Mt. Juliet, Tennessee

Thursday, November 21, 2024 6:30

2425 North Mt. Juliet Rd

Mt. Juliet, TN 37122

Commission Chambers

Planning Commission

Meeting Minutes

Members: Luke Winchester, Rebecca Christenson, Ted Floyd, Scott Hefner,

David Rast, Larry Searcy, Nathan Bulmon, Preston George, Linda Armistead

Resources: Jon Baughman, City Planner, Jill Johnson, Planner I, Shane

Shamanur, Director of Engineering, Samantha Burnett - City Attorney

Vice Chair David Rast, Commissioner Rebecca Christenson,

Commissioner Larry Searcy, Commissioner Preston George,

Commissioner Linda Armistead, Commissioner Nathan Bulmon,

and James Maness

Present

Chairperson Luke Winchester, and Commissioner Ted Floyd

Absent

Call to Order

Set Agenda

Vice Chair David Rast requested to move item 7A to consent. There were no objections.

Staff Reports

Staff reviewed their reports and answered questions from the Commission.

Citizen's Comments

Minutes Approval

Review the Minutes from the October 17, 2024, Planning Commission Meeting.

5.A.

A motion was made by Commissioner George, seconded by Commissioner Searcy,

that this Minutes be approved. The motion carried by the following vote:

APPROVED

Preston George

Larry Searcy

RESULT:

MOVER:

SECONDER:

Vice Chair Rast, Commissioner Christenson, Commissioner Searcy,

Commissioner George, Commissioner Armistead, and

Commissioner Bulmon

Aye:

Chairperson Winchester, Hefner, and Commissioner Floyd

Absent:

Consent Agenda

Staff reviewed their reports and answered questions from the Commission. There were no

citizen comments. Vice Chairman Rast closed the Planning Commission and opened a

Public Hearing. There were no citizen comments. Vice Chairman Rast re-opened the

Planning Commission Meeting.

A motion was made by Commissioner George, seconded by Commissioner Armistead,

that this be approved. The motion carried by the following vote:

APPROVED

RESULT:

Preston George

Linda Armistead

MOVER:

SECONDER:

Vice Chair Rast, Commissioner Christenson, Hefner, Commissioner

Searcy, Commissioner George, Commissioner Armistead, and

Commissioner Bulmon

Aye:

Chairperson Winchester, and Commissioner Floyd

Absent:

Appoint Taylor Murray as Planning Commission Secretary.

6.A.

6.B.

Review the Mass Grading Plan for Outside the Box Ph. 2, located off Meb Court

and Lebanon Road.

Planning and Zoning:

1. No Comments

Engineering:

1. The greenway shall be planned (with an access easement) and constructed with a

future site plan.

2. Include the initial submittal date in the revision block and update for all future

submittals.

3. If project is approved, submit a digital copy of the plans and drainage report to

Engineering for construction plan approval.

West Wilson Utility District:

1. WWUD has no comments.

Wilson County Schools:

1. No Comments

Review the Final Plat for Silver Springs Phase 6, located off Karen Drive.

6.C.

Planning and Zoning:

1. All signatures shall be obtained prior to bringing the final plat to the Planning

Department for recording.

2. The surveyor shall sign the plat prior to recording.

3. Label lots 601 & 618 as critical façade lots.

4. Correct the front building setback for lots 608, 615 & 622.

Engineering:

1. All punch list items from Public Works/Engineering must be completed prior to

Public Works/Engineering signing of the final plat.

2. Ensure all plat certificates match verbiage from the Land Development Code.

Signing of the plat can be delayed and final plat returned to applicant for revision if

verbiage does not match the Code.

West Wilson Utility District:

1. Water lines shall be shown throughout the Phase.

2. There are no fire hydrants shown.

Wilson County Schools:

1. No Comments

Review the Final Plat for Willow Landing Phase 3, located off Mays Chapel Road.

6.D.

