Mt. Juliet, Tennessee  
2425 North Mt. Juliet Rd  
Mt. Juliet, TN 37122  
Commission Chambers  
Thursday, October 17, 2024 6:30 PM  
Planning Commission  
Meeting Minutes  
Members: Luke Winchester, Rebecca Christenson, Ted Floyd, Scott Hefner,  
David Rast, Larry Searcy, Preston George, Linda Armistead  
Resources: Jon Baughman, City Planner, Jill Johnson, Planner I, Shane  
Shamanur, Director of Engineering, Sam Burnett - City Attorney  
1.  
Call to Order  
David Rast gave an update on T Dot committee  
Chairperson Luke Winchester, Vice Chair David Rast,  
Present  
Commissioner Rebecca Christenson, Commissioner Larry Searcy,  
Commissioner Preston George, and Commissioner Linda Armistead  
Commissioner Ted Floyd  
Absent  
2.  
Set Agenda  
Chairman Winchester set the agenda and requested that items 7A, 7B, 7C, 7D, 10A and  
10B be moved to Consent Agenda. There were no objections.  
3.  
Staff Reports  
Staff reviewed their reports and updated the commission on projects.  
4.  
Citizen's Comments  
There were no citizen comments.  
5.  
Minutes Approval  
Commissioner George stated that item 7A had no vote box on the Minutes and needed to  
be added.  
A motion was made by Commissioner George, seconded by Commissioner Christenson,  
that this be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
Preston George  
Rebecca Christenson  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George, and  
Commissioner Armistead  
Aye:  
Bullock, Hefner, and Commissioner Floyd  
Absent:  
Review and Adopt the Minutes from the September 19, 2024, Planning Commission  
Meeting.  
5.A.  
6.  
Consent Agenda  
Staff went over the reports and answered questions from the commission. There were no  
citizen comments. Chairman Winchester closed the Planning Commission Meeting and  
opened a public hearing. Chairman Winchester closed the public hearing and opened the  
Planning Commission Meeting.  
A motion was made by Commissioner Searcy, seconded by Commissioner Armistead, that  
this be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
Larry Searcy  
Linda Armistead  
MOVER:  
SECONDER:  
Vice Chair Rast, Commissioner Christenson, Commissioner Searcy,  
Commissioner George, and Commissioner Armistead  
Aye:  
Bullock, Hefner, and Commissioner Floyd  
Chairperson Winchester  
Absent:  
Abstain:  
The Development Letter of Credit (S203016) in the amount of $79,687.53 for  
Carriage Trail Phase 3 can be released.  
6.A.  
6.B.  
6.C.  
Review and Adopt the 2025 Annual Planning Commission and Board of Zoning  
Appeals Submittal Calendars.  
Review the Site Plan for the Mt. Juliet Fire Station Number 3, located at 4370 Old  
Lebanon Dirt Road.  
Planning and Zoning:  
1. All wall lighting shall be decorative in nature, and wall packs are not permitted.  
2. Wall mounted utility and meter equipment shall be painted to match the façade.  
3. Parking lot lighting shall include decorative fixtures on black poles.  
4. Wheel stops are not permitted.  
5. The four rail horse fence at the South end of the property shall be constructed of low  
maintenance materials.  
6. All landscape plan comments shall be addressed prior to submittal of construction  
drawings to Public Works.  
Public Works:  
1. Roof drains shall be utilized and tie into the stormwater piping system.  
2. City staff has requested sewer availability for the sewer capacity analysis.  
3. Drainage report under preliminary review. A comprehensive review of the drainage  
report shall take place during construction plan review.  
4. Landscaping plans shall be approved prior to the approval of construction plan  
review.  
5. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
6. Utilize alternate stormwater collection in lieu of using trench drains due to long term  
maintenance concerns.  
7. Use TDOT endwalls for the culvert in the ROW.  
8. ADA spaces shall be at least 9’ wide. The spaces shown on the plan and the standard  
detail provided must match.  
9. Provide a street type driveway. Include a sufficient radius to turn a fire truck into the  
eastbound lane without crossing into the opposing lane.  
10. Provide ADA compliant curb ramps at the crosswalk.  
11. Sight distance is to be measured by the City prior to the October 2024 Planning  
Commission meeting. Additional measures may be required if sufficient sight  
distance is not available.  
12. The crosswalk to access the front of the building shall cross the drive aisle  
perpendicular to the path of vehicular travel.  
13. The standard details for sidewalk with turndown curb and extruded curb shall be  
updated to City standards.  
14. Signs shall be posted at 7’.  
15. Remove the concrete walk detail on Sheet C4.01.  
West Wilson Utility District:  
1. The design engineer should work with WWUD as the project progresses.  
Wilson County Schools:  
1. No Comments Submitted  
Review the Site Plan for The Benders Ferry Subdivision Amenities, located at 771  
Benders Ferry Rd.  
6.D.  
Planning and Zoning:  
1. Provide additional shaded areas, such as sail shades at the Playground area.  
2. Provide details of fencing to be located around the perimeter of the playground areas.  
3. Reduce light bleed to 0.5 f/c or less at all property lines.  
4. Identify the location of all HVAC and utility equipment and how it is to be screened  
from horizontal view.  
