that amount of water when you start changing the contour of the land....and we already have low water pressure in the Longview area,” Chester said.
Long-time resident Eddie Stacey added, “This is just the beginning of what’s going to happen to Bedford County.”
Resident Carl Brown said, “I agree that this PUD system might be more organized than what they will build if y’all don’t approve this. But if you allow them to do this, it’s going to open up a whole new can of worms.”
Jessica Brown, Carl’s wife, also expressed concern over possible increased traffic. She explained there’s a lot of farm equipment that travels those roads. “I am terrified that someone is going to get killed on this road. So, bringing in this subdivision—at least two cars per house—what is that going to do to our roads?”
County officials weigh in
Bedford County Highway Superintendent Mark Clanton attended Tuesday’s meeting to address some of these concerns. “We will do everything we can to make it work for everyone,” said Clanton. He explained that there will be an additional 10-foot right-of-way added to Longview Road and Davis Lane. As traffic increases in the future, Clanton said the developers have agreed to put in a turning lane or widen the road when necessary. He said the added 200 or so cars won’t expedite the deterioration of the roads at a quick pace.
Clanton also explained that the roads within the PUD will be the responsibility of the developers and funded by the HOA fees of the residents.
Bedford County Schools Superintendent Tammy Garrett was also present to address concerns about the influx of students that many houses could bring. Jeff Sweeney, local builder and former county commissioner, asked if there was enough capacity at the existing schools to add something like 200 students.
Garrett said the new wing at Community High School, which the proposed PUD is zoned for, will create a 1,000-student capacity in the fall of 2023. Community currently has 580 students. She said there are four to five “empty rooms” at the middle school, while at the elementary school there is only one portable in use.
The superintendent added that they are in the process of designing the new elementary school, which once rezoning takes place, could alleviate any overcrowding in the schools.
Director White added, “We talk about saving the farmland . . . . about stormwater. The PUD is just a modern tool for development that creates a more efficient use of the land. The very thing you all want, the PUD does.”
White said the planning commission is aware of water issues on Longview Road. But, PUD developers would be required to engineer how to properly retain stormwater and release it slowly.
Sweeney, owner of Sweeney Construction, addressed some of the residents’ water concerns, saying, “A STEP system is a great system for sewer. I’ve had them in for 20 years in developments we’ve done in the past.”
He added, “The developer is held to a very high standard. They have to put up a lot of bonds. They have to do things in certain phases or they can’t continue the development...This is a long-term commitment in the community from the developer.”
Commissioner Linda Yockey, who sits on the planning commission, said, “At least with the zoning document—and it’s not perfect—we have established a set of rules and these rules tell this board whether to vote yes or no.”