Mt. Juliet, Tennessee  
Thursday, February 20, 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, Ted Floyd, 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  
Note  
Chairman Winchester proposed moving items 6.I. 6.L. 6.M. 6.N & 6.O. off the consent  
agenda. There were no objections.  
1.  
Call to Order  
Present  
Chairperson Luke Winchester, Vice Chair David Rast,  
Commissioner Larry Searcy, Commissioner Preston George,  
Commissioner Nathan Bulmon, and Commissioner Art Giles  
Commissioner Rebecca Christenson  
Absent  
2.  
Set Agenda  
Items 6.J. 6.L. 6.M. 6.N & 6.O. were pulled off the consent agenda.  
3. Staff Reports  
Staff updated the commission on projects. Director White updated the commission on the  
Central Pike Interchange, Central Pike widening and S. Mt. Juliet Rd. widening.  
4.  
Citizen's Comments  
Christopher Montini, 2993 Curd Rd. asked about a public notice that was posted and not  
on our agenda.  
5.  
Minutes Approval  
Review and adopt the Minutes from the January 16, 2025, Planning Commission  
Meeting.  
5.A.  
A motion was made by Vice Chair Rast, seconded by Commissioner Searcy, that  
this Action Item be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
David Rast  
MOVER:  
Larry Searcy  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
6.  
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.  
Jessica Gore, Para Design, 145 Bear Crossing, Represented item 6.K. Slick City Site  
Plan.  
Nick Goodrich, Dewey Engineering, represented items 6.F. 6.G. & 6.H. Nichols Vale.  
Larry Hasting, Capital Homes, represented items 6.F. 6.G. & 6.H. Nichols Vale.  
A motion was made by Commissioner George, seconded by Commissioner Giles, that this  
be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
Art Giles  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
The Development Letter of Credit (1651468480-767) for Jackson Hills - Golden  
Bear Gateway Improvements, in the amount of $310,765.75, can be released.  
6.A.  
A motion was made by Commissioner George, seconded by Commissioner Giles,  
that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
Art Giles  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
The Development Letter of Credit (9542553054-90146) for Herrington Ph. 3, in the  
amount of $148.817.03, can be released.  
6.B.  
A motion was made by Commissioner George, seconded by Commissioner Giles,  
that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
Art Giles  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
The Development Letter of Credit (SLC00005839) for Kelsey Glen Ph. 9, in the  
amount of $57,120.37, can be released.  
6.C.  
A motion was made by Commissioner George, seconded by Commissioner Giles,  
that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
Art Giles  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
6.D.  
AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES  
OF THE CITY OF MT. JULIET APPROXIMATELY 0.5 ACRES OF  
PROPERTY LOCATED AT 9385 LEBANON ROAD, MAP 054D, GROUP  
B, PARCEL 001.00 AND LOCATED WITHIN THE CITY’S URBAN  
GROWTH BOUNDARY  
A motion was made by Commissioner George, seconded by Commissioner Giles,  
that this Ordinance be **Positive Recommendation to the Board of Commissioners,  
on meeting date of 3/10/2025. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Art Giles  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Enactment No: 2025-17  
Absent:  
Review the Annexation request, including a Plan of Services, for 340 John Wright  
Road.  
6.E.  
A motion was made by Commissioner George, seconded by Commissioner Giles,  
that this Ordinance be **Positive Recommendation to the Board of Commissioners,  
on meeting date of 3/10/2025. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Art Giles  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Enactment No: 2025-16  
Absent:  
Review the Final Master Development Plan for Nichols Vale Ph. 9.1 and 9.2,  
located on Young Drive and Welty Lane.  
6.F.  
Planning and Zoning:  
1. All conditions of ordinance 2014-05 shall be adhered to.  
2. Landscape plan comments are via separate cover and shall be addressed prior to  
submitting construction plans to Public Works.  
3. Submit a revised landscape plan with the information from the tree survey before  
construction drawings are approved.  
4. Provide details of the secondary façade materials proposed. Vinyl siding is  
prohibited.  