5. All conditions of preliminary master development plan approval, Ordinance 22-47  
shall be adhered to.  
Public Works:  
1. Roof drains from the amenity center shall be subsurface and connect to the storm  
system.  
2. The pool shall drain into the storm system.  
3. Landscaping plans shall be approved before construction plans are approved.  
4. Provide a drainage report for preliminary review by the second submittal to remain  
on the October 2024 Planning Commission.  
5. Dimension the drive aisle.  
6. All driveways shall conform to the City of Mt. Juliet standard detail ST-314 for  
commercial driveways.  
7. Provide ADA compliant curb ramps.  
8. 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 lines shown are not WWUD’s design including fire hydrant locations. This  
project has not been designed by WWUD at this time.  
2. Waterlines will be installed 5’ on private property. There shall be no storm structures  
within 10’ of the water line.  
3. The fire hydrant shown on the playground amenity are not WWUD’s design.  
Someone is taking a lot of liberties in the placement of the fire hydrants.  
4. Water line casings maybe required due to crossing angle of the storm line.  
5. The light poles shall not be within 10’ of the water line.  
Wilson County Schools:  
1. No comments submitted.  
Review the Site Plan for Texas Roadhouse, located at 145 Bear Crossing.  
6.E.  
Planning Department:  
1. All poles, posts and bollards shall be painted black or a color complimentary to the  
building façade, not yellow nor red. Channel posts and wheel stops are prohibited.  
2. Landscape plans shall be addressed prior to the submittal of construction plans.  
Verify the location of the trees in the streetscape do not encroach into utility  
easements.  
3. Signage to be reviewed under a separate application to the Planning Department.  
4. All requirements of the commercial design guidelines, 6.103.7, shall be adhered to.  
Public Works:  
1. Roof drains shall be utilized and tie into the stormwater piping system.  
2. Drainage report under preliminary review. A comprehensive review of the drainage  
report shall take place during construction plan review.  
3. 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.  
4. Install a 10’ multiuse path and related appurtenances (i.e. striping, signage, pedestrian  
signals, etc.) along the Golden Bear Gateway property frontage in the ROW. The  
multiuse path shall terminate at the refuge island at the westbound I-40 onramp.  
5. Landscaping plans shall be approved prior to the approval of construction plan  
review.  
6. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
7. The dumpster shall drain into the storm collection system with appropriate BMPs.  
8. The sidewalk along the building shall be at least 7’ wide.  
9. The sidewalk along Rutland Drive shall extend to the multiuse path.  
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. Need to move light pole out of WWUD easement.  
2. Need to move trees off the water line.  
3. Add the note for the fire hydrant near the retaining wall. “If the thrust block for the  
fire hydrant is to be disturbed coordinate with West Wilson Utility District about  
rolling the fire hydrant to the other side of the main and installing new thrust blocks.”  
4. There shall be no part of the retaining wall including foundation within 10’ of the  
water main.  
Wilson County Schools:  
1. No Comments Submitted  
Review the Final Plat for the Polecat Road Project - Crabtree, located at 87 Polecat  
Road.  
6.F.  
Planning and Zoning:  
1. No Comments Submitted  
Engineering Comments:  
1. Polecat Road is not within the City limits, so the final plat shall conform to County  
plat certificates.  
WWUD Comments:  
1. In discussions with the engineer on this project.  
Wilson County Schools:  
1. No Comments Submitted  
Review the Final Plat for the Polecat Road Project - Stahl, located at 1706 Mays  
Chapel Road.  
6.G.  
Planning and Zoning:  
1. No Comments Submitted  
Engineering Comments:  
1. Polecat Road is not within the City limits, so the final plat shall conform to County  
plat certificates.  
WWUD Comments:  
In discussions with the engineer on this project  
Wilson County Schools:  
1. No Comments Submitted  
Review the Final Plat for the Polecat Road Project - Velinov, located at 1630 Mays  
Chapel Road.  
6.H.  
Planning and Zoning:  
1. No Comments Submitted  
Engineering Comments:  
1. Polecat Road is not within the City limits, so the final plat shall conform to County  
plat certificates.  
WWUD Comments:  
In discussions with the engineer on this project  
Wilson County Schools:  
1. No Comments Submitted  
Review the Final Plat for the Revision of Lots 23 & 24 of Maple Crossing Phase 1,  
located at 218 Argea Drive.  
6.I.  
Planning and Zoning:  
1. No comments submitted.  
Engineering Comments:  
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.  
WWUD Comments:  
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 submitted.  
Review the Final Plat for Golden Gateway Lots 2 & 5, located at 1201 Rutland  
Drive.  
6.J.  
Planning and Zoning:  
1. No comments.  
Public Works:  
1. Ensure all plat certificates match verbiage from the Land Development Code. The  
signing of the plat can be delayed, and the final plat returned to applicant for revision  
if verbiage does not match the Code.  
Wilson County Schools:  
1. No comments.  
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.  
Review the Final Plat for Walton’s Grove Ph. 7A located on Kilkenny Way.  
6.K.  
Planning and Zoning:  
1. All signatures shall be obtained prior to bringing the final plat to the Planning  
Department for recording.  
Public Works:  
1. The 10’ multi-use path is to be constructed before the signing of the final plat.  
2. All punch list items from Public Works must be completed prior to Public Works  
signing of the plat.  
