Mt. Juliet, Tennessee  
2425 North Mt. Juliet Rd  
Mt. Juliet, TN 37122  
Commission Chambers  
Thursday, February 15, 2024 6:30 PM  
Planning Commission  
Meeting Minutes  
Members: Luke Winchester, Rebecca Christenson, Ted Floyd, Scott Hefner,  
David Rast, Larry Searcy, Gerard Bullock, Preston George, Linda Armistead  
Resources: Jennifer Hamblen, Planning Director, Jon Baughman, Deputy  
Planning Director, Matt White, Public Works Director, Shane Shamanur,  
Director of Engineering, Gino Marchetti/Charles Michels - City Attorney  
1.  
2.  
Call to Order  
Chairperson Luke Winchester, Vice Chair David Rast,  
Commissioner Rebecca Christenson, Commissioner Preston  
George, and Ted Floyd  
Present  
Commissioner Larry Searcy, and Commissioner Linda Armistead  
Absent  
Set Agenda  
Chairman Winchester set the agenda as stated.  
3.  
Staff Reports  
Staff went over their reports and answered questions from the commission.  
4.  
Citizen's Comments  
There were no citizen comments.  
5.  
Minutes Approval  
A motion was made by Commissioner George, seconded by Commissioner Christenson,  
that this be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
RESULT:  
MOVER:  
SECONDER:  
Aye:  
Rebecca Christenson  
Chairperson Winchester, Vice Chair Rast, Bullock, Commissioner  
Christenson, and Commissioner George  
Chairperson Winchester, Vice Chair Rast, Bullock, Commissioner  
Christenson, and Commissioner George  
Aye:  
Commissioner Searcy, and Commissioner Armistead  
Absent:  
Absent:  
Commissioner Searcy, and Commissioner Armistead  
Hefner  
Hefner  
Abstain:  
Abstain:  
Review the Minutes from the December 21, 2023, Planning Commission Meeting.  
5.A.  
6.  
Consent Agenda  
Staff gave their reports and answered questions from the commission. Chairman  
Winchester closed the Planning Commission meeting and opened a Public Hearing for  
items 6D, 6E and 6F. There were no citizen comments. Chairman Winchester closed the  
Public Hearing and reopened the Planning Commission meeting. Chairman Winchester  
asked a condition to be added for an extra raised crosswalk on the northeastern  
entrance,as well as extra lighting on the rear of the property for A+ Storage and Eastside  
Bowl. Chairman Winchester asked for a condition for an additional visual barrier to screen  
the pool for Homewood Suites. Chairman Winchester requested a condition for entrance  
lighting for Tomlinson Pointe. Joe Haddix, 2305 Kline Ave., represented items 6I and 6J.  
Chairman Winchester opened the floor to citizen comments. Jim Wade, 708 Jarod Court,  
sought clarification on item 6R.  
A motion was made by Commissioner Bullock, seconded by Chairperson Winchester, that  
this be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
Gerard Bullock  
Luke Winchester  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Bullock, Commissioner  
Christenson, Hefner, and Commissioner George  
Aye:  
Commissioner Searcy, and Commissioner Armistead  
Absent:  
The Development Letter of Credit (S509327) for Northtown Gardens in the amount  
of $118,827.49 can be released.  
6.A.  
6.B.  
6.C.  
6.D.  
The Sewer Letter of Credit (337342216) for The Grove @ Nonaville, in the amount  
of $34,110.00, can be released.  
The Sewer Letter of Credit (7016489) for Nichols Vale Ph.2 Sec. 2B/ Mt. Juliet  
Commons Ph.1 Sec.2, in the amount of $16,011.00, can be released.  
Review the Final Plat for Lynwood Station Ph. 1A located on Clemmons Road.  
Planning & Zoning:  
1. All Preliminary Master Development Plan (ordinance 2019-11) shall be adhered to.  
2. The residential product shall adhere to section 5.104.1 of the Mt. Juliet Zoning  
Ordinance.  
3. Add a note stating when the developer passes the responsibility for the common areas  
to the HOA, the developer shall also convey such common areas to the HOA.  
4. Provide landscaping along Clemmons Road as well as East Hill Street to screen  
detention ponds from the ROW and homes per PMDP conditions of approval.  
