Minutes - Planning Commission

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

Vice Chair David Rast, Commissioner Larry Searcy, Commissioner

Nathan Bulmon, Commissioner Art Giles, Commissioner Bobby

Franklin, and Chairperson Luke Winchester

Present

Commissioner Preston George, and Commissioner Linda Armistead

Absent

Call to Order

Chairman Winchester called the meeting to order and read the quorum requirements.

Set Agenda

Chairman Winchester set the agenda as stated. Item 9.A. be deferred to the May Planning

Commission Agenda due to the public notice requirements.

Staff Reports

Staff reviewed their reports and updated the commission on projects.

Citizen's Comments

There were no citizen comments.

Minutes Approval

Adopt the Minutes from the February 19, 2026 Planning Commission Meeting.

5.A.

A motion was made by Commissioner Searcy, seconded by Commissioner

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

APPROVED

Larry Searcy

Bobby Franklin

RESULT:

MOVER:

SECONDER:

Vice Chair Rast, Christenson, Commissioner Searcy, Commissioner

Bulmon, Commissioner Giles, Commissioner Franklin, and

Chairperson Winchester

Aye:

Commissioner George, and Commissioner Armistead

Absent:

Consent Agenda

Commissioner Searcy proposed removing item 6.D. from the consent agenda. There were

no objections.

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 comments. Chairman Winchester closed the public hearing and

reopened the planning commission meeting.

A motion was made by Commissioner Franklin, seconded by Commissioner Christenson,

that this Consent agenda be approved and positively recommended. The motion carried

by the following vote:

APPROVED

RESULT:

Bobby Franklin

Rebecca Christenson

MOVER:

SECONDER:

Vice Chair Rast, Christenson, Commissioner Searcy, Commissioner

Bulmon, Commissioner Giles, Commissioner Franklin, and

Chairperson Winchester

Aye:

Commissioner George, and Commissioner Armistead

Absent:

The Development Letter of Credit (70003480) for Wynfield Ph. 2, in the amount of

$409,327.51, can be released.

6.A.

6.B.

6.C.

This Action Item was approved.

APPROVED

RESULT:

The Sewer Letter of Credit, (55111015) for Waterford Park Ph.1, in the amount of

$252,114.00, can be released.

This Action Item was approved.

APPROVED

RESULT:

The Sewer Letter of Credit (55111020) for Waterford Park Ph. 2, in the amount of

$115,435.50, can be released.

This Action Item was approved.

APPROVED

RESULT:

Review the Final Plat for Canebrake Phase 4, located off Devonshire Dr.

6.E.

Planning and Zoning:

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

Engineering:

1. Revise Note #22: Add City of Mt. Juliet to Wilson County in the event the property

is annexed.

WWUD:

1. No comments were provided. Coordinate directly with WWUD.

Wilson County Schools:

1. No Comments Received.

This Action Item was approved with conditions.

APPROVED WITH CONDITIONS

RESULT:

Review the Final Plat for Tillman Place, located at 6235 Central Pike.

6.F.

Planning and Zoning:

1. All conditions of Ordinance 2025-34 shall be adhered to.

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

recorded.

3. Addresses shall be provided prior to the final plat being formally recorded.

Engineering:

1. No comments

WWUD:

1. No comments were provided. Coordinate directly with WWUD.

Wilson County Schools:

1. No Comments Received.

This Action Item was approved with conditions.

APPROVED WITH CONDITIONS

RESULT:

Review the Final Plat for Secluded Valley Acres, located at 191 Second Ave.

6.G.

Planning and Zoning:

1. All bulk regulations for RS-30 zoning district shall be adhered to.

2. The lot width at the front setback line shall be at least 100’ per RS-30 zoning, label

this on the plat.