Planning and Zoning:

1. All signatures shall be obtained prior to bringing the Final Plat to the Planning

Department for recording.

2. Provide a confirmation letter from Wilson County that the Plat meets their zoning

requirements.

Engineering:

1. Add note: All PUDEs outside of the ROW shall not be the maintenance

responsibility of Wilson County.

West Wilson Utility District:

1. An on-site visit has not been conducted at this time to verify the location of the water

line and related appurtenances.

Wilson County Schools:

1. No Comments

Review the Final Plat Modification of Legacy Pointe at Golden Bear Lot 9, located

at 1440 and 1454 Rutland Drive.

6.E.

Planning and Zoning:

1. No comments.

Engineering:

1. Ensure all plat certificates match verbiage from the Land Development Code.

Signing of the plat can be delayed and final plat returned to applicant for revision if

verbiage does not match the Code.

2. Show access easement for the drive that comes off Rutland Road. Access easement

shall be recorded prior to the issuance of land disturbance permit.

West Wilson Utility District:

1. An on-site visit has not been conducted at this time to verify the location of the water

line and related appurtenances.

Wilson County Schools:

1. No Comments

AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE

CITY OF MT. JULIET APPROXIMATELY 1.32 ACRES, PROPERTY LOCATED AT

2460 OLD LEBANON DIRT ROAD, MAP 073, PARCEL 071.00 AND LOCATED

WITHIN THE CITY’S URBAN GROWTH BOUNDARY..

6.F.

Planning and Zoning:

1. No comment.

Public Works:

1. No comment.

Wilson County Schools:

1. No comment.

West Wilson Utility District:

1. No comment.

This Ordinance was **Positive Recommendation.to the Board of Commissioners

due back on 12/9/2024

**POSITIVE RECOMMENDATION

RESULT:

AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE

CITY OF MT. JULIET APPROXIMATELY 1.02 ACRES, PROPERTY LOCATED AT

1191 NONAVILLE ROAD, MAP 050, PARCEL 098.00 AND LOCATED WITHIN

THE CITY’S URBAN GROWTH BOUNDARY.

6.G.

Planning and Zoning:

1. No comments.

Public Works:

1. No comments.

Wilson County Schools:

1. No comments.

West Wilson Utility District

1. No comments.

This Ordinance was **Positive Recommendation.to the Board of Commissioners

due back on 1/13/2025

**POSITIVE RECOMMENDATION

RESULT:

**Review the abandonment of a portion of the existing ROW located off Rutland

Road near Golden Bear Gateway.

6.H.

6.I.

This Ordinance was **Positive Recommendation.to the Board of Commissioners

due back on 1/13/2025

**POSITIVE RECOMMENDATION

RESULT:

**Review the Ordinance to repeal Ordinance 2015-09 and Ordinance 2016-02 in

their entirety to encourage hotel development.

This Ordinance was **Positive Recommendation.to the Board of Commissioners

due back on 1/13/2025

**POSITIVE RECOMMENDATION

RESULT:

**Review the Ordinance amending part B of the Unified Development Code of the

City of Mt. Juliet, Tennessee, known as the zoning regulations (Ordinance

2001-29), adopted October 8, 2001, as amended, to define "Hotels and Motels” in

section 6-102, uses and structures.

6.J.

This Ordinance was **Positive Recommendation.to the Board of Commissioners

due back on 1/13/2025

**POSITIVE RECOMMENDATION

RESULT:

Review the Preliminary Plat for McFarland Farms Ph. 1A, 1B, and 2, located off Old

Lebanon Dirt Road

7.A.

Planning and Zoning:

1. All requirements of ordinance 2023-14 shall be adhered to.

2. The column separating garage doors shall be masonry per code requirements.

3. Provide final drafts of all proposed covenants and grants of easement which are

proposed for filing with final plats. Such documents shall be in a form approved by

legal counsel.

