Mt. Juliet, Tennessee  
Thursday, May 15, 2025 6:30 PM  
Planning Commission  
2425 North Mt. Juliet Rd  
Mt. Juliet, TN 37122  
Commission Chambers  
Meeting Minutes - Final  
Members: Luke Winchester, Rebecca Christenson, Art Giles, David Rast,  
Larry Searcy, Nathan Bulmon, Preston George, Linda Armistead  
Resources: Jon Baughman, City Planner, Jill Johnson, Planner I, Shane  
Shamanur, Director of Engineering, Todd Serbent, Traffic Engineer,  
Samantha Burnett, City Attorney  
1.  
Call to Order  
Chairman Winchester called the meeting to order.  
Chairperson Luke Winchester, Vice Chair David Rast,  
Present  
Commissioner Rebecca Christenson, Commissioner Larry Searcy,  
Commissioner Preston George, Commissioner Nathan Bulmon,  
Commissioner Art Giles, and Commissioner Linda Armistead  
2.  
Set Agenda  
Chairman Winchester set the agenda item that item 6.D. be removed from Consent  
requested by Commissioner Art Giles. There were no objections.  
3.  
Staff Reports  
Staff reviewed their reports and updated the commission on projects.  
4.  
Citizen's Comments  
Joan Giltner 1409 Tate Ln spoke about item 10.A in support of the connection to Due  
West and Tate Ln. In Support of the original plan of a fence with the vegetative barrier and  
in support of 100% brick as well as a strict construction timeline.  
Sharon Nowlin 1409 Tate Ln spoke about item 10.A. and the materials waiver proposed  
and in favor of the original approval.  
Jim Hunter 1478 Tate Ln spoke about item 10.A and against the proposed privacy wall  
and in support of the connection to Due West.  
5.  
Minutes Approval  
Adopt the Minutes from the April 17, 2025, Planning Commission Meeting.  
5.A.  
A motion was made by Commissioner George, seconded by Vice Chair Rast, that  
this Minutes be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
David Rast  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George, Floyd,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Commissioner Giles  
Abstain:  
6.  
Consent Agenda  
Staff reviewed their reports and recommended approval and positive recommendations  
with the conditions listed and answered questions from the commission.  
There were no citizen comments.  
Chairman Winchester closed the Planning Commission Meeting and opened a Public  
Hearing for items 6.C, 6.H & 6.I. There were no citizen comments. Chairman Winchester  
closed the Public Hearing and reopened the Planning Commission Meeting.  
The Sewer Letter of Credit (55110653) for Enclave at Providence Central in the  
amount of $120,619.50 can be released.  
6.A.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
Larry Searcy  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
Floyd  
Absent:  
The Sewer Letter of Credit (700005284) for Wynfield Ph. 4 in the amount of  
$131,724.00 can be released.  
6.B.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
Larry Searcy  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
Floyd  
Absent:  
Review the Final Plat for Benders Cove Ph. 1, located off Benders Ferry Rd.  
6.C.  
Planning and Zoning:  
1. All conditions of ordinance 22-27 shall be adhered to.  
2. Provide perimeter landscaping around detention/retention ponds.  
Public Works:  
1. Ensure all plat certificates match verbiage from the Land Development Code.  
Signing of the final plat can be delayed and final plat returned to applicant for  
revision if verbiage does not match the Code.  
2. All punch list items from Public Works/Utilities must be completed prior to the  
signing of the final plat.  
3.Reference any recorded sewer easements in this phase of construction.  
4. CO requirements associated with this phase of construction (all to be done by the  
1st CO):  
a. Provide full 3-lane section on Bender’s Ferry Road along the project  
frontage  
b. Widen Benders Ferry to 3 lanes (33’ wide) from Lebanon Road to the  
southern boundary of the site.  
c. Provide a dedicated, southbound right turn lane on Benders Ferry Road at  
Lebanon Road to allow for separate left, through, and right-turn lanes.  