Public Works:  
1. Landscaping plans shall be approved prior to the approval of construction plans.  
2. A letter of approval from West Wilson Utility District is required prior to the  
approval of construction plans.  
3. For every grinder pump system proposed to serve a residential unit, the City shall  
receive a grinder pump system for future maintenance. These grinder pump systems  
shall be delivered to the City prior to the installation of the sewer infrastructure.  
4. Provide multi-phase EPSC sheets when construction plans are submitted.  
5. The drainage report is under preliminary review. A comprehensive review of the  
drainage report will take place at construction plan review.  
6. Preliminary Plat: For Note #6, add maintenance responsibility of PUDE’s is by the  
HOA.  
7. Attempt to improve readability of the plans. Suggest greying back existing  
infrastructure.  
8. Preliminary Plat: Add note - All PUDEs outside of the ROW are not the maintenance  
responsibility of the City of Mt. Juliet.  
9. The Phase 9.1 unit is isolated from the rest of the HOA. It is nearly 3 miles to get to  
the amenity center.  
10. The existing shared driveway serving Phase 9.1 unit shall be widened to at least 18’.  
Access to the other lots on the driveway must be maintained at all times.  
11. Faulkner Drive is recommended to be extended in the Future Transportation Plan.  
Right-of-way shall be dedicated along Faulkner Lane to provide at least 32.5’of  
right-of-way measured from the property line to the centerline of Faulkner Lane. This  
right-of-way dedication shall be reflected in the construction plans and be approved at  
the final plat.  
12. The temporary turnaround in Phase 9.2 is to be a cul-de-sac with signs stating the  
road may be extended.  
13. Streets stubbed to be extended by another subdivision may not be classified as an  
access street of access lane. A waiver to subdivision regulation 4-104.405 is required  
to extend Welty Lane using the existing cross section.  
14. Maintenance agreements and responsibilities for the shared driveway between lots 10  
and 11 shall be determined prior to the signing of final plat.  
15. 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.  
Wilson County Schools:  
1. No Comments Received  
West Wilson Utility District:  
1. The water lines shown are not WWUD’s design.  
A motion was made by Commissioner George, seconded by Commissioner Giles,  
that this Action Item be approved with conditions. The motion carried by the  
following vote:  
APPROVED WITH CONDITIONS  
RESULT:  
Preston George  
MOVER:  
Art Giles  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
Review the Preliminary Plat for Nichols Vale Ph. 9.1, located on Young Drive.  
6.G.  
Planning and Zoning:  
1. All conditions of ordinance 2014-05 shall be adhered to.  
2. Provide sidewalk, per the requirements of the City’s subdivision regulations along all  
street and access easement frontages.  
3. Remove language referring to “lots”. There is one lot proposed here.  
4. Remove phase 10 information from this phase 9 preliminary plat.  
5. Landscape plan comments are via separate cover and shall be addressed prior to  
submitting construction plans to Public Works.  
Public Works:  
1. Landscaping plans shall be approved prior to the approval of construction plans.  
2. A letter of approval from West Wilson Utility District is required prior to the  
approval of construction plans.  
3. For every grinder pump system proposed to serve a residential unit, the City shall  
receive a grinder pump system for future maintenance. These grinder pump systems  
shall be delivered to the City prior to the installation of the sewer infrastructure.  
4. Provide multi-phase EPSC sheets when construction plans are submitted.  
5. The drainage report is under preliminary review. A comprehensive review of the  
drainage report will take place at construction plan review.  
6. Preliminary Plat: For Note #6, add maintenance responsibility of PUDE’s is by the  
HOA.  
7. Attempt to improve readability of the plans. Suggest greying back existing  
infrastructure.  
8. Preliminary Plat: Add note - All PUDEs outside of the ROW are not the maintenance  
responsibility of the City of Mt. Juliet.  
9. The Phase 9.1 unit is isolated from the rest of the HOA. It is nearly 3 miles to get to  
the amenity center.  
10. The existing shared driveway serving Phase 9.1 unit shall be widened to at least 18’.  
Access to the other lots on the driveway must be maintained at all times.  
