Mt. Juliet, Tennessee  
2425 North Mt. Juliet Rd  
Mt. Juliet, TN 37122  
Meeting Minutes - Final  
Thursday, June 18, 2026  
6:30 PM  
Commission Chambers  
Planning Commission  
Members: Luke Winchester, Jennifer Brown, 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, Todd Serbent, Traffic Engineer,  
Samantha Burnett, City Attorney  
1.  
Call to Order  
Chairman Winchester called the meeting to order, welcomed Jennifer Brown as a new  
member and read the quorum requirements.  
Vice Chair David Rast, Commissioner Larry Searcy, Commissioner  
Preston George, Commissioner Nathan Bulmon, Commissioner Art  
Giles, Commissioner Linda Armistead, Commissioner Bobby  
Franklin, Chairperson Luke Winchester, and Vice Chair Jennifer  
Brown  
Present  
2.  
Set Agenda  
Chairman Winchester set the agenda as stated, that items 7C. & 7.D be moved to consent  
and that items 11.A., 11.B. and 11.C be heard immediately after the consent agenda.  
There were no objections.  
3.  
Staff Reports  
Staff reviewed their reports and updated the commission on projects.  
4.  
Citizen's Comments  
Chairman Winchester stated that the Planning Commission will take citizen comments and  
encouraged the public to make a public comment about any item on the agenda.  
Don Parker, 152 Dolphin Dr., provided the commission with a handout and spoke about  
the negative impact an approval of Aveline would cause and would burden existing  
taxpayers, the sewer systems, and excessive traffic/congestion the population growth that  
Aveline would bring.  
Leslie Emmits, 3045 Cairns Dr., encouraged the Planning Commissioners to consider the  
discussion on the traffic issues of and the modification of the road design so it would  
discourage a cut through, and drainage issues. She also expressed concerns about  
blasting and the potential damage it could cause to her and others home.  
Steve Turner, 176 Privateer Ln, spoke against Aveline as proposed.  
Jane Turner, 176 Privateer Ln, spoke against Aveline as proposed.  
Review and adopt the Minutes from the May 21, 2026, Mt. Juliet Regional Planning  
Commission Meeting.  
5.A.  
5.  
Minutes Approval  
A motion was made by Commissioner Franklin, seconded by Vice Chair Rast, that this be  
adopted. The motion carried by the following vote:  
ADOPTED  
RESULT:  
Bobby Franklin  
David Rast  
MOVER:  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner Bulmon,  
Commissioner Giles, Commissioner Armistead, Commissioner  
Franklin, and Chairperson Winchester  
Aye:  
Commissioner George, and Brown  
Abstain:  
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 for item 6.A. There were no citizen comments. Chairman Winchester closed the  
public hearing and reopened the planning commission meeting. There were no citizen  
comments.  
A motion was made by Commissioner Bulmon, seconded by Commissioner George,to  
approved with conditions. The motion carried by the following vote:  
APPROVED WITH CONDITIONS  
Nathan Bulmon  
Preston George  
Commissioner Searcy, Commissioner George, Commissioner  
Bulmon, Commissioner Armistead, Commissioner Franklin,  
Chairperson Winchester, and Brown  
RESULT:  
MOVER:  
SECONDER:  
Aye:  
Commissioner Searcy, Commissioner George, Commissioner  
Bulmon, Commissioner Armistead, Commissioner Franklin,  
Chairperson Winchester, and Brown  
Aye:  
Vice Chair Rast, and Commissioner Giles  
Abstain:  
Abstain:  
Vice Chair Rast, and Commissioner Giles  
Review the Final Plat for Legacy Pointe Lots 12 & 15, located off Legacy Pointe  
Blvd and Bear Crossing.  
6.A.  
Fire Department:  
1. No Comments Received.  
Planning:  
1. Provide addresses before circulating the final plat for signatures.  
Engineering Comments:  
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.  
WWUD Comments:  
1. Add the following note: All West Wilson Utility District Public water lines have an  
easement 10’ each side of the centerline of the water line.  
Wilson County Schools:  
1. No Comments Received.  
This Action Item was approved with conditions.  
APPROVED WITH CONDITIONS  
RESULT:  
Review the Final Master Development Plan/ Site Plan for Benton Plaza, located at  
12440 & 12370 Lebanon Rd.  
7.C.  
Fire Department:  
1. No Comments Received.  
Planning:  
1. All requirements of Article VI shall be adhered to, except any waivers granted by  
the Planning Commission.  
2. All brick shall be clay, baked and individually laid.  
3. All stone shall be individually laid.  
4. Poles and posts shall be painted black or a color complimentary to the building.  
Galvanized channel posts are not permitted.  