Wilson County Schools:  
1. No comments provided.  
West Wilson Utility District:  
1. If the water lines are shown where they are actually located, one should be prepared to  
relocate them.  
2. A review will be conducted when the water lines are shown in the correct location.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Action Item be approved, subject to the conditions listed below. The motion  
carried by the following vote:  
Review the Site Plan for Legacy 5 MOB located at 113 Bear Crossing.  
Staff reviewed their reports and answered questions from the commission.  
6.E.  
Planning and Zoning:  
1.  
All requirements of 6-103.7 shall be adhered to.  
2. All brick shall be clay, baked and individually laid.  
3. Wall mounted utility and meter equipment shall be painted to match the building  
façade upon which it is affixed to.  
4. Poles and bollards used for signage shall be painted black or a complimentary muted  
color. Galvanized channel posts are not permitted.  
5. Poles used for parking lot lighting fixtures shall be painted black or a complimentary  
muted color and located in yards or planting beds and not in parking areas or drive  
aisles.  
6. Provide a decorative trash can and bike rack at the front of the building. Details  
provided but location not verified.  
7. Provide crosswalk striping in the parking lots to provide safe pedestrian pathways  
throughout the site. Specifically by the southeast entrance near the dumpster, at Bear  
Xing entrance, and the north entrance.  
8. HVAC equipment shall be adequately screened by masonry walls complimentary to  
the building and dumpster enclosure.  
9. Landscape plan comments are via separate cover and shall be addressed prior to the  
submittal of construction documents.  
10. Detention/retention ponds shall be screened with adequate vegetation.  
11. Signage shall be reviewed via a separate application to the Planning Department. No  
variance is requested for any additional signage.  
12. When the final plat is submitted, please show the cross access easement to Lots 4 and  
6.  
Public Works:  
1.  
Landscaping plans shall be approved prior to the  
issuance of the Land Disturbance Permit.  
2. 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.  
3. TN Rule 400-10-.04 need at construction plans.  
4. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
5. Sewer availability requested.  
6. Drainage report under preliminary review. A comprehensive review of the drainage  
report will take place at construction plan review.  
7. Additional ADA spaces may be needed depending on the type of medical office.  
Wilson County Schools:  
1.  
No comments provided.  
West Wilson Utility District:  
1.  
The WWUD has no comments.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
Larry Searcy  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
Floyd  
Absent:  
Review the Final Master Development Plan for Silver Springs Ph. 8-13 located on  
Karen Drive.  
6.F.  
Planning and Zoning:  
1. All conditions of Ordinance 2025-04 shall be adhered to.  
2. All requirements of article 5-104, single family residential guidelines, shall be  
adhered to, excepting any waivers granted via ordinance 2025-04.  
3. Two car, street-facing garages shall include two doors separated via a masonry  
column.  
4. Driveways shall be at least 22’ long and 18’ wide.  
5. Landscape plan comments are via separate cover, all comments shall be addressed  
prior to submitting construction plans to Public Works.  
6. Provide enhanced landscaping around the pump station.  
7. All detention/retention areas shall have their perimeter screened with vegetation.  
8. Provide a development timeline in the plan set.  
9. Provide elevations for all sides of the homes.  
10. Brick shall be clay, baked and individually laid.  
11. Stone shall be individually laid.  
12. For all wet ponds, please include aeration with lighted fountains.  
13. All landscape buffers shall be located in open space and maintained by the HOA, add  
a note.  
14. The mail kiosk shall be covered, well-lit and include at least one designated parking  
space.  
15. Provide decorative streetlighting through the subdivision within the new phases.  
Public Works:  
1. Previously approved PMDP/PUD conditions apply.  
2. Provide drainage report for preliminary review to remain on the May 2025 Planning  
Commission agenda.  
3. Provide profiles for the sewer mains.  
4. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
5. A construction entrance shall be provided to Lebanon Road.  
6. The sidewalks for these phases must connect to the existing sidewalks on Mill Cove  
Road.  
7. The temporary turnaround on Mill Cove Road shall be removed when the street is  
extended.  