4. Provide final drafts of all proposed documents establishing a homeowner’s

association or similar organization created for the purpose of owning and maintaining

any common open space or facilities associated therewith.

5. Single family and Townhomes driveways shall be 22’ long.

6. Staff does not support full sides with only secondary façade materials on the

townhomes.

7. The eastern most amenity center (townhomes and single family) shall be completed

by the issuance of the 150th Certificate of Occupancy. A site plan submittal will be

required.

8. Signage is reviewed via a separate application to the Planning Department.

9. Landscape plan review comments shall be addressed and the landscape plans

approved before submitting construction plans to Public Works.

10. Farm style, low maintenance fencing is required along Old Lebanon Dirt Road and

Cedar Lane per ordinance 2023-14.

11. The single-family product facades shall consist of 70% masonry and 30% secondary,

vinyl prohibited, per ordinance 2023-14.

12. The multi-family and commercial structure facades shall include 40% masonry, 30%

hardi board and 30% board and batten, vinyl prohibited, per ordinance 2023-14.

13. Label all corner and edge lots as critical facades. This shall include all townhome

units as well.

14. Remove R-1 from the existing zoning on sheet C0.00.

15. Provide a detail of the picket fencing. Revise to a low maintenance material like

aluminum.

Engineering:

1. Previously approved PMDP conditions apply.

2. The plan is currently under construction plan review. Therefore, comments will be

provided in this manner.

3. Construction plans will not be approved until the Preliminary Plat has been approved

by the Planning Commission.

West Wilson Utility District:

1. WWUD is finalizing water plans for this development.

Wilson County Schools:

1. No Comments

Site Plans / Final Master Development Plans

Review the Site Plan for Fifth Third Bank, located off Golden Bear Gateway and

Volunteer Boulevard.

7.A

Brett Nevaril, Infinity Engineering Group, 1208 East Kennedy Blvd Tampa, Florida

represented the project and answered questions from the Commission. Staff

reviewed their reports and answered questions from the Commission. There were

no citizen comments.

Planning and Zoning:

1. The building façade shall consist of 100% brick and/or stone, unless the requested

waiver for the secondary materials is granted. This waiver shall include the ATM

enclosure as well.

2. Provide details of parking lot lighting fixtures and poles. All poles and posts shall be

decorative in nature and painted black or a color complimentary to the building.

3. Signage poles and post shall be painted black, gray or to match the site palette.

4. Brick shall be clay, baked and individually laid.

5. Stone shall be natural and individually laid.

6. Paint wall mounted utility equipment to match the façade it is attached to.

7. The landscape plan comments will be via separate cover. Landscape plan comments

shall be addressed prior to submitting construction drawings to Public Works.

8. Roof mounted HVAC equipment shall be screened entirely from horizontal view via

the parapet walls.

9. All signage shall be submitted by separate application to the Planning Department.

10. Retaining walls shall be constructed or segmental block or be faced with masonry to

match the building.

Engineering:

1. Landscaping plans shall be approved prior to the approval of construction plan

review.

2. A letter of approval from West Wilson Utility District will be needed prior to

construction plan approval is issued.

3. Preliminary drainage report under review. A comprehensive review of the drainage

report shall take place at construction plan review.

4. Roof drain for the building shall be subsurface and connect to the storm system.

5. The dumpster shall drain into the storm system with appropriate BMPs.

6. Onsite sewer system details will be provided at the construction plan review.

7. The gutter pan may not be used as part of the drive aisle width.

8. Adjust the location of the switchback ramp so that the crosswalk in front of the

building is perpendicular to the drive aisle.

9. If project is approved, submit a digital copy of the plans and drainage report to

Engineering for construction plan approval.

West Wilson Utility District:

1. The water line which the taps are shown to come has not been installed by the

Developer at this time.

2. Taps 2” and smaller shall be made by WWUD once the fees are paid and area is to

grade.