5. Wall mounted utility and meter equipment shall be painted to match the façade it  
is attached to.  
6. Wall mounted exterior lighting fixtures shall be decorative sconce type.  
7. All landscape plan review comments are via separate cover and shall be addressed  
prior to the submission of construction documents to Public Works.  
8. Combustible landscaping materials are prohibited within 3’ of the building, i.e.  
mulch.  
9. All parking area islands shall include grass and/or trees, not mulch, stone or any  
other material.  
10. Parking lot lighting shall have decorative fixtures mounted to poles that shall be  
painted black.  
11. All parking lot lighting shall be mounted in yards or landscape beds, not in paved  
vehicular use areas.  
12. All bollards shall be painted a color complimentary to the building façade, not  
yellow.  
13. Wheel stops are not permitted.  
14. Provide a decorative trash at each suite entrance and provide a detail.  
15. All signage shall be reviewed under separate application to the Planning  
Department. Please be advised that monument signage will require a plat with the  
location outside of any PUDE’s. Note - a new sign ordinance is currently under  
legislative review.  
16. Should any fencing be used, it shall be decorative and constructed of low  
maintenance materials.  
17. Wall mounted exterior lighting fixtures shall be decorative sconce type.  
18. Light bleed shall be 0.5 ft/c at residential property lines.  
Engineering:  
1. All conditions of the previously approved PMDP-PUD apply.  
2. General Note: Each restaurant use shall have its own 1,500 gallon (minimum)  
grease trap (spec Jarratt one-piece tank and provide detail).  
3. Traffic calming devices on Sunset Drive are no longer needed.  
4. If the driveway may not be constructed with this phase, it shall be denoted on the  
plan set as such.  
5. Provide a profile of the driveway with construction plans. The grade break shall  
comply with TDOT guidelines.  
WWUD:  
1. The 20” water line that is currently being installed needs to be shown. There may  
be other comments once the water line is shown.  
Wilson County Schools:  
1. No Comments Received.  
This Action Item was approved with conditions.  
APPROVED WITH CONDITIONS  
RESULT:  
Review the Mass Grading Plan for The Sutton, located 2468, 2530 & 2640 E.  
Division St and Golden Bear Gtwy.  
7.D.  
Planning:  
1. No comments.  
Engineering:  
1. Mass grading plan shall be stamped, signed, and dated by the engineer of record.  
2. Infrastructure grading to be reviewed under separate submittal.  
WWUD:  
1. Existing water service shall be maintained either via existing or new mains.  
Maintaining water service is WWUD’s main concern.  
This Action Item was approved with conditions.  
APPROVED WITH CONDITIONS  
RESULT:  
11.  
Aveline  
AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE  
CITY OF MT. JULIET APPROXIMATELY 175.52 ACRES OF PROPERTY ON  
CENTRAL PIKE, MAP 099, PARCEL 014.00, THE PROPERTY BEING LOCATED  
WITHIN THE CITY’S URBAN GROWTH BOUNDARY  
11.A.  
This Ordinance was **Positive Recommendation.to the Board of Commissioners  
due back on 7/13/2026  
**POSITIVE RECOMMENDATION  
RESULT:  
Nathan Bulmon  
MOVER:  
Larry Searcy  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
**Review the Plan of Services for Aveline, located at 10495 Central Pike.  
11.B.  
Chairman Winchester closed the planning commission meeting and opened a  
public hearing for item 6.A. There were no citizen comments. Chairman Winchester  
closed the public hearing and reopened the planning commission meeting. There  
were no citizen comments.  
A motion was made by Commissioner George, seconded by Vice Chair Rast, that  
this Resolution be **Positive Recommendation to the Board of Commissioners, on  
meeting date of 7/13/2026. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
David Rast  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
AN ORDINANCE TO REZONE AND ADOPT THE PRELIMINARY MASTER  
DEVELOPMENT PLAN FOR APPROXIMATELY 175.52 ACRES OF PROPERTY  
ON CENTRAL PIKE, MAP 099, PARCEL 014.00 FROM WILSON COUNTY R-1 TO  
RS-20 PUD  
11.C.  
Staff reviewed their repots and answered questions form the commission.  
Matt Huff, Kimley-Horn, 173 London Ln, represented the project as the landscape  
architect. Mr. Huff was agreeable to the conditions presented tonight. Joe Haddix,  
Heritage Civil, 2325 N. Mt. Juliet Rd. represented the project as the engineer and is  
agreeable to the conditions discussed.  
Sean Spade, 1061 Central Pike spoke against Aveline as proposed and is concerned about  
storm water.  
Mark Grasela, 127 March Place, spoke against Aveline as proposed and requests a 50 tree  
preservation buffer, reduction of the density near Del Webb, to minimize construction  
impacts and eliminate the walking pathin the NE corner.  