8. Curb ramps shall be included at all intersections at construction plan review.  
9. The grades of all roads and intersections will be evaluated during construction  
drawing review.  
10. The shared-use path on Bender’s Ferry Road shall be constructed prior to the 35th  
CO.  
Wilson County Schools:  
1. No comments provided.  
West Wilson Utility District:  
1. Water lines shown are not WWUD’s design.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Action Item be approved subject to the conditions listed below. The motion  
carried by the following vote:  
APPROVED  
Preston George  
Larry Searcy  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
Floyd  
Absent:  
Review the Preliminary Plat for Silver Springs Ph. 8-13 located on Karen Drive.  
6.G.  
Planning and Zoning:  
1. All conditions of Ordinance 2025-04 shall be adhered to.  
2. All requirements of article 5-104, single family residential guidelines, shall be  
adhered to, excepting any waivers granted via ordinance 2025-04.  
3. Two car, street-facing garages shall include two doors separated via a masonry  
column.  
4. Driveways shall be at least 22’ long and 18’ wide.  
5. Landscape plan comments are via separate cover, all comments shall be addressed  
prior to submitting construction plans to Public Works.  
6. Provide enhanced landscaping around the pump station.  
7. All detention/retention areas shall have their perimeter screened with vegetation.  
8. Provide a development timeline in the plan set.  
9. Provide elevations for all sides of the homes.  
10. Brick shall be clay, baked and individually laid.  
11. Stone shall be individually laid.  
12. For all wet ponds, please include aeration with lighted fountains.  
13. All landscape buffers shall be located in open space and maintained by the HOA, add  
a note.  
14. The mail kiosk shall be covered, well-lit and include at least one designated parking  
space.  
15. Provide decorative streetlighting through the subdivision within the new phases.  
Public Works:  
1. Previously approved PMDP/PUD conditions apply.  
2. Provide drainage report for preliminary review to remain on the May 2025 Planning  
Commission agenda.  
3. Provide profiles for the sewer mains.  
4. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
5. A construction entrance shall be provided to Lebanon Road.  
6. The sidewalks for these phases must connect to the existing sidewalks on Mill Cove  
Road.  
7. The temporary turnaround on Mill Cove Road shall be removed when the street is  
extended.  
8. Curb ramps shall be included at all intersections at construction plan review.  
9. The grades of all roads and intersections will be evaluated during construction  
drawing review.  
10. The shared-use path on Bender’s Ferry Road shall be constructed prior to the 35th  
CO.  
Wilson County Schools:  
1. No comments provided.  
West Wilson Utility District:  
1. Water lines shown are not WWUD’s design.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Action Item be approved subject to the conditions listed below. The motion  
carried by the following vote:  
APPROVED  
Preston George  
Larry Searcy  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
Floyd  
Absent:  
Review the Final Plat for the property located at 615 Rutland Drive.  
6.H.  
Planning and Zoning:  
1. Provide an address for the new lot.  
2. Add right-of-way dedication to the purpose statement.  
3. Remove note #13, this is not required for accessory structures.  
4. Planning Commission Secretary will not sign the plat until the associated rezone has  
passed the 2nd reading with the Mt. Juliet Board of Commissioners.  
Planning and Zoning:  
1. Ensure all applicable plat certificates are present and 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 Land Development Code.  
Wilson County Schools:  
1. No comments provided.  
West Wilson Utility District:  
1. No comments.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Action Item be approved subject to the conditions listed below. The motion  
carried by the following vote:  
APPROVED  
Preston George  
Larry Searcy  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
Floyd  
Absent:  
**Review the Annexation request, including a Plan of Services for S. Greenhill Road  
from near Map 053, Parcel 152.00 to near Map 053, Parcel 153.00.  