5. Identify the Type of landscape buffers shown.  
Engineering:  
1. All punch list items from Public Works must be completed prior to Public Works  
signing of the plat.  
2. Provide ROW dedication along Clemmons Road that is 37.5’ from the centerline of  
road.  
3. The multi-use path along Clemmons Road needs to be shown on the plat, match what  
was approved in the plan set for the Clemmons Road Improvements and extend to  
the property line of Ethan Page Park. The path needs to be contained within either  
ROW or a public access easement.  
4. Note 4 states that the subsurface and environmental conditions were not examined at  
the time of the survey. Are there any karst or environmental features submitted?  
5. The “Certificate of Approval for Sewer Systems” plat certificate does not meet code.  
Refer to Article V of the subdivision regulations for correct plat certificate.  
6. The “Certificate of Approval or Surety for Completion of Roads” plat certificate.  
Refer to Article V of the subdivision regulations for correct plat certificate  
(Certificate of Approval of Public Ways for Bond Posting).  
7. Staff suggests applicant review all plat certificates to ensure they comply with land  
development code.  
8. Note #13 is incomplete. Note shall be completed prior to the signing of the final plat.  
WWUD:  
1. An on-site visit has not been made to verify the location of the water lines and related  
appurtenances.  
2. Hopefully the water lines are not shown in the correct location.  
Review the Final Plat for Windtree Pines Ph 2B located at 810 Nonaville Road.  
6.E.  
Planning and Zoning:  
1. All conditions of ordinance 2021-11 shall be adhered to.  
Engineering:  
1. All requirements of the PUD, Ordinance 2021-11, shall be met. C.O triggers as part  
of this final plat:  
· Regional Pump Station shall be completed and operational by the issuance of  
the 50th C.O.  
· Cedar Creek Greenway shall be completed by 10% (or around 42) of C.O.s  
issued. New building permits will be withheld until completed.  
2. Provide the $2,000 per-lot contribution for all 40 homes in this phase prior to the  
signing of the final plat.  
3. All punch list items shall be complete prior to the signing of the final plat.  
4. Note #13 is incomplete. Note shall be completed prior to the signing of the final plat.  
WWUD:  
1. An on-site visit has not been made to verify the location of the water lines and related  
appurtenances.  
Review the Final Plat for the Sutton Property, Located at 3650 N. Mt. Juliet Rd. and  
Old Mt. Juliet Rd.  
6.F.  
Planning and Zoning:  
1. The setback along Old Mt. Juliet Road shall be treated as a front for the commercial  
lots.  
2. Any new buildings erected on this site shall comply with current regulations.  
3. This plat shall not create additional nonconformities.  
Engineering:  
1. No Comments  
WWUD:  
1. An on-site visit has not been made to verify the location of the water lines and related  
appurtenances.  
Review the Site Plan for Nicoletto’s Restaurant, Located at 4035-4041 North Mt.  
Juliet Road.  
6.G.  
Planning and Zoning:  
1. Signage to be reviewed via a separate application to the Planning Department.  
2. The entire existing parking lot shall be resealed and restriped.  
3. Trash receptacles shall be provided for the current strip center.  
4. Provide sidewalk connection to front of buildings via NMJRD sidewalk.  
5. Provide brick inlay (design) on the northern elevation to break up the monotony of  
the brick.  
Engineering:  
1. It appears that there will be less than 5,000sf of added impervious to this site. No  
stormwater controls (quality/quantity are needed as a result. The engineer of record  
shall provide a written statement with the construction plan submittal echoing this.  
2. A 1,500-gallon (minimum) grease trap will be required.  
3. Upgrade sidewalks along NMJR to 6’ wide.  
4. Landscaping plans shall be approved prior to construction plan review.  
5. No traffic impact analysis is needed after review of the traffic screening form.  
6. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
WWUD:  
1. The grease trap will not be within 10’ of the existing water line.  
Review the Site Plan for Whataburger located at 1325 Rutland Drive.  
6.H.  
Planning and Zoning:  
1. Excepting any waivers granted, all commercial design standards, 6-103.7, shall be  
met.  