3. Ensure all plat certificates match verbiage from the Land Development Code. The  
signing of the plat can be delayed, and the final plat returned to applicant for revision  
if verbiage does not match the Code.  
4. The surveyor shall sign the plat.  
5. Complete Note #13.  
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 Submitted  
Review the Final Plat for the MWAM Subdivision, located at 9911 Central Pike.  
6.L.  
Planning and Zoning:  
1. Provide a letter From Wilson County stating compliance with their zoning  
regulations prior to recording the final plat.  
2. Correct the language in the “approval for recording” signature block.  
3. Provide a sidewalk on both sides of Wright Branch Ct. and along the Central Pike  
frontage per the City’s subdivision regulation requirements.  
Public Works:  
1. Add Mt. Juliet in addition to Wilson County in Note #9.  
WWUD Comments:  
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 submitted.  
**Review the Rezone Recommendation from R-1 to C-3 for 4507 & 4511 Central  
Pike to Wilson County Planning.  
6.M.  
Planning & 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 negative recommendation.  
NEGATIVE RECOMMENDATION  
RESULT:  
AN ORDINANCE TO REZONE THE PROPERTY LOCATED 434 NONAVILLE  
ROAD, APPROXIMATELY 1.48 ACRES, MAP 053, PARCEL 053.00, FROM RS-40  
TO CNS.  
6.N.  
Planning and Zoning:  
1.No comments.  
Public Works  
1.No Comments  
Wilson County Schools:  
1. No comments.  
West Wilson Utility District:  
1. No comments.  
Wilson County Schools:  
1.No Comments  
This Ordinance was **Positive Recommendation.to the Board of Commissioners  
due back on 10/28/2024  
**POSITIVE RECOMMENDATION  
RESULT:  
Enactment No: 2024-54  
7.  
Final Master Development Plan  
Review the Final Master Development Plan for Bradshaw Farms Phase 4, located  
off Vanner Road and Beckwith Road.  
7.A  
Chairman Winchester that items 8A and 9A be heard as 1 voting item, there were  
no objections. Staff went over their reports and answered questions from the  
commission.  
Planning and Zoning:  
1. Landscape plans shall be fully approved before submittal of construction drawings to  
Public Works.  
2. Provide future road connection signs where appropriate.  
3. All wet detention ponds shall be aerated and lit.  
4. Label all end units as critical façade lots.  
5. Identify the location of the pavilion on subsequent submittals.  
6. All conditions of ordinance 2020-05 shall be adhered to.  
7. Provide an architect seal and signature on the elevation sheets on subsequent  
submittals.  
8. All elevations are labeled villas. Label the cottage units as such.  
9. Future amenity areas are subject to site plan review at a future time.  
Public Works:  
1. Previous PUD/FMDP conditions apply.  
2. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approvals are issued from Public Works.  
3. The use of individual grinder systems is under further review. If the use of individual  
grinder systems is approved, the developer shall provide the City Utilities  
Department one spare grinder system for inventory for each one installed. If the use  
of individual grinder systems is not approved, then a regional pump station shall be  
construction by the developer to City specifications.  
4. The drainage report is under preliminary review. Comprehensive review of the  
drainage report shall take place at construction plan review.  
5. Landscaping plans shall be approved prior to construction plan review.  
6. The turning profiles indicate that backing out of perpendicular parking spaces on the  
alleys will be impossible if the adjacent spaces are occupied. A wider section will be  
required for alleys with parking.  
7. Turning profiles show that fire trucks would need to mount curbs to make turning  
movements to and from the alleys. Increase the corner radii as needed. The median  
island between Alley D, E, and F shall be reconfigured to improve fire access.  
8. The parking spots on Alley I must be at least 35’ from the right-of-way line to Road  
H.  
9. The curb on all proposed median islands within the public right-of-way shall be  
TDOT RP-VC-10 detached vertical curb.  
10. Install a channelization island at the intersection of Alley E and Alley D.  
11. The HOA is responsible for maintaining and mowing the median islands within the  
development.  
12. Install curb extensions on Road I to transition from the section with and without the  
median. No parking shall be permitted in the transitional section.  
13. No section of parallel parking shall exceed 200’. Any stretch exceeding this shall be  
bisected with a curb extension.  
14. Speed limit signs shall be installed on Roads I and G.  
15. Temporary Dead-End signs shall be installed at the southern end of Road G.  
16. The roadway profile for Road G must include the proposed grade of the roadway.  
Grades are not currently included on the roadway profiles on Sheets R2.0 and R2.1.  
This shall be included with the construction plan set when submitted for review.  
17. A sight distance profile is required at construction drawings for the intersection of  
Alley J and Road G.  
18. Pavement markings are not required on Access Lanes and Access Streets.  
Requirements for width, grade, and location of pedestrian crossings remain the same  
with or without marked crosswalks.  
19. All-Way plaques are required at the intersection of Road H and Road I.  
20. An all-way stop is not warranted at the intersection of Road C and Road G. The  
eastbound approach shall be the only stop-controlled approach.  
21. On C8.0, ST-313 and ST-210 are out of date. Please revise with the most recent  
details and update designs as needed.  
22. On R10.0. remove reference to 24” curb and gutter. All curb and gutter shall match  
ST-200.  