Janice Armstrong, 105 March Pl, distributed documents to the planning commission.  
Steven Foelber, 146 Dahlgren Dr., spoke against Aveline as proposed, specifically regarding  
storm water concerns.  
Lorena Foelber, 146 Dahlgren Dr., spoke against Aveline as proposed, requested expanding  
the tree buffer and preserving existing trees.  
Fire Department:  
1. No Comments Received.  
Planning:  
1. All requirements of the City’s subdivision regulations shall be adhered to, excepting  
any waivers approved by the Planning Commission and the Board of  
Commissioners.  
2. All requirements of Article V. Residential District Regulations shall be adhered to,  
excepting any waivers approved by the Planning Commission and the Board of  
Commissioners.  
3. The Planning Commission supported a waiver to 5.104 the supplemental design  
provisions. Allowing for:  
a. 50% of all homes contain a minimum of 75% brick or stone and the other  
50% of home shall be 100% masonry.  
b. No two house plans or elevation plans shall be sited and built next to one  
another.  
c. No two house plans or elevation plans shall be sited and built across the  
street from one another.  
d. High visibility lots will not have a blank end facing the street by including  
optional architectural features.  
e. Vinyl shall be allowed in the soffit areas only.  
4. The Planning Commission supported a waiver to 5.104 the supplemental design  
provisions. Allowing for the omission of the required two-foot masonry column  
from residential garage doors to match elevations as shown.  
5. The Planning Commission supported a waiver to 5.103 the bulk regulations.  
Allowing for the development to offer an optional third car garage that is front  
facing along collector roads and access streets. Said third car garage shall be  
recessed from the front building façade.  
6. The Planning Commission supported a waiver to 5.103 the bulk regulations.  
Allowing for:  
a. Front setback 20’ in lieu of 30’ P&Z SUPPORTS  
b. Front setback 15’ in lieu of 30’ for lots 211-219, 247-261, 269-283, 310-314  
P&Z SUPPORTS  
c. Side setback 7.5’ in lieu of 20’ P&Z SUPPORTS  
d. Lot width as narrow as 60’ in lieu of the 100’ required. P&Z SUPPORTS  
7. Detailed colored building elevations, including all materials and percentages, shall  
be required at FMDP and/or Preliminary Plat submittal.  
8. Brick shall be clay, baked and individually laid.  
9. Stone shall be individually laid.  
10. Include the development timeline with the FMDP submittal.  
11. Include the phasing plan with the FMDP submittal. *Remove slopes from phasing  
plan sheet C1.01 and reduce phase labels, as it is covering critical lot information.  
12. Driveways shall be a minimum of 22’ in length and 18’ in width.  
13. Identify driveway location and home orientation for all corner lots.  
14. Identify which lots will have front facing vs. side entry garages.  
15. Staff will provide additional corner and edge lots to be identified as critical lots on  
future submittals.  
16. Identify and provide all amenity details at FMDP submittal.  
17. Identify adjacent parcel zoning.  
18. Signage poles and post shall be painted black, channel posts are not permitted.  
19. Flammable landscape materials is not permitted within 3’ of any public building.  
20. Preserve as many trees as possible. Should the existing vegetation/tree survey be  
utilized for required landscaping, please include this information with the FMDP  
submittal.  
21. Provide additional buffering between lots 47-52 and 183-188, along with the  
adjacent amenity/parking area  
22. Fencing shall be decorative and low maintenance.  
23. Signage shall be submitted under separate cover to the Planning Department. Note  
- a new sign ordinance is currently under legislative review. This shall include any  
proposed monument entryway.  
24. Ensure light bleed from the amenity center and external activities do not negatively  
impact the residential lots nearby. Provide photometric plan at FMDP submittal.  
25. Provide decorative street lighting at the entrances and throughout the subdivision  
and indicate that they are under the maintenance of the HOA, per 5-104.4.  
26. Identify finalized mail kiosk location, (as approved by the MJ postmaster) by FMDP  
submittal.  
27. If wet ponds are to be considered as “visual amenity” and to include aeration and  
lighting, provide additional items such as benches, trails, etc., to provide additional  
use for the homeowners.  
28. Wet ponds shall have lighting and fountains  
29. Add annexation and rezone title to cover sheet.  
30. Provide covenants and restrictions for review with the final master development  
plan.  
31. Add signage to stub roads and temporary cul-de-sacs noting future development.  
32. Front 4 lots shall be rear loaded, ensuring the front of the houses face Central Pike.  
33. Approved PMPD shall be included with FMDP submittal.  
Engineering:  
1. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
2. A letter from West Wilson Utility District shall be provided prior to the issuance of  
the Land Disturbance Permit.  