2. Brick shall be clay, baked and individually laid.  
3. The electric meter screen wall shall be brick.  
4. Signage to be reviewed and approved via separate application to the Planning  
Department.  
5. Revise the lighting plan to not exceed 0.5f/c at property lines.  
Public Works:  
1. Drainage report under preliminary review. A comprehensive review of the drainage  
report will take place during the construction plan review.  
2. The dumpster drain shall tie into the storm sewer system with appropriate BMPs to  
provide water quality.  
3. Provide curb and gutter, a six-foot grass strip, and a 10-foot-wide asphalt multi-use  
path along the Golden Bear Gateway frontage.  
Placement of these items and  
elimination of the shoulder can be reviewed at construction plan submittal. Project  
Prosper (Costco) will be providing a right turn deceleration lane on Golden Bear, so  
this development will need to coordinate their design with Costco’s design of the  
right turn lane.  
4. The applicant shall also provide spread calculations to determine curb inlet spacing  
and requirements between Volunteer Blvd. and Legacy Pointe Blvd. The applicant is  
only required to install inlets needed from this analysis for the property frontage.  
5. A concrete curb shall be constructed separating drive-thru lanes from drive-thru  
bypass lane to force vehicles entering from Rutland Drive to circulate site before  
entering drive-thru line to improve site circulation.  
6. Landscaping plans shall be approved prior to the start of construction plan review.  
7. The traffic impact analysis study has been completed and no further action is required  
by the applicant.  
8. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
West Wilson Utility District:  
1. No comments provided this review cycle.  
Mt. Juliet Fire Marshal:  
1. No combustible material (mulch, bark, etc.) within 3 ft. From the structure. Only  
material that can be next to a structure is non-combustible (rock, brick, concrete, etc.)  
Review the Site Plan for A+ Storage located off Golden Bear Gateway and Old  
Beckwith Road.  
6.I.  
Planning and Zoning:  
1. All conditions of Preliminary Master Development Plan shall be adhered to.  
2. Landscape plan review comments shall be addressed before submittal of construction  
plans.  
3. Excepting any waivers, all design requirements, 7-103.9, shall be adhered to.  
4. The shared dumpster/enclosure shall include a man door.  
5. A Final Plat shall be approved before permits can be issued.  
6. Move the trash can to near the main entrance of the building.  
7. Provide benches and trash cans for the greenway trail.  
8. Identify the 100’ wide open space required where adjacent to residential zoning per 7  
-103.4#7.  
9. Limits of disturbance shown on the plans shall not be deviated from.  
10. Provide additional lighting in the rear of the building.  
Public Works:  
1. Landscaping plans shall be approved prior to the start of construction plan review.  
2. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
3. The preliminary drainage report is under further review. A comprehensive review of  
the drainage report will take place at the construction plan review.  
4. Submit the flood study used to determine FFE of the proposed buildings to the  
Certified Floodplain Manager. The Certified Floodplain Manager reserves the right  
to ask for an update to the 2017 study if deemed necessary.  
5. Show the limit of floodway on existing conditions plan, site plan and proposed  
grading plan in this set.  
6. Stormwater: Showing both 60 ft buffer. Provide stream determination.  
7. Previously approved PUD conditions apply.  
8. Remove proposed roadways from the existing conditions sheet.  
9. Show center median and right-in right-out drives to parcels on new connection to  
Golden Bear.  
10. Access points to site may need to be adjusted to not conflict with round-a-bout.  
11. Sidewalks shown at the round-a-bout are from a previous intersection configuration.  
Revise these so the sidewalks function with the round-a-bout.  
12. Crosswalk locations need to be updated with the addition of the round-a-bout.  
13. Turn lane arrows at the roundabout need to be updated.  
14. Make the crosswalk at the southern end of the site in front of the storage facility a  
raised crosswalk.  
15. Suggest that either of the crosswalks in front of the bowling alley have a raised  
crosswalk.  
16. What is the purpose of the path in front of the parking stalls on the western side of  
the site?  
17. The access to the site in the middle of the cul-de-sac will require curb ramps and a  
crosswalk.  
18. Check with MJFD Fire Marshal on needed width behind site for FD apparatus.  
19. Details of round-a-bout turn lane arrows need to be added to the Civil Notes and  
Details sheet.  