23. Staff supports the bulk grading plan.  
24. Revise all sheets to state MT. JULIET instead of MOUNT JULIET.  
25. Update the revision block for each submittal.  
West Wilson Utility District:  
1. Waterlines shown are not WWUD’s design.  
Wilson County Schools:  
1. No Comments Submitted  
A motion was made by Vice Chair Rast, seconded by Commissioner Armistead,  
that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
David Rast  
MOVER:  
Linda Armistead  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Aye:  
Christenson, Commissioner Searcy, and Commissioner Armistead  
Commissioner George  
Nay:  
Bullock, Hefner, and Commissioner Floyd  
Absent:  
8.  
Preliminary Plat  
Review the Preliminary Plat for Bradshaw Farms Phase 4, located at Vanner Road  
and Beckwith Road.  
8.A.  
Staff went over their reports and answered questions from the Commission.  
Planning and Zoning:  
1. Landscape plans shall be fully approved before submittal of construction drawings to  
Public Works.  
2. Provide future road connection signs where appropriate.  
3. All wet detention ponds shall be aerated and lit.  
4. Label all end units as critical façade lots.  
5. Identify the location of the pavilion on subsequent submittals.  
6. All conditions of ordinance 2020-05 shall be adhered to.  
7. Provide an architect seal and signature on the elevation sheets on subsequent  
submittals.  
8. All elevations are labeled villas. Label the cottage units as such.  
9. Future amenity areas are subject to site plan review at a future time.  
Public Works:  
1. Previous PUD/FMDP conditions apply.  
2. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approvals are issued from Public Works.  
3. The use of individual grinder systems is under further review. If the use of individual  
grinder systems is approved, the developer shall provide the City Utilities  
Department one spare grinder system for inventory for each one installed. If the use  
of individual grinder systems is not approved, then a regional pump station shall be  
construction by the developer to City specifications.  
4. The drainage report is under preliminary review. Comprehensive review of the  
drainage report shall take place at construction plan review.  
5. Landscaping plans shall be approved prior to construction plan review.  
6. The turning profiles indicate that backing out of perpendicular parking spaces on the  
alleys will be impossible if the adjacent spaces are occupied. A wider section will be  
required for alleys with parking.  
7. Turning profiles show that fire trucks would need to mount curbs to make turning  
movements to and from the alleys. Increase the corner radii as needed. The median  
island between Alley D, E, and F shall be reconfigured to improve fire access.  
8. The parking spots on Alley I must be at least 35’ from the right-of-way line to Road  
H.  
9. The curb on all proposed median islands within the public right-of-way shall be  
TDOT RP-VC-10 detached vertical curb.  
10. Install a channelization island at the intersection of Alley E and Alley D.  
11. The HOA is responsible for maintaining and mowing the median islands within the  
development.  
12. Install curb extensions on Road I to transition from the section with and without the  
median. No parking shall be permitted in the transitional section.  
13. No section of parallel parking shall exceed 200’. Any stretch exceeding this shall be  
bisected with a curb extension.  
14. Speed limit signs shall be installed on Roads I and G.  
15. Temporary Dead-End signs shall be installed at the southern end of Road G.  
16. The roadway profile for Road G must include the proposed grade of the roadway.  
Grades are not currently included on the roadway profiles on Sheets R2.0 and R2.1.  
This shall be included with the construction plan set when submitted for review.  
17. A sight distance profile is required at construction drawings for the intersection of  
Alley J and Road G.  
18. Pavement markings are not required on Access Lanes and Access Streets.  
Requirements for width, grade, and location of pedestrian crossings remain the same  
with or without marked crosswalks.  
19. All-Way plaques are required at the intersection of Road H and Road I.  
20. An all-way stop is not warranted at the intersection of Road C and Road G. The  
eastbound approach shall be the only stop-controlled approach.  
21. On C8.0, ST-313 and ST-210 are out of date. Please revise with the most recent  
details and update designs as needed.  
22. On R10.0. remove reference to 24” curb and gutter. All curb and gutter shall match  
ST-200.  
23. Staff supports the bulk grading plan.  
24. Revise all sheets to state MT. JULIET instead of MOUNT JULIET.  
25. Update the revision block for each submittal.  
West Wilson Utility District:  
1. Waterlines shown are not WWUD’s design.  
Wilson County Schools:  
1. No Comments submitted  
This Action Item was approved with conditions.  
APPROVED  
David Rast  
RESULT:  
MOVER:  
Linda Armistead  
SECONDER:  
9.  
Annexation, Plan of Services, PMDP, PUD Amendment  
AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE  
CITY OF MT. JULIET APPROXIMATELY 19.64 ACRES, PROPERTY KNOWN AS  
ROSEMONT, LOCATED 1826 BENDERS FERRY ROAD, MAP 049, PARCEL  
015.07, AND LOCATED WITHIN THE CITY’S URBAN GROWTH BOUNDARY.  
9.A.  
Staff went over their reports and answered questions from the commission. Buddy  
Sanford, 1600 Benders Ferry Rd, asked questions concerning traffic.Cherie Akers,  
Barge Design, represented the project. Chairman Winchester made a positive  
recommendation for approval subject to the approval of the Preliminary Master  
Development Plan at the Board of Commissioners.  