3. Sewer availability has granted and approved.  
4. Provide and TDEC permits related to stream buffer/wetland disturbance prior to  
the issuance of the Land Disturbance Permit.  
5. All sewer main shall be public (minus service laterals) and shall be within a 20’  
utility easement.  
6. The proposed pump stations shall be public and built to City specifications.  
7. If wet ponds are proposed, aeration shall be provided.  
8. All TDEC stream buffer regulations apply and shall be incorporated into the  
construction plans.  
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. Several streets are misclassified based on expected ADT and unit count. This shall  
be corrected by FMDP.  
11. The following roadway variances are requested:  
a. Allowing lots fronting a residential collector: Planning Commission supports  
only on Kilkenny Way, east of the central spine road.  
b. Allowing garages to front access streets: Planning Commission supports on  
a single side of the street only.  
c. Allowing a permanent dead-end within 150’ of the property line: Planning  
Commission supports with the addition of dense vegetation such as shrubs  
to block headlights.  
d. Allowing an access lane to stub at the property line: Planning Commission  
supports with the condition that at least 1 collector be provided to the  
western property line.  
e. Request to allow up to 4.8 acres of disturbance of slopes exceeding 20%:  
Planning Commission supports request with disturbance in CUT conditions  
only. Highlight lots impacted with PMDP, FMDP/PP, and construction plans.  
12. Temporary cul-de-sacs are required on any stub road over 150’ or serving 4 or more  
units.  
13. Left-turn and right-turn lanes shall be installed on Central Pike at the driveway.  
These lanes shall be approved by the City and TDOT prior to construction. These  
improvements shall be completed by the issuance of the land disturbance permit.  
14. The existing bridge on Beckwith Road, approximately 850’ north of Central Pike,  
shall be expanded or replaced to accommodate two 11’ travel lanes and bridge rail.  
All bridge work shall be coordinated with the Wilson County Road Commission.  
These improvements shall be completed by the signing of the Phase 2 final plat.  
15. A left-turn lane shall be installed on Central Pike at Beckwith Road. This turn lane  
shall be approved by the City and TDOT prior to the signing of the phase 2 final plat.  
The development shall make good faith efforts to acquire the right-of-way for the  
turn lane. Should the development be unable to acquire the right-of-way at a  
reasonable cost within 180 days of first contact, the development shall return to  
the Planning Commission/Board of Commissioners for a PUD amendment.  
16. A 10’ shared use path shall be installed along the Central Pike frontage, with  
approval from TDOT.  
17. Erosion control measures shall be placed outside of the buffers and do not disturb  
areas, preserving as many trees as possible.  
18. Construction traffic not permitted on Killkenny Way.  
19. The Planning Commission recommends the developer comply with newly updated  
Mt. Juliet road standards.  
20. Work with staff on adding roundabouts as traffic calming measures.  
21. Provide a curb and gutter on the SE corner access point for stormwater control.  
WWUD:  
1. No comments provided. Reach out to WWUD directly (Brent Finley).  
Wilson County Schools:  
1. No Comments Received.  
A motion was made by Chairperson Winchester, seconded by Vice Chair Rast, that  
this Ordinance be **Positive Recommendation to the Board of Commissioners, on  
meeting date of 7/13/2026. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Luke Winchester  
MOVER:  
David Rast  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
7.  
Site Plans/ Final Master Development Plans/ Mass Grading Plans  
Review the Site Plan for the Providence Church Expansion, located at 2293 S.  
Rutland Rd.  
7.A.  
Staff reviewed their reports and answered questions from the commission.  
Jeremy Westmoreland, CSDG, 2305 Kline Ave, represented the project.  
Ron Glascock, 1404 Hilltop Dr spoke about safety and storm water, he requests a buffer  
between his property and the church.  
Dan Lyns 489 NW Rutland Rd represented the project as the owner and agreed the buffer  
and fencing.  
Toris Bolden, 1416 Hilltop Dr, had question about the buffer.  
Fire Department:  
1. No Comments Received.  
Planning:  
1. Landscape plan comments are via separate cover and any comments received shall  
be addressed before submittal of construction drawings to Public Works.  
2. Additional signage, if proposed, shall be applied for via separate application to the  
Planning Department.  
3. All brick shall be clay, baked and individually laid.  
4. Wall mounted utility and meter equipment shall be painted to match the façade it  
is attached to.  
5. Wall mounted exterior lighting fixtures shall be decorative sconce type.  
6. Parking lot lighting shall have decorative fixtures mounted to poles that shall be  
painted black.  
7. All parking lot lighting shall be mounted in yards or landscape beds, not in paved  
vehicular use areas.  
8. Poles and posts shall be painted black or a color complimentary to the building.  
Galvanized channel posts are not permitted.  