6.I.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Ordinance be **Positive Recommendation to the Board of Commissioners,  
on meeting date of 6/9/2025. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Larry Searcy  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
Floyd  
Absent:  
AN 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, BY  
AMENDING SECTION 6-102A, USES PERMITTED IN COMMERCIAL AND  
MIXED-USE DISTRICTS, TO INCLUDE SINGLE FAMILY AND DUPLEX  
DWELLINGS IN MIXED USE PLANNED UNIT DEVELOPMENTS  
6.J.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Ordinance be **Positive Recommendation to the Board of Commissioners,  
on meeting date of 6/9/2025. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Larry Searcy  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
Floyd  
Absent:  
Final Plat  
AN ORDINANCE AUTHORIZING THE ABANDONMENT OF A PORTION OF THE  
EXISTING R-O-W OF 2ND AVENUE SOUTH AND ACCEPTANCE OF PUBLIC  
R-O-W DEDICATION FROM MT. JULIET CHURCH OF CHRIST, BOTH LOCATED  
AT 1940 NORTH MT. JULIET ROAD, MAP 055, PARCEL 95.00.  
6.D.  
Staff reviewed their reports and answered questions from the commission.  
Jon Baughman stated that this is a recommendation item to the BOC because of  
the ROW abandonment.  
Tim Martin, 1940 NMJR represented the project.  
There were no Citizen Comments. Chairman Winchester closed the Planning  
Commission Meeting and opened a Public Hearing. There were no citizen  
comments. Chairman Winchester closed the Public Hearing and reopened the  
Planning Commission Meeting.  
Planning and Zoning:  
1.  
Revise the title of the plat to accurately reflect what  
is accomplished with this plat.  
2. There are two “lot 2’s”, revise to include “lot 3”.  
3. Revise the purpose statement to include the access easement and consolidation of  
two lots.  
4. Add note that states “Should it be determined that the section of bridge, located in the  
southeast corner of the property, is owned by the Mt. Juliet Church of Christ, owner  
agrees to dedicate said portion to the City of Mt. Juliet.”  
Public Works:  
1.  
Ensure all plat certificates match verbiage from the  
Land Development Code. Signing of the final plat can be delayed and final plat  
returned to applicant for revision if verbiage does not match the Code.  
2. ROW abandonment is subject to review and approval by the Board of  
Commissioners.  
3. Add note that states that all PUDE’s outside the public ROW are not the maintenance  
responsibility of the City of Mt. Juliet.  
Wilson County Schools:  
1.  
No comments provided.  
West Wilson Utility District:  
1.  
Add the following note: All West Wilson utility  
District public water lines have a 20’ wide easement, said easement being 10’ each  
side of the centerline of the water line.  
2. The water line shown on 2nd Avenue does not exist as shown.  
An on-site visit has not been conducted at this time to verify the location of the water lines and  
related appurtenances.  
A motion was made by Commissioner Giles, seconded by Vice Chair Rast, that this  
Final Plat be given a positive recommendation subject to the conditions listed  
below. The motion carried by the following vote:  
APPROVED  
RESULT:  
Art Giles  
MOVER:  
David Rast  
SECONDER:  
Aye:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Floyd  
Absent:  
Rezone  
7.  
AN ORDINANCE TO REZONE THE PROPERTY LOCATED AT 718 MONTICELLO  
DRIVE, APPROXIMATELY 16 ACRES, MAP 076, PARCEL 41.01 FROM RS-40 TO  
AR-40  
7.A.  
Staff reviewed their reports recommending a positive recommendation to the BOC  
and answered questions from the commission. There were no citizen comments.  
Planning and Zoning:  
1. All requirements and regulations found in the zoning ordinance pertaining to AR-40  
zoning shall apply to the property should the rezone be approved by the Board of  
Commissioners.  
A motion was made by Vice Chair Rast, seconded by Commissioner Armistead,  
that this Ordinance be approved. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
David Rast  
MOVER:  
Linda Armistead  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
Floyd  
Absent:  
Enactment No: 2025-37  
8.  
Site Plans  
Review the Site Plan for JAM Enterprises, LLC located at 15239 Lebanon Road.  
8.A.  
Staff reviewed their reports and answered questions from the commission.  