Planning and Zoning:  
1. Waivers are subject to Planning Commission and Board of Commissioners approval.  
2. All requirements, excepting any waivers granted, of 5-104.4 shall be adhered to.  
3. Signage to be reviewed via separate application to the Planning Department.  
4. Brick shall be clay, baked and individually laid.  
5. Stone shall be individually laid.  
6. Provide CCR’s for review.  
7. All garage doors shall be carriage style or the like, separated with bricked column.  
8. Identify all critical façade lots on the FMDP.  
9. Pending PMDP approval, more defined passive amenities may be required with the  
FMDP, such as walking trails around the green/open space area.  
10. A type “A” landscape buffer will be required by code. All landscape buffers shall be  
located in common open space and not on the lots and maintained by the HOA if  
applicable.  
11. Provide decorative street lighting at the entrance to the subdivision.  
12. Include Planning Contact information on future submittals.  
PW Comments:  
1. Staff supports request to disturb slopes exceeding 20% in a cut condition only. No fill  
shall be allowed within these slope conditions.  
2. Existing steep slopes (>20%) shall not be permitted within a building envelope, per  
the Land Development Code.  
3. All sewer shall be public and contained within a 20’ easement.  
4. If wet ponds are used, aeration shall be provided.  
5. The proposed road shall meet City of Mt. Juliet standards for an Access Street  
including 55’ of right-of-way on any two way segment.  
6. No onsite grinder systems or step systems will be allowed for this development.  
7. PMDP shall be signed, stamped, and dated by the engineer of record.  
8. Any improvements to Benders Ferry Road are subject to review and approval by the  
Wilson County Road Commission. The developer shall provide correspondence from  
the Wilson County Road Commission to the City that the plan was reviewed at the  
time of construction plan review.  
9. In the event karst features are encountered during grading, a licensed geotechnical  
engineer shall document the feature, and the feature shall be located by a licensed  
surveyor. If the feature is to be remediated, the geotechnical engineer shall provide a  
remediation plan to the City for approval. Efforts will be made to minimize any  
remediated features within building envelopes.  
10. Landscaping plans shall be approved prior to construction plans approval.  
11. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
12. Staff requests this development be served by private roads. If the development  
prefers public streets, they shall connect to the adjacent Treymor subdivision and be  
two-way streets. Staff will coordinate alignment as the development progresses.  
13. The sidewalk along Benders Ferry Road shall be located outside the public ROW and  
shall be maintained by the HOA.  
14. A sight distance profile or measurement shall be provided as part of the  
transportation safety review. The profile provided is insufficient as it does not  
account for vertical curves.  
15. Staff supports variance request #1 for front loading garages onto an access street on  
the one-way portions only.  
16. Staff supports variance request #2 to exceed the allowable number of units on a  
cul-de-sac only if the pavement width meets or exceeds 20 feet including gutter.  
17. The cul-de-sac as shown exceeds allowable length.  
18. Provide turn arounds between the first and second median. If turn arounds cannot be  
provided, connect these medians.  
19. If amenity space is provided within the median, sidewalks and ADA compliant  
pedestrian crossings will be required to access the space.  
20. All sidewalks, crosswalks, curb ramps, and trails shall be ADA complaint.  
21. All driveways shall conform to TDOT’s Highway Systems Access Manual (HSAM)  
and City of Mt. Juliet standards.  
22. Right-of-way shall be dedicated to match a minor collector. This right-of-way width  
shall be at least 37.5’ from centerline to the edge of right-of-way.  
23. The turnaround road must meet City standards for an access lane including sidewalks  
on both sides.  
24. Utilize the revision block as plans are revised.  
WWUD Comments:  
WWUD and the Engineer are working to determine best way to service the project  
Wilson County Schools:  
1. No Comments Submitted  
A motion was made by Chairperson Winchester, seconded by Commissioner  
Armistead, that this Ordinance be approved. The motion failed by the following  
vote:  
**NEGATIVE RECOMMENDATION  
RESULT:  
Luke Winchester  
MOVER:  
Linda Armistead  
SECONDER:  
Chairperson Winchester, and Commissioner Armistead  
Aye:  
Nay:  
Commissioner Christenson, Commissioner Searcy, and  
Commissioner George  
Bullock, Hefner, and Commissioner Floyd  
Absent:  
Abstain:  
Vice Chair Rast  
Enactment No: 2025-01  
AN ORDINANCE TO REZONE APPROXIMATELY 19.64 ACRES OF PROPERTY  
AT 1826 BENDERS FERRY ROAD, MAP 049, PARCEL 015.07 FROM RS-40 TO  
RS-30 PUD AND TO ADOPT THE PRELIMINARY MASTER DEVELOPMENT  
PLAN FOR ROSEMONT  
9.B.  
Staff went over their reports and answered questions from the commissioners.  
Cherie Akers, Barge Design, represented the project. Applicant made a variance  
request for private roads. Kevin Phillips, 1802 Benders Ferry Rd, spoke out against  
project.  