11. Faulkner Drive is recommended to be extended in the Future Transportation Plan.  
Right-of-way shall be dedicated along Faulkner Lane to provide at least 32.5’of  
right-of-way measured from the property line to the centerline of Faulkner Lane. This  
right-of-way dedication shall be reflected in the construction plans and be approved  
at the final plat.  
12. The temporary turnaround in Phase 9.2 is to be a cul-de-sac with signs stating the  
road may be extended.  
13. Streets stubbed to be extended by another subdivision may not be classified as an  
access street of access lane. A waiver to subdivision regulation 4-104.405 is required  
to extend Welty Lane using the existing cross section.  
14. Maintenance agreements and responsibilities for the shared driveway between lots 10  
and 11 shall be determined prior to the signing of final plat.  
15. 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.  
Wilson County Schools:  
1. No Comments Received  
West Wilson Utility District:  
1. The water lines shown are not WWUD’s design.  
A motion was made by Commissioner George, seconded by Commissioner Giles,  
that this Action Item be approved with conditions. The motion carried by the  
following vote:  
APPROVED WITH CONDITIONS  
RESULT:  
Preston George  
MOVER:  
Art Giles  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
Review the Preliminary Plat for Nichols Vale 9.2, located on Welty Lane.  
6.H.  
Planning and Zoning:  
1. All conditions of ordinance 2014-05 shall be adhered to.  
2. Remove phase 10 information from this phase 9 preliminary plat.  
3. Landscape plan comments are via separate cover and shall be addressed prior to  
submittal of construction plans to Public Works.  
4. Identify lots 1, 5, 6 & 9 as critical façade lots.  
Public Works:  
1. Landscaping plans shall be approved prior to the approval of construction plans.  
2. A letter of approval from West Wilson Utility District is required prior to the  
approval of construction plans.  
3. For every grinder pump system proposed to serve a residential unit, the City shall  
receive a grinder pump system for future maintenance. These grinder pump systems  
shall be delivered to the City prior to the installation of the sewer infrastructure.  
4. Provide multi-phase EPSC sheets when construction plans are submitted.  
5. The drainage report is under preliminary review. A comprehensive review of the  
drainage report will take place at construction plan review.  
6. Preliminary Plat: For Note #6, add maintenance responsibility of PUDE’s is by the  
HOA.  
7. Attempt to improve readability of the plans. Suggest greying back existing  
infrastructure.  
8. Preliminary Plat: Add note - All PUDEs outside of the ROW are not the maintenance  
responsibility of the City of Mt. Juliet.  
9. The Phase 9.1 unit is isolated from the rest of the HOA. It is nearly 3 miles to get to  
the amenity center.  
10. The existing shared driveway serving Phase 9.1 unit shall be widened to at least 18’.  
Access to the other lots on the driveway must be maintained at all times.  
11. Faulkner Drive is recommended to be extended in the Future Transportation Plan.  
Right-of-way shall be dedicated along Faulkner Lane to provide at least 32.5’of  
right-of-way measured from the property line to the centerline of Faulkner Lane. This  
right-of-way dedication shall be reflected in the construction plans and be approved  
at the final plat.  
12. The temporary turnaround in Phase 9.2 is to be a cul-de-sac with signs stating the  
road may be extended.  
13. Streets stubbed to be extended by another subdivision may not be classified as an  
access street of access lane. A waiver to subdivision regulation 4-104.405 is required  
to extend Welty Lane using the existing cross section.  
14. Maintenance agreements and responsibilities for the shared driveway between lots 10  
and 11 shall be determined prior to the signing of final plat.  
15. 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.  
Wilson County Schools:  
1. No Comments Received  
West Wilson Utility District:  
1. The water lines shown are not WWUD’s design.  
A motion was made by Commissioner George, seconded by Commissioner Giles,  
that this Action Item be approved with conidtions. The motion carried by the  
following vote:  
APPROVED WITH CONDITIONS  
RESULT:  
Preston George  
MOVER:  
Art Giles  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
Review the Site Plan for Slick City located on Legacy Pointe Lot 13.  