Shane Shamanur stated the city will not serve this development with sewer.  
Neal Hall, Para Design, 145 Bear Xing, represented the project.  
Art Giles spoke in favor of the sidewalk.  
Preston George agreed a sidewalk is not justified in this area.  
There were no citizen comments  
Planning and Zoning:  
1.  
All requirements of 6-103.7 shall be adhered to,  
excepting any waivers granted.  
2. All brick shall be clay, baked and individually laid.  
3. All stone shall be individually laid.  
4. Wall mounted utility and meter equipment shall be painted to match the building  
façade upon which it is affixed to.  
5. Poles and bollards used for signage shall be painted black or a complimentary muted  
color. Galvanized channel posts are not permitted.  
6. Poles used for parking lot lighting fixtures shall be painted black or a complimentary  
muted color and located in yards or planting beds and not in parking areas or drive  
aisles.  
7. HVAC equipment shall be adequately screened by masonry walls complimentary to  
the building and dumpster enclosure.  
8. Provide a decorative trash can and bike rack at the front of the building. Details  
provided but location not verified.  
9. Landscape plan comments are via separate cover and shall be addressed prior to the  
submittal of construction documents to Public Works.  
10. Combustible materials (i.e., mulch) shall not be placed within 3’ of the building and  
in planting beds.  
11. Privacy fencing shall be opaque and of a low maintenance material.  
12. Provide details of all proposed fencing.  
13. Signage shall be reviewed via a separate application to the Planning Department. No  
variance is requested for any additional signage.  
14. Submit a final plat to establish the lot and easements.  
15. Revise the photometric plan to read 0.0 at all property lines shared with residential  
uses.  
16. The Planning Commission granted a waiver to 6.103.7 - to allow up to 50% of  
secondary materials (i.e., PEMB metal panels) on the sides and rear of the building.  
Public Works:  
1.  
Landscaping plans shall be approved prior to the  
issuance of the Land Disturbance Permit.  
2. If wet ponds are used, aeration shall be provided.  
3. Stormwater: Rule 400-10-.04 need at construction plans, 100-year storm for  
detention.  
4. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
5. Drainage report under preliminary review. A comprehensive review of the drainage  
report will take place at construction plan review.  
6. Sewer availability requested.  
7. The Planning Commission granted a waiver to 6-103.7 - to waive the sidewalk along  
the roadway right of way, based on the constraints along Lebanon Road.  
8. Sidewalks abutting parking shall be 7 ft wide.  
Wilson County Schools:  
1.  
No comments provided.  
West Wilson Utility District:  
1.  
Depending on the service sizes the tap configuration  
may change to separate taps off the main.  
A motion was made by Commissioner George, seconded by Commissioner  
Armistead, that this Action Item be approved subject to the conditions and waivers  
listed below. The motion carried by the following vote:  
APPROVED  
RESULT:  
Preston George  
Linda Armistead  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Commissioner Giles  
Floyd  
Nay:  
Absent:  
Review the Site Plan for Boho Beauty located at 330 W. Division Street.  
8.B.  
Staff reviewed their reports recommending approval with conditions listed and  
answered questions from the commission.  
Preston George, supported sidewalk waiver.  
Art Giles, against waiver for no sidewalk  
David Rast questioned the excess parking spaces, with impervious surface  
concerns.  
Jake Porter, Heritage Civil, 2055 NMJR represented the project.  
Winchester on Condition 4, Keep dumpster where proposed on the plans  
There were no citizen comments.  
Planning and Zoning:  
1.  
All requirements of 6-103.7 shall be adhered to,  
excepting any waivers granted.  
2. All brick shall be clay, baked and individually laid.  
3. Provide a decorative trash can and wave style bike rack at the front of the building.  
Location is provided however details have not been provided as to the style/design.  
4. Landscape plans shall be approved before submitting construction drawings to Public  
Works.  
5. Add heavier screening via plantings around the detention pond fronting 4th Avenue  
and West Division Street.  