Planning and Zoning:  
1. Waivers are subject to Planning Commission and Board of Commissioners approval.  
2. All requirements, excepting any waivers granted, of 5-104.4 shall be adhered to.  
3. Signage to be reviewed via separate application to the Planning Department.  
4. Brick shall be clay, baked and individually laid.  
5. Stone shall be individually laid.  
6. Provide CCR’s for review.  
7. All garage doors shall be carriage style or the like, separated with bricked column.  
8. Identify all critical façade lots on the FMDP.  
9. Pending PMDP approval, more defined passive amenities may be required with the  
FMDP, such as walking trails around the green/open space area.  
10. A type “A” landscape buffer will be required by code. All landscape buffers shall be  
located in common open space and not on the lots and maintained by the HOA if  
applicable.  
11. Provide decorative street lighting at the entrance to the subdivision.  
12. Include Planning Contact information on future submittals.  
Public Works:  
1. Staff supports request to disturb slopes exceeding 20% in a cut condition only. No fill  
shall be allowed within these slope conditions.  
2. Existing steep slopes (>20%) shall not be permitted within a building envelope, per  
the Land Development Code.  
3. All sewer shall be public and contained within a 20’ easement.  
4. If wet ponds are used, aeration shall be provided.  
5. The proposed road shall meet City of Mt. Juliet standards for an Access Street  
including 55’ of right-of-way on any two way segment.  
6. No onsite grinder systems or step systems will be allowed for this development.  
7. PMDP shall be signed, stamped, and dated by the engineer of record.  
8. Any improvements to Benders Ferry Road are subject to review and approval by the  
Wilson County Road Commission. The developer shall provide correspondence from  
the Wilson County Road Commission to the City that the plan was reviewed at the  
time of construction plan review.  
9. In the event karst features are encountered during grading, a licensed geotechnical  
engineer shall document the feature, and the feature shall be located by a licensed  
surveyor. If the feature is to be remediated, the geotechnical engineer shall provide a  
remediation plan to the City for approval. Efforts will be made to minimize any  
remediated features within building envelopes.  
10. Landscaping plans shall be approved prior to construction plans approval.  
11. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
12. Staff requests this development be served by private roads. If the development  
prefers public streets, they shall connect to the adjacent Treymor subdivision and be  
two-way streets. Staff will coordinate alignment as the development progresses.  
13. The sidewalk along Benders Ferry Road shall be located outside the public ROW and  
shall be maintained by the HOA.  
14. A sight distance profile or measurement shall be provided as part of the  
transportation safety review. The profile provided is insufficient as it does not  
account for vertical curves.  
15. Staff supports variance request #1 for front loading garages onto an access street on  
the one-way portions only.  
16. Staff supports variance request #2 to exceed the allowable number of units on a  
cul-de-sac only if the pavement width meets or exceeds 20 feet including gutter.  
17. The cul-de-sac as shown exceeds allowable length.  
18. Provide turn arounds between the first and second median. If turn arounds cannot be  
provided, connect these medians.  
19. If amenity space is provided within the median, sidewalks and ADA compliant  
pedestrian crossings will be required to access the space.  
20. All sidewalks, crosswalks, curb ramps, and trails shall be ADA complaint.  
21. All driveways shall conform to TDOT’s Highway Systems Access Manual (HSAM)  
and City of Mt. Juliet standards.  
22. Right-of-way shall be dedicated to match a minor collector. This right-of-way width  
shall be at least 37.5’ from centerline to the edge of right-of-way.  
23. The turnaround road must meet City standards for an access lane including sidewalks  
on both sides.  
24. Utilize the revision block as plans are revised.  
West Wilson Utility District:  
1. WWUD and the Engineer are working to determine best way to service the project  
Wilson County Schools:  
1. No Comments Submitted  
A motion was made by Commissioner George, seconded by Commissioner  
Christenson, that this Ordinance be approved. The motion carried by the following  
vote:  
**NEGATIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Rebecca Christenson  
SECONDER:  
Chairperson Winchester, Commissioner Christenson,  
Commissioner Searcy, and Commissioner George  
Aye:  
Commissioner Armistead  
Nay:  
Bullock, Hefner, and Commissioner Floyd  
Absent:  
Abstain:  
Vice Chair Rast  
Enactment No: 2025-02  
AN ORDINANCE TO AMEND THE PRELIMINARY MASTER DEVELOPMENT  
PLAN FOR THE BECKWITH BUSINESS PARK PLANNED UNIT DEVELOPMENT,  
BEING LOCATED AT 5158 BECKWITH ROAD, MAP 078, PARCELS 014.00,  
013.01, 018.00 IN THE CITY OF MT. JULIET.  
9.C.  
Staff went over their reports and answered questions from the commission. Gerald  
Vick, WES represented the project. There were no citizen comments. Chairman  
Winchester asked that the item be moved to the end of the agenda so  
commissioners had a chance to look at the plan.  
Enactment No: 2024-55  
AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE  
CITY OF MT. JULIET APPROXIMATELY 47.39 ACRES, PROPERTY KNOWN AS  
SILVER SPRINGS PH. 8, LOCATED 9621 LEBANON ROAD, MAP 054, PARCEL  
045.00, AND LOCATED WITHIN THE CITY’S URBAN GROWTH BOUNDARY.  
9.D.  
Staff went over their reports and answered questions from the commission. Mike  
Wright, Lose Design, 2809 Foster Ave. Nashville represented the project. There  
were no citizen comments. Chairman Winchester closed the Planning Commission  
Meeting and opened a public hearing. No citizen comments. Chairman Winchester  
closed the public hearing and re-opened the Planning Commission Meeting.  