9. All parking area islands shall include grass and/or trees, not mulch, stone or any  
other material.  
10. All bollards shall be painted a color complimentary to the building façade, not  
yellow.  
11. Provide bicycle parking per the requirements of 6-103.7.  
12. Provide a trash cans in decorative enclosures per 6-103.7.  
13. Revise the dumpster enclosure gates to less resemble corrugated metal.  
14. Combustible landscaping materials are prohibited within 3’ of the building, i.e.  
mulch.  
15. Building façade material approved as shown on plans presented to the Planning  
Commission  
16. Parapet walls for HVAC screening approved as shown on plans presented to the  
Planning Commission.  
17. Waiver granted to allow building height to exceed 35ft in necessary areas due to  
grade.  
18. Provide a class D buffer with an opaque fence along the property line in the  
disturbed area.  
Engineering:  
1. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
2. An approval letter from West Wilson Utility District is required prior to the issuance  
of the Land Disturbance Permit.  
3. General Note: EPSC measures shall not be installed within preserved landscaping  
buffers.  
4. Sewer availability has been requested and granted.  
5. Roof drains shall be subsurface.  
6. Drainage report under preliminary review. A comprehensive review of the drainage  
report shall take place at construction plan review.  
7. The development submitted an event management plan. The increase in traffic is  
being mitigated by opening both drives for egress with traffic control officers along  
Rutland Drive. Internal attendants and signage will be utilized as needed.  
WWUD:  
1. The proposed private fire hydrants shall be painted white.  
2. A fire line meter shall be required.  
Wilson County Schools:  
1. No Comments Received.  
A motion was made by Commissioner Bulmon, seconded by Commissioner Giles,  
that this Action Item be approved with conditions. The motion carried by the  
following vote:  
APPROVED WITH CONDITIONS  
RESULT:  
Nathan Bulmon  
MOVER:  
Art Giles  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
Review the Site Plan for a Commercial Strip Center, located at 3007 N. Mt. Juliet  
Rd.  
7.B.  
Staff reviewed their reports and answered questions from the commission.  
Rocky Chambers, 853 Johnston Rd, represented the project.  
Site Plan failed to comply with Mt. Juliet city code and land development code.  
A motion was made by Vice Chair Rast, seconded by Commissioner George, that  
this Action Item be denied. The motion carried by the following vote:  
DENIED  
RESULT:  
David Rast  
Preston George  
MOVER:  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Armistead, Commissioner  
Franklin, Chairperson Winchester, and Brown  
Aye:  
Commissioner Giles  
Nay:  
8.  
Rezones  
**Review the Rezone Request from RS-40 to CRC for the property located at 10555  
Lebanon Rd.  
8.A.  
Staff reviewed their reports and answered questions from the commission.  
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 7/13/2026. The motion carried by the following  
vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Bobby Franklin  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Armistead, Commissioner  
Franklin, Chairperson Winchester, and Brown  
Aye:  
Commissioner Giles  
Absent:  
9.  
Kensington Ridge  
**Review the Land Use Plan Amendment from Medium Density Residential to High  
Density Residential for Kensington Ridge, Located at 2770 W. Division St.  
9.A.  
A motion was made by Vice Chair Rast, seconded by Commissioner Bulmon, that  
this Ordinance be **Positive Recommendation to the Board of Commissioners, on  
meeting date of 8/10/2026. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
David Rast  
MOVER:  
Nathan Bulmon  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
**Review the Annexation request for Kensington Ridge, located at 2770 W. Division  
St.  
9.B.  
A motion was made by Commissioner George, seconded by Commissioner  
Bulmon, that this Ordinance be **Positive Recommendation to the Board of  
Commissioners, on meeting date of 8/10/2026. The motion carried by the following  
vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Nathan Bulmon  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
**Review the Plan of Services for Kensington Ridge, located at 2770 W. Division St.  
9.C.  
Chairman Winchester closed the planning commission meeting and opened a public  
hearing for item 6.A. There were no citizen comments. Chairman Winchester closed the  
public hearing and reopened the planning commission meeting. There were no citizen  
comments.  
A motion was made by Vice Chair Rast, seconded by Commissioner Bulmon, that  
this Resolution be **Positive Recommendation to the Board of Commissioners, on  
meeting date of 8/10/2026. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
David Rast  
MOVER:  
Nathan Bulmon  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
**Review the Preliminary Master Development Plan PUD, including a Rezone from  
Wilson County R-1 to RS-15 PUD, for Kensington Ridge, located at 2770 W.  
Division St.  
9.D.  
Staff reviewed their reports and answered questions from the commission.  