6. Signage shall be reviewed via a separate application to the Planning Department. No  
variance is requested for any additional signage.  
Public Works:  
1.  
Construction-related activities are not allowed to  
park/stage at Eagle Park.  
2. Coordinate with the railroad (if applicable) since proposed work is near their ROW.  
3. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
4. If wet ponds are used, aeration shall be provided.  
5. Stormwater: Rule 400-10-.04 need at construction plans, 100-year storm for  
detention.  
6. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
7. Updated sewer availability has been requested.  
8. Do not install EPSC measures in existing landscaping being preserved as a buffer.  
9. Notate plans to use pervious pavers as the use of pervious pavement will not be  
allowed.  
10. Drainage report under preliminary review. A comprehensive review of the drainage  
report will take place at construction plan review.  
11. Staff recommends the 4th Avenue exit have no turn restrictions.  
12. DO NOT ENTER signs shall be installed facing 4th Avenue.  
13. The Planning Commission granted a waiver to 6-103.7 - to waive the sidewalk along  
4th Avenue due to the proximity to the railroad tracks and the geometry of the road  
north of the property line.  
14. The crosswalk across the W. Division St entrance shall at least match the width of  
the shared use path.  
Wilson County Schools:  
1.  
No comments provided.  
West Wilson Utility District:  
1.  
The existing water meter will need to be terminated  
by WWUD there will be a fee associated with this. Coordinate with WWUD.  
2. The proposed service up to an including the meter will be installed by WWUD once  
fees are paid and the location of the proposed meter is to grade.  
A motion was made by Commissioner George, seconded by Vice Chair Rast, that  
this Action Item be approved subject to the conditions and waivers listed below. The  
motion carried by the following vote:  
APPROVED  
Preston George  
David Rast  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Commissioner Giles  
Floyd  
Nay:  
Absent:  
9.  
Mass Grading  
Review the Mass Grading plan for Reserve at Tate Lane located on Tate Lane.  
9.A.  
Staff reviewed their reports recommending approval with the conditions listed and  
answered questions from the commission.  
Joe Wozniak, 211 Paul Dr. Spoke out about storm water runoff concerns related to  
this project.  
Joan Giltner1409Tate Lane spoke out about drainage and storm water concerns.  
Planning and Zoning:  
1.  
Preserve as many tress as possible. Provide a tree  
preservation plan if any of the existing vegetation is to be used for landscape code  
requirements.  
2. The preliminary master development plan shall be approved by the Board of  
Commissioners before the permit to grade is issued.  
Public Works:  
1.  
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.  
2. Mass Grading - Drainage report under preliminary review. A comprehensive review  
of the drainage report will take place at construction plan review..  
3. Do not install EPSC measures in existing landscaping being preserved as a buffer.  
4. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
Wilson County Schools:  
1.  
No comments provided  
West Wilson Utility District:  
1.  
If WWUD has a water line easement, how can one  
change that to a Landscape Buffer?  
2. The WWUD easement will remain.  
3. The proposed culverts are within 10’ of the water line. They will have to move.  
4. Water lines shown are not WWUD’s design.  
5. Mass Grading - On should coordinate with WWUD to verify the depth of the water  
line where the proposed road goes in. There appears to be a 2’ to 3’ cut over the  
water line.  
A motion was made by Commissioner George, seconded by Chairperson  
Winchester, that this Action Item be approved. The motion carried by the following  
vote:  
APPROVED  
RESULT:  
Preston George  
Luke Winchester  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd  
Absent:  
Abstain:  
Commissioner Giles  
Review the Mass Grading for Hamilton Reserve located at 12465 Lebanon Road.  
9.B.  
Staff reviewed their reports recommending approval subject to conditions listed and  
answered questions from the commission.  
Jake Porter, Heritage Civil 2055 NMJR represented the project. Stated the purpose  
of the grading is to use excess materials from a neighboring project to make 12465  
a more attractive developable lot.  
There were no citizen comments.  
Planning and Zoning:  
1. No Comments  
Public Works:  
1. 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.  