Wilson County Schools:

1. No Comments

A motion was made by Commissioner Armistead, seconded by Commissioner

Christenson, that this Action Item be approved. The motion carried by the following

vote:

APPROVED

RESULT:

Linda Armistead

Rebecca Christenson

MOVER:

SECONDER:

Vice Chair Rast, Commissioner Christenson, Hefner, Commissioner

Searcy, Commissioner George, Commissioner Armistead, and

Commissioner Bulmon

Aye:

Chairperson Winchester, and Commissioner Floyd

Absent:

Review the Site Plan Modification for Legacy Pointe Retail, located at 1440 & 1454

Rutland Drive.

7.B.

Neil Hall, Para Design, 145 Bear Crossing represented the project and answered

questions from the Commission. Staff reviewed their reports and answered

questions from the Commission. There were no citizen comments.

Planning and Zoning:

1. The building façade shall consist of 100% brick and/or stone, unless the requested

waiver for the secondary materials is granted.

2. All roof mounted HVAC equipment shall be screened via parapet walls.

3. Provide details of building mounted lighting fixtures, which shall be decorative in

nature.

4. The landscape plan comments will be via separate cover. Landscape plan comments

shall be addressed prior to submitting construction drawings.

5. All signage shall be submitted by separate application to the Planning Department.

6. Provide additional crosswalks and striping throughout the dumpster corrals and to

loading zones, for customer and employee safety.

7. Brick shall be clay, baked and individually laid.

8. Stone shall be individually laid.

9. Provide a fence detail. All fencing shall be constructed with a low maintenance

material.

10. Poles and posts shall be decorative and painted black or a neutral color compatible

with the site.

11. Bollards shall not be painted yellow, rather a neutral color compatible with the site.

Engineering:

1. A letter of approval from West Wilson Utility District will be needed prior to

construction plan approval.

2. Drainage report under preliminary review. A comprehensive review of the drainage

report will take place at construction plan review.

3. Landscaping plans shall be approved prior to the approval of the construction plans.

4. Each proposed restaurant shall have its own (1,500 gallon minimum) grease trap.

5. Per the conditions of the preliminary plat approval, each lot shall pay $2,000 per acre

at the time of land disturbance permit until $125,000 is reached for the installation of

high-mast LED lighting at the I-40 interchange.

6. The development is requesting a median cut in Legacy Pointe Boulevard. Previous

iterations of the site included a median cut closer to the intersection of Legacy Pointe

Boulevard and Rutland Drive. The proposed location reduces conflict with the

intersection and is more suitable.

7. The curb line on Legacy Pointe Boulevard shall be adjusted, as shown, to eliminate

the on-street parking that would otherwise hinder intersection sight distance at the

driveway.

8. A R3-4 sign (No U-Turns) shall be installed in the medians of Legacy Pointe

Boulevard to eliminate U-turn movements at the driveway.

9. An additional curb ramp is needed on the southwest side of Building C to connect the

pedestrian access route from the public right-of-way to the buildings.

10. If project is approved, submit a digital copy of the plans and drainage report to

Engineering for construction plan approval.

11. Adding additional pavement markings inside a drive aisle as a dedicated space for

pedestrians to easily access buildings B and C.

West Wilson Utility District:

1. Service configuration may change.

2. Add note: All private fire hydrants shall be painted white.

Wilson County Schools:

1. No Comments

A motion was made by Commissioner Christenson, seconded by Commissioner

George, that this Action Item be approved. The motion carried by the following vote:

APPROVED

RESULT:

Rebecca Christenson

Preston George

MOVER:

SECONDER:

Vice Chair Rast, Commissioner Christenson, Hefner, Commissioner

Searcy, Commissioner George, Commissioner Armistead, and

Commissioner Bulmon

Aye:

Chairperson Winchester, and Commissioner Floyd

Absent:

Review the Final Master Development Plan/Site Plan for Golden Bear Retail

Center, located at 1995 Golden Bear Gateway.

