Kingston Springs Planning Commission hears concept for 37-acre retreat along Harpeth

Beaux Land Development presented an initial concept to the Town of Kingston Springs Planning Commission on April 10 for a new commercial development at the empty lot along East Kingston Springs Road between Harpeth High School and Tyler Technologies. 

According to the project description submitted to the commission, the “Retreat at Buffalo Gap is a 37-acre recreational development designed to offer a diverse outdoor experience.” 

“The project will feature two distinct properties: The 9-acre site will serve as the primary access point and feature a 75-room lodge, 12 cabins, 5 campsites, and 27 RV/camper slips,” the project description submitted to the town on March 10 reads. “The larger 28-acre area will focus on recreational activities, including a 3-acre lake, 20 campsites, walking trails, and a large activity center/barn with boat/kayak storage.” 

“The overarching goal is to create a premier recreational destination that provides quality lodging and diverse activities while promoting environmental responsibility,” the description concludes. 

The Planning Commission members each voiced their concerns about this specific property, which infamously was under water when the Harpeth River crested at 46 feet during the 2010 flood. 

“There have been multiple proposals on these lots over the years,” City Planner Sharon Armstrong said during the meeting. “From a perspective of public safety, development, density and a number of other traffic issues, I find this one to be the least impactive project that’s been submitted to us.” 

She continued, adding, “It will come, if it comes … with some carefully thought out restrictions.”

For example, 20 of the 25 camp sites in the development company’s initial proposal are in the floodplain, which is not permitted. While the two-story lodge and 600-square feet cabins are currently not mapped in the floodplain, Armstrong warned owner Bo Bass that the water has risen to the road before, and advised that he build his lodge and cabins as far away from the Harpeth River as possible – or elevate them off the ground.

“It’s doable but the road to approval is going to be laden with requirements,” Armstrong said. “I would absolutely require a flood study.” 

Bass, who is partnering with North American Development Group, said, “We’re hoping to bring something that adds value to Kingston Springs but doesn’t add a burden on the taxpayers, doesn’t create a flood issue and isn’t going to create a safety issue.” 

City Commissioner Lauren Hill, who serves as the chair of the Planning Commission, noted that she loves the idea, but that there are “a lot of logistics just based on the primary concept that we’re looking at that need to be considered.”

Planning Commission member and former Kingston Springs Mayor Tony Gross added, “This is hands-down the best thing that anyone’s proposed [for this lot] yet.”

This initial concept is at the “preliminary stages,” Armstrong said, and advised the development company to readjust its first plan to better protect its assets from flooding. Beaux Land Development will now work alongside Armstrong to create a new plan that will meet city regulations. The company will need to resubmit that final document for the Planning Commission’s consideration once it is ready.