A rezoning application scheduled to be considered by the City-County Planning Commission of Warren County at its Thursday meeting could have broad implications for northern Warren County and the tiny city of Plum Springs.
Glenbrook KY LLC, a corporation headed by developer Arthur "Butch" Hutcherson, and the family of James and Hilda Jenkins have applied to have 154 acres along U.S. Highway 31-W between Stone Lane and Moorman Lane rezoned in order to accommodate a development proposed by Hutcherson that will include retail, office and residential elements.
The development on farmland annexed in January by the City of Plum Springs could also include office space for that small home rule-class city and its fire department as well as a Veterans Administration nursing home that is currently planned to go into the Kentucky Transpark.
The annexation nearly doubled the footprint of Plum Springs, which has approximately 500 residents. It came after a vote last year to allow alcohol sales within city limits, a must for Hutcherson’s plan to bring in some big-box retailers and restaurants.
Hutcherson’s general development plan includes some 500,000 square feet of space for large retailers and both single-family and townhome residential elements. The rezoning calls for a switch from agriculture, highway business and multi-family residential to single-family residential, general business and highway business.
"This is a much-needed project," Hutcherson said. "It will have a big economic impact."
Pointing out that the northern end of the county is starved for commercial and retail development, Hutcherson said: "This is the right time and the right place for this development. Being annexed was a significant factor. That will keep the tax dollars up here."
The Plum Springs City Council has met to discuss a new tax structure for the city, which currently has only a property tax.
“There was discussion on determining rates and the best way to go about that so that the tax structure is competitive with surrounding cities,” Plum Springs City Attorney Mark Yurchisin said in an email. “But at this time there is no timeline in place for those to be implemented. I believe the goal is still to have those implemented and ready when the development opens, and the city welcomes comments and suggestions from potential businesses so that they can provide the best environment for business growth.”
This development would be similar to a Glenbrook development Hutcherson put together in Hendersonville, Tenn. that includes a Kroger grocery store, retailers such as Target and Kirkland’s, such restaurants as Chick-fil-A and Panera Bread and a residential component.
Hutcherson showed interest back in 2008 in developing property in Bowling Green’s downtown Tax Increment Financing district near Bowling Green Ballpark, but those plans failed to materialize. He also put forth a plan in 2014 for a development called Village Green on Lovers Lane that was to include a new campus for Bowling Green Christian Academy. That plan fell through when Living Hope Baptist Church terminated a contract to sell 81 acres to Hutcherson’s Sumner Point TN LLC. The property has since been developed by Bowling Green’s Greenhills Development Partners LLC into residential and professional office space.
Thursday’s planning commission meeting will be held in the Bowling Green City Commission chambers at 1001 College Street, starting at 6 p.m.