3. Add a voids and vacates note for the previous recorded Secluded Valley acres plat.

4. Adjust building envelopes to not overlap with utility easements.

5. The surveyor shall sign and stamp the plat prior to the formal recording the final plat.

6. No building permits shall be issued for these lots until the existing home is razed.

7. Add a note that the existing gravel driveway on Lots 2 & 3, are to be removed.

8. Add a note that the existing shed is to be removed on Lot 3 as it violates building

setbacks.

9. Provide a table with the lot area, to include the size of each lot in square feet, and

acres, a total area for all lots.

Engineering:

1. Proposed Lot 1 does not properly show FEMA Zone AE or Zone X per adopted

floodplain maps. Revise floodplain lines accordingly and show a Finished Floor

Elevation of +4 Feet above Base Flood Elevation. This shall be completed prior to

the signing of the plat.

2. Any fill material on Proposed Lot 1 shall proceed to FEMA approval of a CLOMR-F

before any land disturbance can begin. A Floodplain Permit shall be applied before

land disturbance can begin.

3. Indicate responsibility for maintenance of drainage easements outside of the ROW.

4. Remove Public Ways plat certificate.

5. Remove Sanitary Sewer plat certificate

6. An ingress/egress easement will be required if the existing gravel driveway is to

remain.

7. Surveyor shall stamp and sign this Subdivision Plat.

WWUD:

1. No comments were provided. Coordinate directly with WWUD.

Wilson County Schools:

1. No Comments Received.

This Action Item was approved with conditions.

APPROVED WITH CONDITIONS

RESULT:

Review the Final Plat for Windtree Pines Phase 7B, located off Windtree Club

Drive.

6.D.

Commissioner Searcy stated there was a fence required along the southern

boundary of this development along his property line.

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 comments. Chairman WInchester closed the public

hearing and reopened the Planning Commission meeting.

Planning and Zoning:

1. All conditions of Ordinance 2021-11 shall be adhered to.

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

3. Label and dimension the public access easement associated with the walking trail.

4. Per condition #13 of the FMDP approval a woven wire farm style fence shall be

placed at the southern boundary, along the property line between lot 1 to the eastern

point of lot 337. This is required to be done before the final certificate of occupancy

is issued.

Engineering:

1. General Note: 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.

2. Yellow sheets from Utilities shall be finalized prior to the signing of the plat.

3. Driveway locations, including 3’ flare, shall not overlap with stormwater

infrastructure.

WWUD:

1. No comments were provided. Coordinate directly with WWUD.

Wilson County Schools:

1. No Comments Received.

A motion was made by Commissioner Searcy, seconded by Commissioner

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

PUD Amendments

AN ORDINANCE TO AMEND THE PRELIMINARY MASTER DEVELOPMENT

PLAN FOR THE TREYMOR PLANNED UNIT DEVELOPMENT, LOCATED OFF

BENDERS FERRY ROAD, MAP 032, PARCELS 031.00, 029.00, 029.02 & 029.01

IN THE CITY OF MT. JULIET

7.A.

Staff updated the commission on the associated road improvement projects.

Kyle Griffin, CSDG, 2305 Kline Ave, represented the project.

There were no citizen comments.

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

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

meeting date of 4/13/2026. The motion carried by the following vote:

**POSITIVE RECOMMENDATION

RESULT:

David Rast

Art Giles

MOVER:

SECONDER:

Vice Chair Rast, Christenson, Commissioner Searcy, Commissioner

Bulmon, Commissioner Giles, Commissioner Franklin, and

Chairperson Winchester

Aye:

Commissioner George, and Commissioner Armistead

Enactment No: 2026-46

Absent:

Final Master Development Plans/ Site Plans

Review the Final Master Development Plan/ Site Plan for the Wawa, located at

4515 Beckwith Road.

8.A.

Staff reviewed their reports and answered questions from the commission.

Chip Ashley, Kimley-Horn, 573 Montrose Dr., represented the project.

There were no citizen comments.

Planning and Zoning:

1. Should the PUD Amendment associated with this project fail to receive Board of

Commissioners’ approval at second read, the approval of this site plan shall be null

and void.