Chairman Winchester made a motion for a positive recommendation subject to the  
approval of the PUD Amendment at the Board of Commissioners level.  
A motion was made by Chairperson Winchester, seconded by Vice Chair Rast, that  
this Ordinance be approved. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Luke Winchester  
MOVER:  
David Rast  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George, and  
Commissioner Armistead  
Aye:  
Bullock, Hefner, and Commissioner Floyd  
Enactment No: 2025-03  
Absent:  
AN ORDINANCE TO REZONE APPROXIMATELY 47.39 ACRES OF PROPERTY  
AT 9621 LEBANON ROAD, MAP 054, PARCEL 045.00 FROM WILSON COUNTY  
A-1 TO RS-20 PUD AND TO ADOPT THE PRELIMINARY MASTER  
DEVELOPMENT PLAN FOR SILVER SPRINGS PH. 8  
9.E.  
Staff went over their reports and answered questions from the commission. Ryan  
Carr, 320 Midtown Trail, spoke out against the project. Tom White, 36 Old Club Ct.  
Nashville, represented the project.  
Planning Department:  
1. The base zoning for the new phase shall be RS-20 if approved.  
2. All bulk standards shall be adhered to unless waivers are granted by the Board of  
Commissioners and Planning Commission.  
3. All single-family residential design standards (5-104.4) shall be adhered to excepting  
any waivers granted by the Planning Commission and Board of Commissioners.  
4. All brick shall be clay, baked and individually laid.  
5. All stone shall be individually laid.  
6. Provide a development timeline.  
7. Identify driveway locations for corner lots, and confirm they will meet the 22 foot  
depth requirement from the garage door to the sidewalk.  
8. Driveway must be a minimum of 18 feet in width.  
9. Street facing garages shall include a double-wide driveway (minimum 18 ft) and  
must contain a minimum of a two door garage, with a 24” masonry column in  
between.  
10. Garages shall comply with the dimensional requirements of 5-104.4.  
11. Provide decorative lighting throughout, and it shall be maintained by the HOA.  
12. Landscape buffers shall be located in open space, not on individual lots, and  
maintained by the HOA.  
13. Provide a tree preservation/planting plan, to preserve as many trees as possible in any  
natural buffers.  
14. Provide orientation of homes on corner lots and clearly label setbacks accordingly.  
15. Provide details of what is to be included in the improved open spaces within the new  
phases.  
16. Provided analysis of how open space and improved open space requirements (not just  
proposed and provided) for the entire Silver Springs PUD will be met with the  
addition of the new phases.  
Public Works:  
1. Provide stream buffer widths.  
2. If wet ponds are used, aeration shall be provided.  
3. All proposed roads shall meet City of Mt. Juliet design standards.  
4. No onsite grinder systems or step systems are allowed for this development.  
5. All sidewalks, trails, curb ramps, and crosswalks shall meet ADA compliance.  
6. Staff will support variance #5 in a cut condition only.  
7. Existing steep slopes (>20%) shall not be permitted within a building envelope, per  
the Land Development Code.  
8. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
9. Staff does not support variance #1. Staff recommend the sidewalk be extended all the  
way down Mill Cove to Karen Drive. However, should the variance be approved,  
staff recommend a raised crosswalk be installed at the sidewalk terminus.  
10. Variances #2 and 4 need to apply to the entire PUD amendment as there is no outlet.  
11. Staff supports variance #3 based on the results of the traffic analysis.  
12. A “NO OUTLET” sign shall be installed off the Mill Cove Connection.  
13. Adequate intersection sight distance shall be required for all intersections within the  
site. Sight distance profiles will be required with construction drawings.  
14. All cul-de-sac turnarounds shall comply with the City’s standard drawings.  
Dimensions for the turnarounds will be required with construction drawings.  
15. Sidewalk should be constructed on the north side of Road A to connect to the current  
proposed terminus for Phases 1-7. The plan included in this submission does not  
show sidewalk around the turnaround.  
16. ADA compliant curb ramps are required at all intersections. Pedestrians should be  
directed to cross in front of where vehicles are stopped.  
17. All driveways shall comply with Mt. Juliet ST-313 and TDOT Highway System  
Access Manual guidance for residential driveways with curb and gutter. The  
maximum proposed grades for driveways shall be provided.  
18. Provide a standard detail for the raised crosswalk.  
19. As a PUD amendment, staff recommends a 6’ frontage sidewalk along Benders Ferry  
Road with a grass strip.  
West Wilson Utility District:  
1. Water lines shown are not WWUD’s design.  
Wilson County Schools:  
1. No comments submitted.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Ordinance be approved. The motion carried by the following vote:  
**NEGATIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Larry Searcy  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George, and  
Commissioner Armistead  
Aye:  
Bullock, Hefner, and Commissioner Floyd  
Enactment No: 2025-04  
Absent:  
AN ORDINANCE TO AMEND THE PRELIMINARY MASTER DEVELOPMENT  
PLAN FOR THE BECKWITH BUSINESS PARK PLANNED UNIT DEVELOPMENT,  
BEING LOCATED AT 5158 BECKWITH ROAD, MAP 078, PARCELS 014.00,  
013.01, 018.00 IN THE CITY OF MT. JULIET.  
