Thompson's Station's Urban Growth Boundary: A Bad Deal for County Residents

The idyllic charm of rural living, the sense of community, and the simplicity of life are some of the reasons many choose to reside in Williamson County. However, the encroachment of urban expansion into these areas can disrupt the peaceful way of life and raise concerns among long-time county residents. In this article, we delve into the Thompson's Station Urban Growth Boundary (UGB) and why it's seen as a bad deal for the county residents who now find themselves included.

I. Understanding the Thompson's Station UGB

The Thompson's Station UGB is a zoning tool that delineates the area where urban development can expand. Its purpose is to manage growth, prevent urban sprawl, and guide development in a more organized manner. The UGB defines the limits within which urban services and infrastructure are provided. In short, it's the coloring book where they can color however they see fit. Inclusion in the UGB does not benefit county residents living outside the existing UGB borders. Every other municipality within Williamson County provides services ranging from Police, Fire, Trash, Sewer, Water, etc.  Thompson's Station provides limited sewer service that most (if not all) county residents will not need (nor want to pay the five-figure amount to hook up to). 

II. A Lack of Services for County Residents

One of the most glaring issues faced by county residents now included in the Thompson's Station UGB is the difference in services.  There is none. Thompson's Station uses the same County Fire and Sheriff services provided to existing county residents. In other words, as of 2023, there is no benefit to existing residents who now find themselves included within the proposed UGB. The negatives can include decreased property values and the loss of county protections of the undeveloped areas nearby

III. Traffic Congestion and Infrastructure

Expanding the UGB also means dealing with the inherent challenges of urbanization. Like many small towns, Thompson's Station faces significant issues related to traffic congestion and infrastructure.

Traffic Congestion:  Traffic congestion is already a significant issue in Thompson's Station. Both state roads serving the area (Lewisburg Pike, Columbia Pike) have earned an 'F' rating due to the sheer number of vehicles on the road. The inclusion of new areas within the UGB exacerbates this problem, leading to longer commutes and frustrating gridlock.

Concert Congestion:  The influx of concertgoers to the First Amphitheater concert venue further intensifies traffic congestion during events.

The Strain on Infrastructure:  The sudden expansion of the UGB puts immense strain on existing infrastructure. 

IV. The Impact on County Residents

For county residents who have enjoyed the tranquility of rural living, the expansion of the UGB is viewed as a significant intrusion. Here are some reasons why it's seen as a bad deal for them:

Quality of Life:  Many county residents moved to their homes to escape the hustle and bustle of urban life. The expansion of the UGB threatens to erode the peaceful and rural quality of life they cherish.

"Open Season" on rural land: Thompson's Station states that their zoning restrictions are more stringent than in Williamson County. Many county properties east of I-65 are zoned as RD-5 (RT-5), meaning developers can only build 1 home for every 5 acres. Thompson's Station states that newly annexed land is T-2 zoning limited to 1 home per 8 acres... UNTIL the developer adds water and sewer lines, they can ask the town to upzone into a higher-density development. Common sense tells us that developers would not be requesting annexation if the Town of Thompson's Station's zoning restrictions were more stringent than the counties. 

Williamson County zoning restrictions have no loopholes, which is why many county residents have enjoyed the rural countryside without the constant threat of urban expansion under the protection of the county.  Expanding the UGB now threatens all of that.

V. The Role of Community Engagement

The expansion of a UGB is a complex process that requires careful planning and community engagement. County residents should have a voice in shaping the future of their communities. Unfortunately, the lack of meaningful engagement can exacerbate the negative impacts of UGB expansion. Many affected county residents have expressed anger and disappointment at the lack of communication and notifications regarding much of this. This article was written to fill in the many gaps the current Thompson's Station Administration has failed to fill.

Transparency:  Local authorities need to be transparent about their plans and actively engage with all stakeholders. This helps build trust and ensure that county residents' concerns are heard and addressed.

Balancing Interests: Striking a balance between the needs and aspirations of both town and county residents is critical. It's possible to manage growth in a way that respects the unique character of rural areas while accommodating urban development.

VI. Navigating a Challenging Transition

The expansion of Thompson's Station's UGB poses significant challenges for county residents who are now included within its boundaries. It disrupts their way of life and adds to the existing traffic congestion and infrastructure issues.

The key to addressing these challenges lies in effective planning, community engagement, and a commitment to preserving the character and quality of life that county residents hold dear. By working together, town and county residents can navigate this challenging transition in a way that benefits all and ensures the sustainable growth of Thompson's Station.

In the end, the expansion of the UGB should not come at the expense of the well-being and happiness of the residents who have long called the county their home. It is a delicate balance that requires careful consideration and thoughtful decision-making.