Members: Luke Winchester, Rebecca Christenson, Bobby Franklin, 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, Samantha Burnett - City Attorney

Rollcall

Chairperson Luke Winchester, Vice Chair David Rast, Commissioner

Rebecca Christenson, Commissioner Larry Searcy, Commissioner

Preston George, Commissioner Nathan Bulmon, Commissioner Linda

Armistead, and Commissioner Bobby Franklin

Present

Commissioner Art Giles

Absent

Call to Order

Set Agenda

Chairman Winchester set the agenda as stated.

3. Staff Reports

Staff reviewed their reports and updated the commission on projects.

Jon Baughman, City Planner, introduced Jennifer Dunbar, Planning Technician.

Citizen's Comments

Wilson County Commissioner Lauren Breeze 1014 Bellwood Dr addressed the

commission on Wilson Country School capacities and encouraged our boards to work

more closely on projects.

Minutes Approval

Review the minutes from the November 20, 2025, Mt. Juliet Planning Commission

Meeting.

5.A.

A motion was made by Commissioner George, seconded by Commissioner

Armistead, that this Minutes be approved. 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, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

Consent Agenda

Staff reviewed their reports and answered questions from the commission.

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.

There were no citizen comments.

Approve the 2025 Required Continuing Education Hours from the 2025 Training

Seminars.

6.A.

This Action Item was approved.

Review the Final Plat for Tomlinson Pointe Ph. 5, located off Curd Rd.

6.B.

Planning and Zoning:

1. All conditions of Preliminary Master Development Plan approval (ord. 21-45) and

subsequent modifications (ord. 22-48, ord. 23-19) shall be adhered to.

2. Building permits shall not be obtained until the final plat has been formally recorded.

Engineering:

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

signing of the final plat can be delayed, and the final plat returned to applicant for

revision if verbiage does not match the Land Development Code.

2. The right-of-way at the temporary cul-de-sac must carry to the property boundary.

The right-of-way shall be dedicated when the plat is recorded and shall be shown

using the same lineweight as the rest of the lot lines.

3. Show driveway locations.

4. Note #21 seems to be incomplete.

WWUD:

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

lines and related appurtenances.

Wilson County Schools:

1. No Comments Received.

A motion was made by Commissioner Christenson, seconded by Commissioner

George, that this Action Item be approved with conditions. The motion carried by

the following vote:

APPROVED WITH CONDITIONS

RESULT:

Rebecca Christenson

MOVER:

Preston George

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

PUD Amendments

AN ORDINANCE TO AMEND THE PRELIMINARY MASTER DEVELOPMENT

PLAN FOR THE BENDERS COVE PLANNED UNIT DEVELOPMENT, LOCATED

AT 771 BENDERS FERRY ROAD, MAP 049, PARCELS 069.00, 069.02, 069.03 &

069.09 IN THE CITY OF MT. JULIET.

7.A.

Staff has no comments on this item.

Kelly Frank 10 Lea Ave Nashville represented the project.

There were no citizen comments.

Planning Commission Recommendation:

1. Allow to construct up to the 50 Certificate of Occupancy until the Benders Ferry

Road improvements are complete.

A motion was made by Commissioner George, seconded by Commissioner

Bulmon, that this Ordinance be **Negatively Recommended to the Board of

Commissioners. The motion carried by the following vote:

RESULT: Motion Failed

MOVER: Preston George

SECONDER: Nathan Bulmon

Aye:

Commissioner Searcy, Commissioner George, and Commissioner Bulmon

Nay:

Chairperson Winchester, Vice Chair Rast, Commissioner Christenson,

Commissioner Armistead, and Commissioner Franklin

Absent:

Commissioner Giles

A motion was made by Commissioner Franklin, seconded by Vice Chair Rast, that

this Ordinance be **Positive Recommendation to the Board of Commissioners, on

meeting date of 1/12/2026. The motion carried by the following vote:

**POSITIVE RECOMMENDATION

RESULT:

Bobby Franklin

MOVER:

David Rast

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Aye:

Christenson, Commissioner Armistead, and Commissioner Franklin

Commissioner Searcy, Commissioner George, and Commissioner

Bulmon

Nay:

Commissioner Giles

Absent:

Annexations and Rezones

**Review the Rezone Request from RS-40 to CRC for 13135 Lebanon Rd.

8.A.