20. Why does the path behind the site stub out?  
West Wilson Utility District:  
1. No comments provided this review cycle.  
Mt. Juliet Fire Marshal:  
1. No combustible material (mulch, bark, etc.) within 3 ft. From the structure. Only  
material that can be next to a structure is non-combustible (rock, brick, concrete,  
etc.)  
Review the Site Plan for Eastside Bowl located off Golden Bear Gateway and Old  
Beckwith Road.  
6.J.  
Planning and Zoning:  
1. All conditions of the Preliminary Master Development Plan shall be adhered to.  
2. Excepting any waivers, all design requirements, 7-103.9, shall be adhered to.  
3. Landscape plan review comments shall be addressed before submittal of construction  
plans.  
4. Limits of disturbance shown on the plans shall not be deviated from.  
5. The dumpster enclosure shall include a man door.  
6. A Final Plat shall be submitted and approved before permits are issued.  
7. Identify the 100’ wide open space required where adjacent to residential zoning per 7  
-103.4#7.  
8. Add an additional raised crosswalk on northeastern entrance.  
9. Provide additional lighting in the rear of the building.  
Public Works:  
1. Landscaping plans shall be approved prior to the start of construction plan review.  
2. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
3. The preliminary drainage report is under further review. A comprehensive review of  
the drainage report will take place at the construction plan review.  
4. Utility plan sheet indicates 15,000-gal grease trap. Staff recommends a 1,500-gal  
grease trap to be installed.  
5. Submit the flood study used to determine FFE of the proposed buildings to the  
Certified Floodplain Manager. The Certified Floodplain Manager reserves the right  
to ask for an update to the 2017 study if deemed necessary.  
6. Show the limit of floodway on existing conditions plan, site plan and proposed  
grading plan in this set.  
7. Stormwater: Showing both 60 ft buffer. Provide stream determination.  
8. Previously approved PUD conditions apply.  
9. Remove proposed roadways from the existing conditions sheet.  
10. Show center median and right-in right-out drives to parcels on new connection to  
Golden Bear.  
11. Access points to site may need to be adjusted to not conflict with round-a-bout.  
12. Sidewalks shown at the round-a-bout are from a previous intersection configuration.  
Revise these so the sidewalks function with the round-a-bout.  
13. Crosswalk locations need to be updated with the addition of the round-a-bout.  
14. Turn lane arrows at the roundabout need to be updated.  
15. Make the crosswalk at the southern end of the site in front of the storage facility a  
raised crosswalk.  
16. Suggest that either of the crosswalks in front of the bowling alley a raised crosswalk.  
17. What is the purpose of the path in front of the parking stalls on the western side of  
the site?  
18. The access to the site in the middle of the cul-de-sac will require curb ramps and a  
crosswalk.  
19. Check with MJFD Fire Marshal on needed width behind site for FD apparatus.  
20. Details of round-a-bout turn lane arrows need to be added to the Civil Notes and  
Details sheet.  
21. Why does the path behind the site stub out?  
West Wilson Utility District:  
1. No comments provided this review cycle.  
Mt. Juliet Fire Marshal:  
1. No combustible material (mulch, bark, etc.) within 3 ft. From the structure. Only  
material that can be next to a structure is no combustible (rock, brick, concrete, etc.)  
Review the Site Plan for Homewood Suites located at 80 Belinda Parkway.  
6.K.  
Planning and Zoning:  
1. All conditions of Preliminary Master Development Plan shall be adhered to.  
2. All commercial design requirements (6-103.7) shall be adhered to excepting any  
waivers grant by the Planning Commission.  
3. Landscape plan review comments shall be addressed prior to submitting construction  
plans.  
4. Provide additional landscaping along the front of the building.  
5. Identify the access easements on subsequent submittals.  
6. Include EV charging spaces on construction plans if proposed as the resubmittal  
letter states.  
7. The storage area adjacent to the dumpster shall be enclosed and faced with the same  
materials as the dumpster enclosure.  
8. Light poles shall not be placed within parking stalls.  
9. Provide an additional visual barrier to screen the pool.  
Public Works:  
1. Landscaping plans shall be approved prior to the commencement of construction plan  
review.  