2. All brick shall be clay, baked and individually laid. All stone shall be individually

laid.

3. Wheel stops are not permitted.

4. The HVAC shall be screened via the parapet wall.

5. Flammable landscape material shall not be permitted within 3’ of the building.

6. All wall mounted utility equipment shall be painted to match the façade.

7. Landscape plan comments shall be addressed prior to submittal of construction plans

to Public Works.

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

9. Wall mounted exterior light fixtures shall be decorative sconce type.

10. Parking lot lighting shall include decorative fixtures mounted to black poles.

11. Parking lot lighting shall be placed in beds or yards, not in paved vehicular use areas.

12. Poles and post shall be painted black, channel posts are not permitted.

13. Bollards shall be painted or sleeved black.

Engineering:

1. Previously approved PMDP/PUD conditions apply.

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

Permit.

3. A letter from West Wilson Utility District shall be provided prior to the issuance of

the Land Disturbance Permit.

4. Sewer availability has been requested and granted.

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

report will take place at construction plan review.

6. Indicate roof drains on pipe table.

7. The oil/water separator requirement will be investigated at construction plan review.

8. Modify the site so delivery vehicles will not mount curbs to circulate the site.

9. The entrances shall comply with the City standard drawing for commercial driveways

to the greatest extent possible. Modification will be needed for the left-in/right-out

driveway.

· The multi-use paths may not be ramped down to meet the driveway. Doing so

creates unacceptable ramp lengths.

10. Update the standard drawing on Sheet C8-30 to match the latest standard. ST-210

and ST-314 remain out of date.

11. The sidewalk along the outside of the building shall be a raised sidewalk.

12. If the project is approved by the Planning Commission, submit a digital copy of the

plans and drainage summary to Engineering for construction plan approval.

WWUD:

1. No comments provided at the time report was submitted to Planning.

Wilson County Schools:

1. No Comments Received.

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

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

vote:

APPROVED WITH CONDITIONS

RESULT:

David Rast

MOVER:

Bobby Franklin

SECONDER:

Vice Chair Rast, Christenson, Commissioner Searcy, Commissioner

Bulmon, Commissioner Giles, Commissioner Franklin, and

Chairperson Winchester

Aye:

Commissioner George, and Commissioner Armistead

Absent:

Review the Final Master Development Plan/ Site Plan for the Convenience Store,

located at 2190 N. Mt. Juliet Rd.

8.B.

Staff reviewed their reports and answered questions from the commission.

Will Clark, LI Smith, 302 N Caldwell St Paris TN, represented the project.

There were no citizen comments.

Planning and Zoning:

1. All conditions of ordinance 2025-39 shall be adhered to.

2. All requirements of the commercial design regulations, 6.103-7, shall be adhered to.

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

4. Stone shall be individually laid.

5. Remove references to “faux brick” as it is not permitted, all brick shall be clay, baked

and individually laid.

6. Metal and vinyl shall not be permitted for façade materials.

7. Identify the materials used on the canopy.

8. Wall mounted utility and meter equipment shall be painted to match the façade it is

attached to.

9. Poles and posts shall be painted black.

10. Channel posts are not permitted.

11. Bollards shall be painted/sleeved black or a muted color complimentary to the

building. Yellow is not permitted.

12. Landscape plan comments are via separate cover and all comments received shall be

addressed prior to submitting construction plans to Public Works.

13. Signage shall be reviewed via a separate application to the Planning Department.

The wall sign shown above the roof line will not be allowed.

14. All parking lot lighting shall be mounted in yards or landscape beds, not in paved

vehicular use areas.

15. Should any fencing be used, it shall be decorative and constructed of low

maintenance materials.

16. Advertising signage shall not be permitted to be attached to any part of the gas

canopy.

17. Provide details of wall mounted exterior lighting fixtures should they be proposed.

Decorative sconce type are required, wall packs are not permitted.

Engineering:

1. Previous PUD/PMDP conditions apply.

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

report shall take place at construction plan review.

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

Permit.