Staff reviewed their reports and answered questions from the commission.

There were no citizen comments.

Planning and Zoning:

1. All requirements and regulations found in article VI of the zoning ordinance

pertaining to CRC zoning shall apply to the property should the rezone be approved

by the Board of Commissioners.

Engineering:

1. No Comments

WWUD:

1. No Comments Received

Wilson County Schools:

1. No Comments Received

A motion was made by Commissioner George, seconded by Commissioner

Franklin, that this Ordinance be **Positive Recommendation to the Board of

Commissioners, on meeting date of 1/12/2026. The motion carried by the following

vote:

**POSITIVE RECOMMENDATION

RESULT:

Preston George

MOVER:

Bobby Franklin

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

Enactment No: 2026-15

AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE

CITY OF MT. JULIET APPROXIMATELY ONE (1) ACRE OF PROPERTY AT 6325

CENTRAL PIKE, MAP 097, PARCEL 14.01, THE PROPERTY BEING LOCATED

WITHIN THE CITY’S URBAN GROWTH BOUNDARY.

8.B.

Staff reviewed their reports and answered questions from the commission.

8.B & 8.C heard together.

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.

A motion was made by Commissioner Christenson, seconded by Vice Chair Rast,

that this Ordinance be **Positive Recommendation to the Board of Commissioners,

on meeting date of 1/12/2026. The motion carried by the following vote:

**POSITIVE RECOMMENDATION

Rebecca Christenson

David Rast

RESULT:

MOVER:

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

Enactment No: 2026-17

AN ORDINANCE TO REZONE PROPERTY LOCATED AT 6325 CENTRAL PIKE,

APPROXIMATELY ONE (1) ACRE, MAP 097, PARCEL 14.01 FROM WILSON

COUNTY R-1 TO CMU, COMMERCIAL MIXED USE

8.C.

Staff reviewed their reports and answered questions from the commission.

8.B & 8.C heard together.

There were no citizen comments.

Planning and Zoning:

1. Should the property be rezoned, the property is subject to the permitted uses and all

regulations associated with CMU (article VI) zoning.

Engineering:

1. No Comments

WWUD:

1. No Comments Received

Wilson County Schools:

1. No Comments Received

A motion was made by Commissioner Christenson, seconded by Vice Chair Rast,

that this Ordinance be **Positive Recommendation to the Board of Commissioners,

on meeting date of 1/12/2026. The motion carried by the following vote:

**POSITIVE RECOMMENDATION

Rebecca Christenson

David Rast

RESULT:

MOVER:

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

Enactment No: 2026-18

AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE

CITY OF MT. JULIET APPROXIMATELY 0.92 ACRES OF PROPERTY AT 6365

CENTRAL PIKE, MAP 097, PARCEL 14.00, THE PROPERTY BEING LOCATED

WITHIN THE CITY’S URBAN GROWTH BOUNDARY.

8.D.

8.D & 8.E heard together.

Staff reviewed their reports and answered questions from the commission.

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.

A motion was made by Commissioner George, seconded by Commissioner

Christenson, that this Ordinance be **Positive Recommendation to the Board of

Commissioners, on meeting date of 1/12/2026. The motion carried by the following

vote:

**POSITIVE RECOMMENDATION

RESULT:

Preston George

MOVER:

Rebecca Christenson

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

Enactment No: 2026-19

AN ORDINANCE TO REZONE PROPERTY LOCATED AT 6365 CENTRAL PIKE,

APPROXIMATELY 0.92 ACRES, MAP 097, PARCEL 14.00 FROM WILSON

COUNTY R-1 TO CMU, COMMERCIAL MIXED USE.

8.E.

8.D & 8.E heard together.

Staff reviewed their reports and answered questions from the commission.

There were no citizen comments.

Planning and Zoning:

1. Should the property be rezoned, the property is subject to the permitted uses and

all regulations associated with CMU (article VI) zoning.