6.K.  
Planning and Zoning:  
1. Landscape plan comments are via separate cover and shall be addressed prior to the  
submittal of construction documents.  
2. All brick shall be clay, baked and individually laid.  
3. The Planning Commission granted a façade waiver to section 6-103.7 allowing for up  
to 73% of any façade to include metal panels in lieu of full masonry.  
4. Signage shall be reviewed via a separate application to the Planning Department. No  
variance requested for additional wall signage. Wall signage shall be limited to a  
maximum of four (4) wall signs per the sign ordinance.  
5. Wall mounted utility and meter equipment shall be painted to match the building  
façade upon which it is affixed to.  
6. Poles used for signage shall be painted black. Galvanized channel posts are not  
permitted.  
7. Poles used for parking lot lighting fixtures shall be painted black and located in yards  
or planting beds and not in parking areas or drive aisles.  
8. Provide stone in lieu of mulch in planting beds.  
9. Provide location of HVAC equipment, to ensure it is appropriately screened from  
horizontal view with a parapet wall.  
10. Paint wall mounted utility equipment to match the façade.  
11. Bollards shall be painted black or a complementary muted color.  
12. Access easements for the offsite drives are required.  
Public Works:  
1. Stripe the approach to the all-way stop.  
2. The drainage report is under preliminary review. A comprehensive review of the  
drainage report will take place at construction plan review.  
3. Any roof drains shall be subsurface and tie into the storm system.  
4. 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.  
5. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approvals are issued from Public Works.  
6. Landscaping plans shall be approved prior to the approval of the construction plans.  
7. Pre-treatment will be further reviewed at construction plan review.  
8. Sewer availability has been requested.  
9. Stormwater Coordinator: 100-year peak flow event requirement as well as TN Rule  
400-10-.04 apply at construction plans.  
10. 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.  
Wilson County Schools:  
1. No Comments Received  
West Wilson Utility District:  
1. The Engineer and WWUD are having discussions on the best way to provide water  
service to this project.  
A motion was made by Commissioner George, seconded by Commissioner Giles,  
that this Action Item be approved with conditions. The motion carried by the  
following vote:  
APPROVED WITH CONDITIONS  
RESULT:  
Preston George  
MOVER:  
Art Giles  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
6.  
Preliminary Plat  
Review the Preliminary Plat Modification for The Reserve at Wright Farms, located  
off Rothmon Blvd.  
6.I.  
Planning and Zoning:  
1. All requirements of subdivision regulations shall be adhered to.  
Public Works:  
1. No comments.  
Wilson County Schools:  
1. No comments provided.  
West Wilson Utility District:  
1. WWUD has no comments. This project is not in WWUD’s service area.  
A motion was made by Commissioner George, seconded by Vice Chair Rast, that  
this Action Item be approved with conditions. The motion carried by the following  
vote:  
APPROVED WITH CONDITIONS  
RESULT:  
Preston George  
MOVER:  
David Rast  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
Review the Preliminary Plat Modification for The Wells Farm Subdivision, located at  
2850 Benders Ferry Rd.  
6.J.  
Mike Wrye Lose Design, 1274 Poplar Hill Rd. represented the project.  
Commissioner Giles asked about a voluntary $7500 per home contribution to the  
City of Mt. Juliet. Tom White, 36 Oak Club Ct. requested a deferral to the next  
meeting.  
Planning and Zoning:  
1. All requirements of subdivision regulations section 4-104.401 table 2 shall be  
adhered to excepting any variances granted from the Planning Commission.  
Public Works:  
1. No comments.  
Wilson County Schools:  
1. No comments provided.  
West Wilson Utility District:  
1. The lot numbers do not match the State approved plans that WWUD have prepared.  
Additional fees will be required. Contracts with WWUD will need to be revised if  
they have been prepared.  
This Action Item was deferred to the Planning Commission, due back on 3/20/2025  
DEFERRED  
RESULT:  
6.  
Zoning Ordinance Amendment  
6.L.  