2. Do not install EPSC measures in existing landscaping being preserved as a buffer.  
3. Drainage report under preliminary review. A comprehensive review of the drainage  
report will take place at construction plan review.  
4. Provide a “No Rise” Certificate and calculations to prove no adverse impact  
downstream before land disturbance can begin.  
5. Provide appropriate cut / fill calculations for any work on-site dealing with Zone  
“AE”.  
6. Provide the Engineering Department with a completed Floodplain Permit for City  
sign-off before land disturbance can begin.  
7. Coordinate with staff on grading inside the public ROW. Any grading within the  
ROW shall be compatible with the Lebanon Road Phase 3 sidewalk project.  
8. The lot lines shown do not match the Wilson County Tax Assessor data.  
9. Approvals from MTE and WWUD shall be provided prior issuance of the Land  
Disturbance Permit.  
10. No construction traffic shall be permitted on Market Place.  
Wilson County Schools:  
1. No comments provided.  
West Wilson Utility District:  
2. Existing water valves and fire hydrant will have to be adjusted due to grade change.  
3. The final grading shall not result in having a depth of water line to finish grade of  
greater than 10’.  
4. Material place within WWUD’s easement shall be in accordance with WWUD  
specifications.  
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:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Aye:  
Christenson, Commissioner Bulmon, and Commissioner Armistead  
Commissioner Searcy, Commissioner George, and Commissioner  
Giles  
Nay:  
Floyd  
Absent:  
10.  
Preliminary Master Development Plan  
AN ORDINANCE TO REAPPROVE THE PRELIMINARY MASTER DEVELOPMENT  
PLAN FOR RESERVE AT TATE LANE, FORMERLY KNOWN AS LYNN HAVEN  
PHASE III, APPROXIMATELY 18.5 ACRES OF PROPERTY ON TATE LANE, MAP  
073, PARCELS 22.00, 22.07, 22.12, 22.13, 22.14, 22.15, 22.16  
10.A.  
Staff reviewed their reports recommending a positive recommendation to the Board  
of Commissioners and answered questions from the commission.  
Jake Porter, Heritage Civil, 2055 NMJR, represented the project. agreed to remove  
the speed table, open to 6' sidewalks.  
Steve Griffith, 1614 Tate Lane, represented the development  
Jon Baughman, connection to due west supported, staff would rather see original  
buffer design, not the proposed wall.  
PW#7 if it connects to due west roads have to be public. if it does not connect  
roads to be private.  
JB LS buffers be put in open space  
AG, 6ft sidewalk on Tate Ln  
LW, remove speed table on Tate Ln at RR Xing, Todd Serbent, would removal of  
speed table need to be approved by traffic commission? BOC has authority to  
remove, enhance crosswalk protections when speed table is removed  
PG, don't need access to Due West  
LA, wants a connection to Due West, 90% brick, against wall, landscape buffer at  
the rear of the lots, fence is acceptable so long as there is landscaping  
SB, clarified 100% locked in with zoning # of units, lot size, etc., design standards  
are not locked in. Suggest vote 1 by 1 on waivers and variances.  
Chad Potts 1660 Tate Lane, spoke out in favor of connecting to due west.  
LW, 65/35 Building materials  
Planning and Zoning:  
1. All waivers are subject to the Planning Commission and Board of Commissioners  
approval.  
2. All requirements of article 5-104, single family residential guidelines, shall be  
adhered excepting any waivers granted.  
3. Two car garage doors shall be separated by a masonry column per 5-104.4.  
4. Low maintenance materials are required for all the fencing proposed.  
5. Brick shall be clay, baked and individually laid.  
6. Stone shall be individually laid.  
7. Vinyl and metal shall not be utilized for secondary façade materials.  
8. For all wet ponds include aeration with lighted fountains.  
9. Signage is to be reviewed via a separate application to the Planning Department.  
10. Add additional amenity features for the open space area, such as a dog park or  
playground equipment.  