Engineering:

1. No Comments

WWUD:

1. No Comments Received

Wilson County Schools:

1. No Comments Received

A motion was made by Commissioner George, seconded by Commissioner

Christenson, that this Ordinance be **Positive Recommendation to the Board of

Commissioners, on meeting date of 1/12/2026. The motion carried by the following

vote:

**POSITIVE RECOMMENDATION

RESULT:

Preston George

MOVER:

Rebecca Christenson

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

Enactment No: 2026-20

AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE

CITY OF MT. JULIET APPROXIMATELY 2 ACRES OF PROPERTY AT 6391

CENTRAL PIKE, MAP 097, PARCEL 15.00, THE PROPERTY BEING LOCATED

WITHIN THE CITY’S URBAN GROWTH BOUNDARY.

8.F.

Item 8.F. & 8.G heard together.

Staff reviewed their reports and answered questions from the commission.

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.

A motion was made by Commissioner Christenson, seconded by Commissioner

George, that this Ordinance be **Positive Recommendation to the Board of

Commissioners, on meeting date of 1/12/2026. The motion carried by the following

vote:

**POSITIVE RECOMMENDATION

RESULT:

Rebecca Christenson

MOVER:

Preston George

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

Enactment No: 2026-21

AN ORDINANCE TO REZONE PROPERTY LOCATED AT 6391 CENTRAL PIKE,

APPROXIMATELY 2 ACRES, MAP 097, PARCEL 15.00 FROM WILSON COUNTY

R-1 TO CMU, COMMERCIAL MIXED USE

8.G.

Item 8.F. & 8.G heard together.

Staff reviewed their reports and answered questions from the commission.

There were no citizen comments.

Planning and Zoning:

1. Should the property be rezoned, the property is subject to the permitted uses and

all regulations associated with CMU (article VI) zoning.

Engineering:

1. No Comments

WWUD:

1. No Comments Received

Wilson County Schools:

1. No Comments Received

A motion was made by Commissioner Christenson, seconded by Commissioner

George, that this Ordinance be **Positive Recommendation to the Board of

Commissioners, on meeting date of 1/12/2026. The motion carried by the following

vote:

**POSITIVE RECOMMENDATION

RESULT:

Rebecca Christenson

MOVER:

Preston George

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

Enactment No: 2026-22

Site Plans

Review the Site Plan for Beckwith Parking, located at 4009 Beckwith Rd.

9.A.

Staff reviewed their reports and answered questions from the commission.

There were no citizen comments.

Planning & Zoning:

1. All requirements of Article VI, CI zoning, shall be adhered to, except any variances or

waivers granted by the Planning Commission.

2. The self-service kiosk shall adhere to the 100% brick/stone design guideline including a

masonry case, unless a waiver is granted by the Planning Commission.

3. The self-service kiosk shall be covered and well lit, for security purposes.

4. All landscape plan review comments are via separate cover and shall be addressed prior to the

submission of construction documents to Public Works.

5. Parking lot lighting fixture poles shall be painted black.

6. All bollards shall be painted black or a muted color, not yellow.

7. Wheel stops are not permitted.

8. All signage shall be reviewed under a separate application to the Planning Department. Please

be advised that any monument signage will require a plat with the location being shown

outside of any right-of-way and PUDE’s.

9. Provide a minimum of two decorative trash receptacles in lieu of a dumpster, providing one at

the east and west ends of the parking area.

10. The photometric plan shall be revised to show zero light bleed at the southern property line,

where it abuts a Wilson County R-1 zoned parcel.

11. The detention/retention ponds shall be screened with perimeter landscaping.

12. Provide a decorative fence solution in lieu of chain link.

13. Provide details of all proposed fencing.

14. Provide details of the decorative wall at the entrance.

15. Should the pending rezone of the property to the north fail to receive approval, a landscape

buffer shall be required along the north property line.

Engineering:

1. Landscaping plans shall be approved prior to the issuance of the Land Disturbance Permit.

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

will take place at construction plan review.

3. General Note: EPSC measures shall not be installed within preserved landscape buffers..

4. Sidewalk is required along Beckwith Road frontage.

5. If the project is approved by the Planning Commission, submit a digital copy of the plans and

drainage report to Engineering for construction plan approval.

WWUD:

1. WWUD has no comments.

Wilson County Schools:

1. No Comments Received.

A motion was made by Commissioner Bulmon, seconded by Vice Chair Rast, that

this Action Item be approved with conditions. The motion carried by the following

vote:

APPROVED WITH CONDITIONS

RESULT:

Nathan Bulmon

MOVER:

David Rast

SECONDER:

Aye:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Commissioner Giles

Absent:

Review the Site Plan for the Hibbett Station Clubhouse, located at 940 Curd Rd.