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 5-104.4, DEVELOPMENT STANDARDS  
FOR SINGLE FAMILY RESIDENTIAL, TO INCLUDE A REQUIREMENT FOR  
PLAYROUND FACILITIES IN SINGLE FAMILY RESIDENTIAL SUBDIVISIONS.  
Staff reviewed their reports and answered questions form the commission.  
A motion was made by Chairperson Winchester, seconded by Commissioner  
Searcy, that this Ordinance be recommended for approval. The motion carried by  
the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Luke Winchester  
MOVER:  
Larry Searcy  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
7.  
Land Use Plan Amendment, Annexation, PMDP PUD  
**Review the Land Use Plan Amendment from Medium Density Residential to  
Mixed Use for LC Mt. Juliet II, located at 7800 Central Pike.  
7.A.  
Staff reviewed their reports and answered questions from the commission.  
Joe Haddix, Civil Site Design Group 2305 Kline Ave. was called to speak. He  
represented the project.  
Steve Younger, Lifestyle Communities,1620 Rockland Ridge Rd. Columbia TN,  
represented the project.  
Francis Sailor, 160 SW Cook Rd. spoke out against the project.  
Stan Eaks, 745 SW Cook Rd. spoke out against the project.  
Jeremy Hayes, 120 SW Cook Rd. spoke out against the project.  
Mike Thomas, 921 Harrisburg Ln. spoke out against the project.  
Lisa Viator, 560 SW Cook Rd. spoke out against the project.  
A motion was made by Commissioner George, seconded by Vice Chair Rast, that  
this Ordinance be recommended for denial. The motion carried by the following  
vote:  
NEGATIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
David Rast  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Giles  
Aye:  
Commissioner Christenson, and Floyd  
Chairperson Winchester  
Absent:  
Abstain:  
**Review the Annexation and Plan of Services for LC Mt. Juliet II, located at 7800  
Central Pike.  
7.B.  
A motion was made by Chairperson Winchester, seconded by Vice Chair Rast, that  
this Ordinance be deferred indefinitely to the Planning Commission, on meeting  
date of 11/19/2026. The motion carried by the following vote:  
DEFERRED INDEFINITELY  
RESULT:  
Luke Winchester  
MOVER:  
David Rast  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
**Review the Preliminary Master Development Plan, Planned Unit Development  
with a Rezone from R-1 to CMU-PUD, for LC Mt. Juliet II, located at 7800 Central  
Pike.  
7.C.  
A motion was made by Chairperson Winchester, seconded by Vice Chair Rast, that  
this Ordinance be deferred indefinitely to the Planning Commission, on meeting  
date of 11/19/2026. The motion carried by the following vote:  
DEFERRED INDEFINITELY  
RESULT:  
Luke Winchester  
MOVER:  
David Rast  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and Floyd  
Absent:  
AN ORDINANCE TO AMEND THE LAND USE PLAN FOR THE PROPERTY KNOWN  
AS MIRA BELLA SUBDIVISION LOCATED ON LEBANON ROAD, MAP 055,  
PARCELS 070.02 AND 070.03, FROM LOW DENSITY RESIDENTIAL TO  
NEIGHBORHOOD COMMERCIAL  
7.D.  
Staff reviewed their reports and answered questions form the commission.  
Matt Bryant M2 Group, 1881 General George Patton Dr. represented the project.  
Kevin Sturgill, M2 Group 1881 General George Patton Dr. represented the project.  
Bryan Risner 361 Bass Lane spoke out against the project.  
Clarence Head 200 Maple Way spoke out against the project.  
Thomas Smith 802 Gina Ct. spoke out against the project. Borders SW corner of  
development. Egress on Beckwith Rd.  
Rod Wagner, 7460 Lebanon Rd. spoke out against the project before Lebanon Rd.  
is widened.  