Nick Bateman, Ryan Homes, 323 Innovation Dr., represented the project. Mr. Bateman  
agreed to adjust the elevation on the E. Division St. fronting home sites and committed to  
cementitious siding.  
Joe Haddix, Heritage Civil, 2335 N. Mt. Juliet Rd. represented the project.  
Keith Yates, 1970 Devonshire Dr, spoke out against the project as proposed.  
Tom Martin, 2970 Melbourne Terrace, spoke out against the project as proposed.  
Fire Department:  
1. No Comments Received.  
Planning:  
1. All requirements of the City’s subdivision regulations shall be adhered to, excepting  
any waivers approved by the Planning Commission and the Board of  
Commissioners.  
2. The Planning Commission supported a waiver to 5.104 allowing for 70% brick or  
stone and 30% secondary materials and with the condition that lots 96-116 be  
100% brick and or stone.  
3. The Planning Commission supported a waiver to 5.104 allowing for the omission of  
the two-foot masonry column for residential garage doors.  
4. The Planning Commission did not support a waiver to 5.104 and would require a  
minimum of 440 sqft garages.  
5. The Planning Commission supported a waiver to 5.104 allowing front facing garages  
to be setback 5ft from the front façade.  
6. The Planning Commission supported a waiver to 5.104 allowing the development to  
offer optional recessed 3rd car garage “bolt on” garage that will be front entry for  
side entry homesites located on the collector and access street. Illustrations  
provided for reference.  
7. The Planning Commission supported a waiver to 5.103 allowing the development to  
deviate from the residential bulk regulations to allow for a minimum lot width of  
60ft.  
8. The Planning Commission supported a waiver to 5.104 allowing the development to  
deviate from the residential bulk regulations allowing for the following yard  
setbacks- front/corner 20’ (30’), rear 7.5’ (10’), rear 20’ (20’).  
9. All requirements of Article V. Residential District Regulations shall be adhered to,  
excepting any waivers approved by the Planning Commission and the Board of  
Commissioners.  
10. Detailed colored building elevations, including all materials and percentages, shall  
be required with subsequent submittals.  
11. Brick shall be clay, baked and individually laid.  
12. Stone shall be individually laid.  
13. Identify and provide all amenity details at FMDP submittal.  
14. Fencing shall be decorative and low maintenance type.  
15. Flammable landscape materials is not permitted within 3’ of any public building.  
16. Preserve as many trees as possible. Should the existing vegetation/tree survey be  
utilized for required landscaping, please include this information on future  
submittals.  
17. Ensure light bleed from amenities and external activities do not negatively impact  
the residential lots nearby. A photometric plan will be required with future  
submittals.  
18. Provide decorative street lighting at the entrances and throughout the subdivision  
and indicate that they are under the maintenance of the HOA, per 5-104.4.  
19. Driveways shall be a minimum of 22’ in length and 18’ in width.  
20. Provide covenants and restrictions for review with the final master development  
plan.  
21. Proposed pickle ball court to be a multi-use court.  
22. No two same house plans shall be next to each other or across the street from one  
another.  
23. Siding shall be cementitious. Metal are vinyl siding prohibited.  
24. All required landscape buffers shall be placed outside of private residential lots and  
in open space maintained by the HOA.  
Engineering:  
1. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
2. A letter from West Wilson Utility District shall be provided prior to the issuance of  
the Land Disturbance Permit.  
3. Sewer availability has been granted and approved.  
4. Provide and TDEC permits related to stream buffer/wetland disturbance prior to  
the issuance of the Land Disturbance Permit.  
5. All sewer main shall be public (minus service laterals) and shall be within a 20’  
utility easement.  
6. If wet ponds are proposed, aeration shall be provided.  
7. All TDEC stream buffer regulations apply and shall be incorporated into the  
construction plans.  
8. 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.  
9. Onsite grinder systems and step systems will not be allowed in this development.  
10. Confirm if there is a Metro Nashville Sewer main onsite by FMDP as provided  
survey shows a sewer easement.  
11. The following roadway variances are requested:  
a. Request to terminate a permanent dead-end within 150’ of the property  
line (Ordinance 4-104.406.b (i)): Planning Commission supports  
conditionally that the edge of curb is at least 50’ from the property line and  
dense vegetation such as shrubs is planted along the property line to block  
headlights.  
b. Request to allow access streets to stub at the property line: Planning  
Commission supports.  
c. Request to lower the street classification of collectors to access streets:  
Planning Commission supports to match surrounding neighborhood stubs.  
d. Request to allow up to 1.95 acres of disturbance of slopes exceeding 20%:  
Planning Commission supports request with disturbance in CUT conditions  
only. Highlight lots impacted with PMDP, FMDP/PP, and construction plans  
12. The development shall provide striping at the intersection of Willoughby Station  
Boulevard and Melbourne Terrace including left-turn lanes on Willoughby Station  
Boulevard.  