9.B.

Staff reviewed their reports and answered questions from the commission.

There were no citizen comments.

Planning and Zoning:

1. All conditions of ordinance 2019-39 shall be adhered to.

2. All grills shall have a brick or stone base around the pole/post.

3. All poles, posts and bollards shall be powder coated black or a color complimentary

to the building.

4. HVAC equipment shall be screened from horizontal view via masonry or

landscaping.

5. Flammable/combustible landscape materials (mulch) are not permitted within 3’ of

the building.

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

Engineering:

1. Due to the site’s stormwater requirements (quantity and quality already) being

accounted for with the Hibbett Station master development plan and no additional

stormwater infrastructure being proposed, an additional drainage report and separate

construction plan review from Public Works are not required. An erosion control

permit will be required and can be applied for with the plot plan at which EPSC

measures can be reviewed.

2. One ADA parking space is required. A curb ramp shall be installed along the access

aisle to the parking space.

WWUD:

1. No Comments. The project is in a site on a master meter.

Wilson County Schools:

1. No Comments Received.

A motion was made by Vice Chair Rast, seconded by Commissioner George, that

this Action Item be approved with conditions. The motion carried by the following

vote:

APPROVED WITH CONDITIONS

RESULT:

David Rast

MOVER:

Preston George

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

10.

East Division Business Park

**Review the Land Use Plan Amendment from Medium Density Residential to

Business Development Center - Impact Zone for the project known as East Division

Business Park, located off E. Division St.

10.A.

Staff reviewed their reports and answered questions from the commission.

Joe Haddix Heritage Civil represented the project.

Derek Stoffel, 533 Hunting Hills Dr. spoke out against the project.

Amanda Kern, 534 Hunting Hills Dr. spoke out against the project.

Connie Mitchell, 511 Hunting Hills Dr. spoke out against the project and a

connection of Hunting Hills to E Division St.

Lisa Allen 1380 NW Rutland Rd. spoke out against a connection from Hunting Hills

to E Division St.

Jay Nu 1172 NW Rutland Rd. spoke out against the project and clarified there

would be no connection to E Division.

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

that this Ordinance be negative recommendation. 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,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

**Review the Annexation and Plan of Services for the project known as East

Division Business Park, located off E. Division St.

Joe Haddix Requested a deferral on 10.B.

10.B.

10.C.

This Ordinance was deferred indefinitely.to the Planning Commission due back on

12/18/2026

DEFERRED INDEFINITELY

RESULT:

**Review the Preliminary Master Development Plan PUD with a rezone from Wilson

County R-1 and Mt. Juliet OPS to I-R PUD for the project known as East Division

Business Park, located off E. Division St.

Joe Haddix requested a deferral on 10.C

This Ordinance was deferred indefinitely.to the Planning Commission due back on

12/18/2026

DEFERRED INDEFINITELY

RESULT:

11.

Zoning Ordinance Amendment

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 ARTICLE VIII, OVERLAY DISTRICTS, SECTION

8-207.5, OPEN SPACE REQUIREMENTS

11.A.

Staff reviewed their reports and answered questions from the commission.

There were no citizen comments.

DR Neg PG 2nd 8-0-0

A motion was made by Vice Chair Rast, seconded by Commissioner George, that

this Ordinance be **negative recommendation to the Board of Commissioners, on

meeting date of 1/12/2026. The motion carried by the following vote:

**NEGATIVE RECOMMENDATION

RESULT:

David Rast

MOVER:

Preston George

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

Absent:

Adjourn

12.

A motion was made by Vice Chair Rast, seconded by Commissioner Christenson, that this

be accepted. The motion carried by the following vote:

ACCEPTED

RESULT:

David Rast

MOVER:

Rebecca Christenson

SECONDER:

Chairperson Winchester, Vice Chair Rast, Commissioner

Christenson, Commissioner Searcy, Commissioner George,

Commissioner Bulmon, Commissioner Armistead, and

Commissioner Franklin

Aye:

Commissioner Giles

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.