9.C.  
Chairman Winchester brought the item back to the table. There were no citizen  
comments  
Planning and Zoning:  
1. All conditions of ordinance 22-31 shall be adhered to.  
2. Detention/retention ponds shall be screened with vegetation. Wet ponds shall be  
aerated.  
3. Brick shall be clay, baked, individually laid.  
4. Stone shall be individually laid.  
5. HVAC equipment shall be screened entirely from horizontal view via parapet walls  
for all structures.  
6. Wall mounted utility equipment shall be painted to match the building façade.  
7. All requirements of 6-103.7 shall be adhered to excepting any waivers granted.  
8. Quantify the façade waiver request for all structures to avoid a future PUD  
amendment.  
9. Provide pedestrian connections throughout the PUD.  
10. The transient habitation on site shall comply with the city of Mt Juliet's Hotel/Motel  
regulations  
11. All conditions of site plan approval for the convenience and fueling use at 4591  
Beckwith Road shall be adhered to.  
12. Planning Commission recommended a waiver for two additional signs on the west  
elevation of the powersports building for a total of 6 signs (total allowable square  
footage is not exceeded).  
13. Planning Commission recommended allowing metal awnings on all buildings in the  
PUD.  
14. Planning Commission recommended a monument sign at the flex building on parcel  
three. TVA allows 6’ height maximum, the request is to offset this with an additional  
8 sf for a total of 48 sf.  
15. Planning Commission recommended Nichiha panels in lieu of masonry for trim and  
accents on the powersports dealership only. Red, white and blue colors are proposed.  
Public Works:  
1. The following offsite improvements shall be constructed:  
a. Construct a southbound left turn lane with 125’ of storage and a 160’ bay  
taper.  
b. Construct a northbound auxiliary lane coming from the I-40 westbound  
off-ramp and terminating at Beckwith Road.  
c. Widen Beckwith Road to include one left-turn and one right-turn lane at the  
Golden Bear Gateway intersection.  
d. These improvements shall be constructed and operational prior to the first  
certificate of occupancy of the development unless conflicting improvements  
have been completed by the Golden Bear Place development prior to the first  
CO.  
2. A 10’ wide shared use path shall be constructed along Beckwith Road along the  
parcel 6 frontage. This sidewalk shall transition into a standard width sidewalk along  
the north side of the road.  
3. A 10’ wide shared use path shall be constructed along the east side of Golden Bear  
Gateway and the south side of Beckwith Road between the I-40 Westbound  
Off-Ramp and the intersection of Beckwith Road and Old Beckwith Road. A  
crosswalk shall be constructed to connect to the path along Parcel 6.  
4. A sidewalk shall be constructed on the south side of the road in front of Lots 1 and 2  
with a raised crosswalk at the southerly intersection of Lot 2. No other midblock  
crossings are recommended.  
5. “Old Beckwith Road” and/or the private commercial roadway shall be 3 lanes wide  
from Beckwith Road to Sta. 4+50.00. The street shall include curb and gutter  
compliant with ST-200.  
6. The final design of the access roadway shall be determined with the FMDP and  
construction plans.  
7. The project shall contribute $35,000 toward the total costs for engineering, design,  
construction and installation of high-mast LED lighting at the I-40 interchange. Each  
lot shall pay $2,000 per acre at the time of land disturbance permit until $35,000 is  
reached.  
8. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval.  
9. Landscaping plans shall be approved prior to construction plan approval.  
10. Stormwater Coordinator: Provide a double row wire backed silt fence along stream  
buffer.  
11. An access easement is required adjacent to the proposed hotel to access the parcel to  
the north. A paved driveway to the edge of the property is required.  
12. All sidewalks, paths, and trails shall be ADA compliant.  
13. All driveways shall conform to TDOT’s Highway Systems Access Manual (HSAM)  
and City of Mt. Juliet standards.  
14. All sidewalks adjacent to parking shall be 7’ wide, exclusive of curb.  
15. Sheet 5 shall be updated to match the conditions above. No traffic signal shall be  
installed.  
16. Sheet 9, the development shall use the City standard detail for extruded curbs.  
17. Construction Plan submission to show doble row silt fence along stream buffers  
WWUD Comments:  
1. A sidewalk is mentioned in the notes. The water line shall not be constructed under  
the sidewalk.  
2. Roadway adjustments and lane additions may change previously designed water line  
plans. A complete review will be completed when a full-size set of plans are  
provided.  
Wilson County Schools:  
1. No Comments Submitted  
A motion was made by Vice Chair Rast, seconded by Commissioner Christenson,  
that this Ordinance be approved. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
David Rast  
MOVER:  
Rebecca Christenson  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George, and  
Commissioner Armistead  
Aye:  
Bullock, Hefner, and Commissioner Floyd  
Enactment No: 2024-55  
Absent:  
Adjourn  
10.  
A motion was made by Vice Chair Rast, seconded by Commissioner George, that this be  
approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
David Rast  
MOVER:  
Preston George  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George, and  
Commissioner Armistead  
Aye:  
Bullock, Hefner, 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  
_______________________  
Kenny Howell, Planning Commission Secretary