13. The development shall install a sidewalk on the north side of Port Kembla Drive  
between the property line and Melbourne Terrace. The existing sidewalks on  
Melbourne Terrace shall be modified to include an ADA compliant curb ramp.  
14. 6’ grass strips must continue around the cul-de-sacs.  
15. Provide pedestrian access to the disc golf course.  
16. Label key contours on the grading sheet.  
17. Provide a letter at FMDP from RJ Colman that either supports or rejects an at-grade  
crossing at West Division Street.  
18. Provide hydrologic determination at FMDP.  
19. Work with staff to provide traffic calming measures like round a bouts by FMDP.  
20. Traffic calming devices be installed within the neighborhoods between Devonshire  
Dr and Willoughby Station Blvd. The type and number of devices to be determined  
at FMDP.  
21. Construction traffic shall only be permitted on the designated route that the city  
holds a surety on.  
WWUD:  
1. Water lines shown are not WWUD’s design.  
Wilson County Schools:  
1. No Comments Received.  
A motion was made by Commissioner Giles, seconded by Chairperson Winchester,  
that this Ordinance be **Positive Recommendation to the Board of Commissioners,  
on meeting date of 8/10/2026. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Art Giles  
MOVER:  
Luke Winchester  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
10.  
Emerson Park  
AN ORDINANCE TO REZONE AND ADOPT THE PRELIMINARY MASTER  
DEVELOPMENT PLAN FOR APPROXIMATELY 14.5 ACRES OF PROPERTY ON  
CHANDLER ROAD, MAP 076, PARCEL 008.00 FROM WILSON COUNTY R-1 TO  
RS-20 PUD  
10.A.  
Staff reviewed their reports and answered questions from the commission.  
Michael Dewey, Dewey Engineering, 2925 Berry Hill Dr., represented the project.  
Bill Charles, 357 Riverside Dr. Franklin, TN, represented the project.  
Mr. Charles proposed increasing the size of the detention pond to mitigate storm water  
issues, a 30-35ft open space buffer between neighboring property line and theirs,  
including a 20ft type A landscape buffer on top of that.  
Additionally agreed to leave the 30-35 ft buffer beginning at lot 29 through the back of lot  
26 as a tree save buffer with the rest of the northern side remaining the open space with a  
type A buffer. Mr. Charles agreed to provide an access easement to Mr. Keys barn that  
encroaches into the development by the recording of his final plat.  
On the south side of the property Mr. Charles committed from chandler lane to the back of  
lot 10 will be a tree save buffer, beyond that be the proposed open space with a type A  
landscape buffer.  
IS agreeable to adding more seismographs closer to the property line near the neighboring  
homes.  
intends to go back to the neighbors ahead of final design.  
Terry Crocher and Teresa Finch, 0 Chandler Rd, represented the project as the owners and  
spoke in favor of the development.  
Fire Department:  
1. No Comments Received.  
Planning & Zoning:  
1. All requirements of the City’s subdivision regulations shall be adhered to, excepting  
any waivers approved by the Planning Commission and the Board of  
Commissioners.  
2. All requirements of Article V. Residential District Regulations shall be adhered to,  
excepting any waivers approved by the Planning Commission and the Board of  
Commissioners.  
3. The Planning Commission supported a waiver to 5.104 the supplemental design  
provisions. Allowing for 70% masonry and 30% cement board.  
4. The Planning Commission supported a waiver to 5.103 the bulk regulations.  
Allowing for 7.5’ side setbacks in leu of the required 20’.  
5. The Planning Commission supported a waiver to 5.103 the bulk regulations.  
Allowing for lot width as shown at 65’ in leu of 100’ at front setbacks.  
6. Brick shall be clay, baked and individually laid.  
7. Stone shall be individually laid.  
8. Vinyl and metal are prohibited as a façade materials.  
9. A monument style entry with enhanced landscaping shall be required.  
10. Streetlights shall be maintained by the HOA.  
11. Preserve as many trees as possible. Should the existing vegetation/tree survey be  
utilized for required landscaping, please include this information with the FMDP  
submittal.  
12. Ensure light bleed from any amenities do not negatively impact the residential lots  
nearby. Provide a photometric plan with the FMDP submittal.  
13. Include, “Shall be maintained by the HOA” to note #19, about the landscape  
buffers.  
14. Provide a lighted fountain and landscaping around the perimeter of the wet pond.  
15. The pumps station shall include decorative screening fencing and/or landscape  
screening.  
16. Remove “improved open space” labels from the islands in the street and at the  
southwest corner, those areas do not constitute improved open space.  
17. An access easement shall be provided for the encroaching shed by the signing of  
the final plat.  