A motion was made by Commissioner Giles, seconded by Commissioner George,  
that this Ordinance be approved. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Art Giles  
MOVER:  
Preston George  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner George,  
Commissioner Bulmon, and Commissioner Giles  
Aye:  
Commissioner Searcy  
Nay:  
Commissioner Christenson, and Floyd  
Absent:  
AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE CITY  
OF MT. JULIET APPROXIMATELY 403.44 ACRES, PROPERTY LOCATED OFF  
BECKWITH ROAD, LEBANON ROAD AND BASS LANE, MAP 055, PARCELS 070.02,  
070.03, 092.00, 092.04, 102.00 AND LOCATED WITHIN THE CITY’S URBAN  
GROWTH BOUNDARY.  
7.E.  
Chairman Winchester closed the planning commission meting and opened a public  
hearing for items 6.D. and 6.E.. There were no citizen comments. Chairman  
Winchester reopened the planning commission meeting.  
Shane Shamanur PW Comment #9 unclear how sewer will tie in through  
Stonehollow. Sewer easements should pre procured prior to BOC approval. TVA  
easements must also be obtained.  
Preston George pointed out how the closest fire station is over 5 miles away from  
the development.  
Karen Schlatt, 308 Holly Hills Dr. spoke out against the project.  
Kevin Schlatt, 308 Holly Hills Dr. spoke out against the project.  
Chairman Winchester closed the planning commission meeting and opened a  
public hearing for item 7.E.  
Jeff Brown, 203 W Chandler Ct. praised Preston George's comments.  
Chairman Winchester closed the public hearing and reopened the planning  
commission meeting.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Ordinance be recommended for denial. The motion carried by the following  
vote:  
**NEGATIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Larry Searcy  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Giles  
Aye:  
Chairperson Winchester  
Nay:  
Commissioner Christenson, and Floyd  
Absent:  
AN ORDINANCE TO REZONE APPROXIMATELY 403.44 ACRES OF PROPERTY  
OFF OF BECKWITH ROAD, LEBANON ROAD AND BASS LANE, MAP 055,  
PARCELS 070.02, 070.03, 092.00, 092.04, 102.00 FROM WILSON COUNTY R-1 TO  
RS-40 AND CNS PUD AND TO ADOPT THE PRELIMINARY MASTER  
DEVELOPMENT PLAN FOR MIRA BELLA SUBDIVISION  
7.F.  
Matt Bryant M2 Group, 1881 General George Patton Dr. requested a deferral.  
This Ordinance was deferred.to the Planning Commission due back on 11/19/2026  
DEFERRED  
RESULT:  
8.  
Final Master Development Plan  
Chairman Winchester declared a 5 minute recess. Chairman Winchester resumed the  
Planning Commission meeting at 9:42pm.  
Review the Final Master Development Plan, including a Mass Grading Plan, for The  
District, located at 108 Stoney Creek Rd.  
8.A.  
Amit Patel, 210 Laycrest Dr. requested a deferral.  
This Action Item was deferred indefinitely.to the Planning Commission due back on  
3/20/2025  
DEFERRED  
RESULT:  
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 SECTION 5-104.4, DEVELOPMENT STANDARDS  
FOR SINGLE FAMILY RESIDENTIAL, TO INCLUDE A REQUIREMENT FOR  
STREET LIGHTING IN SINGLE FAMILY RESIDENTIAL SUBDIVISIONS  
6.M.  
Commissioner Giles requested a 1 month deferral  
This Ordinance was deferred.to the Planning Commission due back on 3/20/2025  
DEFERRED  
RESULT:  
Enactment No: 2025-24  
6.  
Land Use Plan Amendment, PMDP PUD  
AN ORDINANCE TO AMEND THE LAND USE PLAN FOR THE PROPERTY  
KNOWN AS PADDOCKS SENIOR - WELLER LIFE COMMUNITIES, LOCATED AT  
535 PLEASANT GROVE ROAD, MAP 077, PARCELS 072.21 AND 072.25 FROM  
INTERSTATE-COMMERCIAL TO MULTI-FAMILY RESIDENTIAL  
6.N.  
Staff reviewed their reports and answered questions from the commission.  