7.C.

Neil Hall, Para Design, 145 Bear Crossing represented the project. Staff reviewed

their reports and answered questions from the Commission. There were no citizen

comments.

Planning and Zoning:

1. All conditions of approval for the Preliminary Master Development Plan PUD,

ordinance 15-02, shall be adhered to.

2. All landscape plan review comments shall be addressed prior to the submission of

construction documents to Public Works.

3. All brick shall be clay, baked and individually laid.

4. All stone shall be individually laid.

5. Poles and posts shall be painted black or a color complimentary to the building.

Galvanized channel posts are not permitted.

6. All wall mounted exterior lighting fixtures shall be decorative. Replace the LT2

Lithonia WPX1 with a more decorative type.

7. All signage shall be reviewed and approved via a separate application to the Planning

Department.

8. Any wall mounted utility equipment shall be painted a color complimentary to the

building façade.

9. Paint bollards a color complimentary to the building façade; no yellow bollards are

permitted.

10. Relocate the bicycle rack location adjacent to the building, and not in a landscape

bed.

11. Per ordinance 2023-29, drive-thru windows and noise generating communication

systems, “speakers” shall not be permitted in CNS zoning. Walk up windows may be

permitted if located on the right of way facing façade but shall never be permitted

where abutting residential development per 6.102A. Revise the layout accordingly.

12. All development on site shall comply with the supplemental provisions found in

Article 3-104.7.5, depending on uses for retail center.

13. All fencing shall be low maintenance, decorative type.

14. Combustible landscaping material is prohibited within 3’ of the building.

15. Provide architectural features to Northern and Southern ends of the building to break

up the monotony.

16. Planning Commission granted a waiver for a metal roof.

Engineering:

1. Landscaping plans shall be approved prior to the approval of construction plan

review.

2. A letter of approval from West Wilson Utility District will be needed prior to

construction plan approval is issued.

3. Drainage report under preliminary review. A comprehensive review of the drainage

report will take place at construction plan review.

4. Each proposed restaurant in the development shall have its own grease trap.

5. Work with staff to allow a loading area behind the building outside of public view.

6. Sidewalks shall be constructed on Sire Drive, as shown.

7. The turndown sidewalk shall be at least 5’ wide, excluding the width of the curb.

8. The flares on the standard commercial driveway shall be 6’. Update the standard

detail.

9. All applicable City standard details shall be used.

10. If project is approved, submit a digital copy of the plans and drainage report to

Engineering for construction plan approval.

West Wilson Utility District:

1. Are you sure that you only want 1 - domestic meter?

Wilson County Schools:

1. No Comments

A motion was made by Commissioner Armistead, seconded by Commissioner

George, that this Action Item be approved. The motion carried by the following vote:

APPROVED

RESULT:

Linda Armistead

Preston George

MOVER:

SECONDER:

Vice Chair Rast, Commissioner Christenson, Hefner, Commissioner

Searcy, Commissioner George, Commissioner Armistead, and

Commissioner Bulmon

Aye:

Chairperson Winchester, and Commissioner Floyd

Absent:

Adjourn

A motion was made by Commissioner Armistead, seconded by Commissioner George,

that this be approved. The motion carried by the following vote:

APPROVED

RESULT:

Linda Armistead

Preston George

MOVER:

SECONDER:

Vice Chair Rast, Commissioner Christenson, Hefner, Commissioner

Searcy, Commissioner George, Commissioner Armistead, and

Commissioner Bulmon

Aye:

Chairperson Winchester, and Commissioner Floyd

Absent:

**Indicates item is recommended to the Board of Commissioners. All final

design layouts, conditions of approval and final approval will be voted on by

the Board of Commissioners at a later date. The public is welcome and

invited to attend.

_______________________

Luke Winchester, Chairperson

_______________________

Tyler Gutierrez, Planning Commission Secretary