18. Aforementioned shed shall not count against required open space.  
Public Works:  
1. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
2. An approval letter from West Wilson Utility District is required prior to the issuance  
of the Land Disturbance Permit.  
3. Sewer availability is for 28 lots, not 29 lots. Staff will revise availability request.  
4. Grinders or on-site step systems will not be allowed with development.  
5. Pump station shall be public and meet City specifications.  
6. Sewer main shall be public (minus laterals) and within a 20’ utility easement.  
7. If wet ponds are utilized, then aeration is required.  
8. EPSC measures shall not be installed within existing, preserved landscaping buffers.  
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. The MTA has been waived based on the expected traffic volumes and a safety  
review of the area.  
11. A southbound left-turn lane shall be installed on Chandler Road into the site. A  
return taper matching the northbound left-turn lane shall be included.  
12. The development requests to waive the Future Transportation Plan and create a  
permanent cul-de-sac on the site. Staff supports the request as long as all streets  
are private.  
13. The centerline of the street shall align opposite Normandy Drive.  
14. A variance is requested to exceed the maximum allowable cul-de-sac length: Staff  
supports  
15. A 6’ sidewalk shall be installed along the Chandler Road frontage. Curb ramps shall  
be provided across the development’s access drive.  
16. Curb and gutter shall be installed along the Chandler Road frontage.  
17. The call-box for the gate shall be placed within the center median island.  
18. The Planning Commission supported a waiver to 4.104 the functional design  
criteria. Allowing for the cul-de-sac length to be greater than 700ft.  
19. The Planning Commission supported a waiver to 4.103 street and pedestrian ways.  
Allowing for the internal street (Moonlight Trail) to be private.  
WWUD:  
1. Water lines shown are not WWUD’s design.  
2. Improvements along Chandler Road may result in water line  
relocation/improvements.  
Wilson County Schools:  
1. No Comments Received.  
Meeting in recess 10:10pm  
Meeting resumed 10:19 pm  
A motion was made by Commissioner George, seconded by Vice Chair Rast, that  
this Ordinance be **Positive Recommendation to the Board of Commissioners, on  
meeting date of 7/13/2026. The motion carried by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
David Rast  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
12.  
Out of City Sewer Requests  
AN ORDINANCE APPROVING THE REQUEST TO CONNECT TO THE MT.  
JULIET SEWER SYSTEM MADE BY DEVELOPER OF 3150 NONAVILLE ROAD,  
OUTSIDE THE CITY LIMITS OF MT. JULIET, TENNESSEE, IDENTIFIED AS  
WILSON COUNTY, TENNESSEE, MAP 031, PARCEL 032.01  
12.A.  
Staff reviewed their reports and answered questions from the commission.  
Samantha Burnett, City Attorney stated the TCA was amended and utility systems are  
required to connect if lines are on or adjacent to property.  
A motion was made by Commissioner Bulmon, seconded by Commissioner  
George, that this Ordinance be **Positive Recommendation to the Board of  
Commissioners, on meeting date of 7/13/2026. The motion carried by the following  
vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Nathan Bulmon  
MOVER:  
Preston George  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Armistead, Commissioner  
Franklin, Chairperson Winchester, and Brown  
Aye:  
Commissioner Giles  
Abstain:  
13.  
Downtown City Properties  
**Review the Potential Sale of the Downtown City Properties, located at 50, 69, 71  
and 73 E. Hill St., 46, 48, and 50 E. Caldwell St., 2365 and 2397 N. Mt. Juliet Rd.  
13.A.  
The Planning Commission discussed the potential sale of city property.  
Commissioner Giles strongly encourages traffic light at E. Hill St. and N. Mt. Juliet Rd. he is  
opposed to supporting the potential sale of the property.  
A motion was made by Vice Chair Rast, seconded by Commissioner George, that  
this Resolution be **negative recommendation to the Board of Commissioners, on  
meeting date of 7/13/2026. The motion carried by the following vote:  
**NEGATIVE RECOMMENDATION  
RESULT:  
David Rast  
MOVER:  
Preston George  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
14.  
Discussion  
Discuss the Central Pike Land Use Plan.  
14.A.  
The Planning Commission discussed the Land Use Plan.  
Bobby Franklin suggested we look into amending small spot sections of the land  
use plan.  
The commission desires this discussion item be placed on the July agenda.  
15.  
Adjourn  
A motion was made by Vice Chair Rast, seconded by Chairperson Winchester, that this  
be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
David Rast  
MOVER:  
Luke Winchester  
SECONDER:  
Vice Chair Rast, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, Commissioner Giles, Commissioner  
Armistead, Commissioner Franklin, Chairperson Winchester, and  
Brown  
Aye:  
**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