A motion was made by Commissioner Giles, seconded by Commissioner Searcy,  
that this Ordinance be recommended for approval. The motion carried by the  
following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Art Giles  
MOVER:  
Larry Searcy  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner Bulmon, and Commissioner Giles  
Aye:  
Commissioner George  
Nay:  
Commissioner Christenson, and Floyd  
Enactment No: 2025-25  
Absent:  
AN ORDINANCE TO REZONE APPROXIMATELY 33.52 ACRES OF PROPERTY  
AT 535 PLEASANT GROVE ROAD, MAP 077, PARCELS 072.21 AND 072.25  
FROM RS-40 TO RM-8 PUD AND TO ADOPT THE PRELIMINARY MASTER  
DEVELOPMENT PLAN FOR PADDOCKS SENIOR - WELLER LIFE  
COMMUNITIES  
6.O.  
Staff reviewed their reports and answered questions from the Commission  
Joe Haddix, 2305 Kline Ave. represented the project.  
Planning and Zoning:  
1. The base zoning district shall be RM-8 in lieu of RM-16, due to the density proposed.  
2. Remove all ponds from improved open space calculations.  
3. All requirements of the City’s subdivision regulations shall be adhered to, except any  
waivers and variances approved by the Planning Commission and Board of  
Commissioners.  
4. All bulk standards 5-103a shall be adhered to excepting any waivers granted by the  
Planning Commission and Board of Commissioners.  
5. The 5-104.7 multi-family residential zoning regulations shall be adhered to,  
excepting any waivers and variances approved by the Planning Commission and  
Board of Commissioners.  
6. All HVAC and utility equipment shall be completely screened from view, whether  
ground wall or roof mounted. Screening shall be brick/stone screen walls or  
enhanced landscaping.  
7. All wall mounted utility equipment shall be painted to match the facades.  
8. All building mounted exterior lighting fixtures on the amenity buildings, shall be  
decorative.  
9. Brick shall be clay, baked and individually laid.  
10. Stone shall be individually laid.  
11. Corner lots and end units shall be treated as critical facades with architectural variety  
with the units currently proposed, and shall include additional lots, #4 and #40.  
12. Provide decorative street lighting throughout, also provide street light typical at Final  
Master Development plan. Maintenance and fees shall be the responsibility of the  
Developer owner.  
13. Ensure light bleed from the amenity center and external activities do not negatively  
impact the residential lots nearby. Provide a full photometric plan and landscaping at  
FMDP.  
14. All poles and posts shall be powder-coated black or a color sympathetic to the site.  
Channel posts are not permitted.  
15. Mail kiosks shall be covered and well lit, provided the internal mail kiosk at the  
amenity Center as proposed is not approved by the Postmaster.  
16. The amenity center shall be completed by the issuance of the 35th Certificate of  
Occupancy.  
17. Provide decorative, low maintenance fencing around tennis/pickleball courts.  
18. Provide split rail/farm style fencing along Weller Lane entrance from Pleasant Grove  
Road to enhance the streetscape. The fencing shall be decorative, low maintenance.  
Provide a detail at FMDP submittal.  
19. Provide enhanced landscaping around the wet-pond.  
20. Provide a lighted fountain for the wet-pond.  
21. Provide a wave-style bike rack with a minimum of 10 bike parking spaces at the  
amenity center.  
22. Provide details of trash service for the homeowners. Will they be included in the  
private trash service as proposed for the amenity areas?  
23. Driveways shall be a minimum of 22’ length and 18’ width.  
24. Development signage to be reviewed via separate application to the Planning  
Department.  
25. Preserve as many trees as possible, especially around the perimeter. Provide a tree  
preservation plan with FMDP submittal.  
26. Existing trees can be utilized for perimeter buffer, should they meet the code as such.  
Supplemental plantings will likely be required.  
27. A complete landscape plan will be required at FMDP/PP Submittal.  
28. Landscape buffers shall be located in open space and be maintained by the  
development owner.  
29. Provide enhanced landscaping along the northernmost units #66-70.  
30. Provide formalized elevations to include all materials and percentages at FMDP.  
31. Please provide information within the deeds and covenants, keeping this  
development age restricted in perpetuity.  
32. Units #5-7 are currently adjacent to wetlands. Provide results of ARAP and  
remediation requirements at FMDP/PP submittal.  