11. Remove the landscape buffers from individual lots and place in open space.  
12. Provide landscaping around the perimeter of the retention and detention ponds.  
13. Add a note stating all landscape buffers shall be located in open space and be  
maintained by the HOA.  
14. The mail kiosk shall be covered and lighted.  
15. Driveways shall be at least 22’ long and 18’ wide.  
16. Provide decorative streetlighting at the entrance and throughout the subdivision.  
17. Decorative fixtures and poles are required for any outdoor lighting.  
18. Incorporate sod where appropriate.  
19. Staff does not support the concrete perimeter wall.  
20. The Planning Commission supported a waiver to 5-103, allowing for 10' side yard  
setbacks.  
21. The Planning Commission supported a waiver to 5-103, allowing for the minimum  
lot width at the building line to be 70'.  
22. The Planning Commission supported a waiver to 5-103, allowing for 35% maximum  
lot coverage.  
23. The Planning Commission did not support the waiver to 5-104.4 single family  
residential design standards - requesting cumulative 50% masonry and 50%  
secondary materials for each home façade.  
Public Works:  
1. 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.  
2. Do not install EPSC measures in existing landscaping being preserved as a buffer.  
3. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
4. If wet ponds are used, aeration shall be provided.  
5. Stormwater: Rule 400-10-.04 need at construction plans, 100-year storm for  
detention.  
6. Roadway variances and waiver requests:  
a. The Planning Commission supported the request to allow private roads (Sub  
Reg 4-103.3)  
b. The Planning Commission supported the request to waive the future  
transportation plan connection to Due West Drive  
c. The Planning Commission supported the request to exceed cul-de-sac length  
and unit count (Sub Reg 4-104.4) conditionally that the street is classified as  
an access street.  
d. The Planning Commission supported the request that all roads to have a  
design speed of 25 mph (Sub Reg 4-104.4)  
7. The development shall maintain adequate intersection sight distance at all times at  
the project entrance. The amount of proposed cut at the entrance restricts sight  
distance. Updated sight distance profiles will be required at FMDP.  
8. Improvements to Tates Ln are subject to review and approval by the Wilson County  
Road Commission. Provide staff with approved plans at construction plan review.  
9. Sidewalk along the Tates Ln frontage shall be installed outside of the ROW and be  
the maintenance responsibility of the HOA.  
10. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
11. Grinders or on-site step systems will not be allowed for this development.  
12. All sewer mains (minus laterals) shall be public and within a 20’(minimum)  
easement.  
13. Sewer availability has been requested.  
14. Flare the on-street parking stalls.  
15. Street grades shall be reviewed at construction drawings.  
16. Developer shall remove speed table on Tate Lane north of railroad crossing.  
17. Provide enhanced crosswalk protections where the Division St. Greenway Trail  
crosses Tate Ln.  
Wilson County Schools:  
1. No comments provided.  
West Wilson Utility District:  
1. 2. If WWUD has a water line easement, how can one change that to a Landscape  
Buffer?  
2. The WWUD easement will remain.  
3. The proposed culverts are within 10’ of the water line. They will have to move.  
4. Water lines shown are not WWUD’s design.  
5. Mass Grading - On should coordinate with WWUD to verify the depth of the water  
line where the proposed road goes in. There appears to be a 2’ to 3’ cut over the  
water line.  
A motion was made by Commissioner George, seconded by Vice Chair Rast, that  
this Ordinance be recommended for approval subject to the conditions and waivers  
listed below. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
Preston George  
David Rast  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Giles  
RESULT:  
MOVER:  
SECONDER:  
Aye:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Giles  
Floyd  
Aye:  
Absent:  
Floyd  
Absent:  
Abstain:  
Commissioner Armistead  
Commissioner Armistead  
Enactment No: 2025-30  
Abstain:  
11.  
Adjourn  
A motion was made by Vice Chair Rast, seconded by Commissioner Christenson, that this  
be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
David Rast  
MOVER:  
Rebecca Christenson  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, and Commissioner  
Armistead  
Aye:  
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