4. A letter of approval from West Wilson Utility District will be required prior to the

issuance of the Land Disturbance Permit.

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

plans and drainage summary to Engineering for construction plan approval.

6. Show the commercial loading zone on the plans.

WWUD:

1. No comments were provided. Coordinate directly with WWUD.

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:

Vice Chair Rast, Christenson, Commissioner Searcy, Commissioner

Bulmon, Commissioner Giles, Commissioner Franklin, and

Chairperson Winchester

Aye:

Commissioner George, and Commissioner Armistead

Absent:

Subdivision Regulations Amendments

Review the Subdivision Regulations Amendment to Article 4-103, Streets and

Pedestrian Ways.

9.A.

Deferred from agenda

This Action Item was deferred.to the Planning Commission due back on 5/21/2026

DEFERRED

RESULT:

10.

Right of Way Abandonments

AN ORDINANCE AUTHORIZING THE ABANDONMENT OF THE EXISTING

AIDEN LANE. RIGHT-OF-WAY, VIA INSTRUMENT, TO THE WYNFIELD HOA,

INC.

10.A.

Staff updated the commission on the details of this request.

There were no citizen comments.

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

**Positive Recommendation this Ordinance to the Board of Commissioners, due

back on 4/13/2026. The motion carried by the following vote:

11.

Zoning Ordinance Amendments

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 V, SECTION 5-104.1, DESIGN

STANDARDS FOR MULTIFAMILY DWELLINGS, AND SECTION 5-104.4,

DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL

11.A.

Staff reviewed their reports and answered questions from the commission.

There were no citizen comments.

Planning Commission:

1. Not allowing mail kiosks to be in the amenities. If in amenities should be inside a

heated and cooled building.

2. Design as a pull off drive through mail kiosk

3. Add design standards

4. Detail must be submitted as part of the PMDP

A motion was made by Chairperson Winchester, seconded by Commissioner Giles,

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

on meeting date of 4/13/2026. The motion carried by the following vote:

**POSITIVE RECOMMENDATION

RESULT:

Luke Winchester

MOVER:

Art Giles

SECONDER:

Vice Chair Rast, Christenson, Commissioner Searcy, Commissioner

Bulmon, Commissioner Giles, Commissioner Franklin, and

Chairperson Winchester

Aye:

Commissioner George, and Commissioner Armistead

Enactment No: 2026-47

Absent:

AN ORDINANCE AMENDING PART B OF THE LAND DEVELOPMENT CODE OF

THE CITY OF MT. JULIET, TENNESSEE, KNOWN AS THE ZONING

REGULATIONS (2001-29), ADOPTED OCTOBER 8, 2001, AS AMENDED, BY

AMENDING ARTICLE VI, SECTION 6-103.7, DESIGN STANDARDS FOR

COMMERCIAL STRUCTURES, AND ARTICLE VII, SECTION 7-103.9, BUILDING

DESIGN

11.B.

Staff reviewed their reports and answered questions from the commission.

There were no citizen comments.

Sally Robertson 423 Willis Pass, inquired about item 9.A. that was deferred to the

May agenda.

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 4/13/2026. The motion carried by the following vote:

**POSITIVE RECOMMENDATION

Rebecca Christenson

David Rast

RESULT:

MOVER:

SECONDER:

Vice Chair Rast, Christenson, Commissioner Searcy, Commissioner

Bulmon, Commissioner Giles, Commissioner Franklin, and

Chairperson Winchester

Aye:

Commissioner George, and Commissioner Armistead

Enactment No: 2026-44

Absent:

Adjourn

12.

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

be approved. The motion carried by the following vote:

APPROVED

RESULT:

Rebecca Christenson

David Rast

MOVER:

SECONDER:

Vice Chair Rast, Christenson, Commissioner Searcy, Commissioner

Bulmon, Commissioner Giles, Commissioner Franklin, and

Chairperson Winchester

Aye:

Commissioner George, and Commissioner Armistead

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