33. The amenity center building shall be reviewed and approved via a separate  
application for a site plan to the Planning Department.  
34. Update the cover page to notate Jon Baughman, City Planner as the point of contact  
for the Planning Department, and update the address to 115 Clemmons Rd.  
35. Provide noise mitigation around the pickle ball courts.  
36. Provide lighting on both sides of the street at the gate.  
37. Provide some lighting along the sidewalk down the main entrance to the site.  
38. The Planning Commission granted a waiver to 5-104.2 allowing for 15' minimum  
building separation so long as the buildings have fire suppression sprinkler systems.  
39. The Planning Commission granted a waiver to 5-104.4 allowing the omittance of the  
perimeter fence.  
40. The Planning Commission did not grant a waiver to 5-104. requiring a playground be  
included.  
41. The Planning Commission granted a variance to 4-114 allowing for 50% secondary  
materials on all facades  
42. The Planning Commission supported the termination at line of deed restriction on  
west but required the yard continue from unit 21 due east to include units 8-17 and  
1-4.  
Public Works:  
1. The following variances are requested or required:  
a. Cul-de-sac to exceed 14 units (4-104.4): SUPPORTED conditionally on the  
road being built as an access street (no modifications).  
b. Cul-de-sac to exceed 700 ft (4-104.4): SUPPORTED conditionally on the  
road being built as an access street (no modifications).  
c. Allow private streets (4-103.3): SUPPORTED  
d. Slopes greater than 20% can be disturbed in a cut condition only:  
SUPPORTED  
2. Based on the results of the MTA, the following transportation infrastructure  
improvements shall be required:  
a. The crosswalk across the auto dealership driveways shall be improved to  
meet ADA standards as needed.  
b. An enhanced crosswalk across Pleasant Grove Road shall be constructed and  
include pedestrian refuge within the median. The required enhancements and  
location of such crossing shall be determined at FMDP.  
c. Restripe the existing crosswalks at the intersection of Pleasant Grove Road  
and Old Pleasant Grove Road.  
3. On-street parking shall be parallel parking.  
4. The stub road accessing lots 21-24 must be less than 150 feet long or else a  
turnaround is required.  
5. Sidewalks abutting parking shall be at least 7’ wide.  
6. All driveways shall comply with TDOT’s Highway Systems Access Manual.  
7. All pedestrian facilities shall comply with ADA and PROWAG standards.  
8. Sidewalks shall run all the way to Pleasant Grove Road (both sides of the drive).  
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 plan approval.  
11. If wet ponds are used, aeration shall be provided.  
12. Tennessee Rule 0400-10-.04 required for water quality and quantity.  
13. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
14. Sewer availability has been requested.  
15. All sanitary sewer shall be (minus service laterals) public and contained within a 20’  
easement (minimum).  
16. Proposed pump station shall be public. The pump station shall be designed and built  
to City specifications.  
17. Existing slopes equal to or greater than 20% shall not be within a proposed building  
envelope.  
18. No onsite grinder systems or step systems will be allowed for this development.  
19. Stormwater Coordinator: Identify all stream and storm structures and advise if they  
will be used, kept as is, or improved.  
Wilson County Schools:  
1. No Comments Received  
West Wilson Utility District:  
1. The water lines shown are not WWUD’s design.  
There is a label that says 10’ water line easement. The actual easement shall be 10’ on each  
side of the centerline of the water line.  
A motion was made by Vice Chair Rast, seconded by Chairperson Winchester, that  
this Ordinance be recommended for approval. The motion carried by the following  
vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
David Rast  
MOVER:  
Luke Winchester  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner Bulmon, and Commissioner Giles  
Aye:  
Commissioner George  
Nay:  
Commissioner Christenson, and Floyd  
Enactment No: 2025-26  
Absent:  
9.  
Adjourn  
A motion was made by Chairperson Winchester, seconded by Commissioner George, that  
this be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
Luke Winchester  
Preston George  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner Searcy,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Giles  
Aye:  
Commissioner Christenson, and 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