2. In lieu of providing traffic impact analysis, please provide 12-hour intersection  
turning movement counts at the following intersections:  
· Belinda/Providence Trail  
· Belinda/I-40 slip ramp  
· The Red Robin signal  
· Adams Lane/Mt. Juliet Road  
These counts shall be provided to the City at the issuance of the Land Disturbance  
Permit.  
3. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
4. The preliminary drainage report is under further review. A comprehensive review of  
the drainage report will take place at the construction plan review.  
5. Provide cross-access easement to the eastern and western driveway stubs. Easement  
shall be recorded prior to the issuance of the land disturbance permit.  
6. Striping modifications may be needed for the southbound approach at Belinda  
Parkway/Providence Trail.  
7. Show the existing pavement to better illustrate the intended use of the two proposed  
intersections with the Ford Dealership site.  
8. Can the existing stub from the Ford dealership site not be used as an access point as  
opposed to the middle of the radius to the north?  
9. Provide vehicle turning movement paths from Belinda Parkway to and from the site  
for MJFD and delivery trucks that will serve this land use.  
10. The crosswalk in the northern parking lot doesn’t connect to anything on one side.  
West Wilson Utility District:  
1. No comments provided this review cycle.  
Mt. Juliet Fire Marshal:  
1. No combustible material (mulch, bark, etc.) within 3 ft. From the structure. Only  
material that can be next to a structure is non-combustible (rock, brick, concrete, etc.)  
Review the Site Plan Modification for Mundy Memorial located at 105 Mundy  
Memorial Drive.  
6.L.  
Planning and Zoning:  
1. Correct the side setback in the site data table, 10’ required.  
2. Identify the location of the bike rack on the site plan.  
3. Any additional parking lot lighting fixtures are added poles and fixtures shall be  
black, decorative type.  
4. All requirements of 7-103.9, industrial design guidelines, shall be met.  
5. Provide a development timeline.  
6. Rooftop mounted utilities shall be screened from horizontal view from all  
perspectives via the parapet walls.  
7. Landscape plans shall be approved prior to submittal of constriction drawings.  
8. Light poles shall not be placed within parking stalls,  
9. All posts shall be black powder coated and decorative in nature.  
Public Works:  
1. Landscaping plans shall be approved prior to the start of construction plan review.  
2. Truck turning paths on sheet C2.1 only show truck leaving the site. Show the turning  
paths of trucks entering the site to see if they have room to back into the bays.  
3. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
4. Update sewer contact information to Tim Forkum for the City.  
5. Provide drainage report for preliminary review. A comprehensive review of the  
drainage report shall take place the construction plan review stage.  
6. General note: New additional impervious area will have to meet current quality and  
quantity requirements.  
7. The applicant completed a traffic screening form and no traffic impact analysis will  
be required.  
West Wilson Utility District:  
1. No comments provided this review cycle.  
Mt. Juliet Fire Marshal:  
1. No combustible material (mulch, bark, etc.) within 3 ft. From the structure. Only  
material that can be next to a structure is no combustible (rock, brick, concrete, etc.)  
Review the Final Master Development Plan for Tomlinson Pointe located at 2844  
Curd Road.  
6.M.  
Planning and Zoning:  
1. Identify the landscape buffers on the plans. Landscape buffers shall be located in  
open space and be maintained by the HOA, add a note.  
2. All conditions of Preliminary Master Development Plan approval shall be adhered to.  
3. Provide farm style fencing around detention ponds to deter public entry.  
4. Provide lighting at the entrance to the development.  
Public Works:  
1. All previously PUD conditions apply.  
2. Stormwater Coordinator: Please revise numbering connotation and change ponds  
labelled 8 & 9 to 7 & 8, respectively for clarity as this development progresses.  
West Wilson Utility District:  
1. No comments provided this review cycle.  
Review the Preliminary Plat for Tomlinson Pointe located at 2844 Curd Road.  
6.N.  
Planning and Zoning:  
1. Identify the landscape buffers on the plans. Landscape buffers shall be located in  
open space and be maintained by the HOA.  
2. All conditions of Preliminary Master Development Plan approval shall be adhered to.  
3. Provide farm style fencing around detention ponds to deter public entry.  
Public Works:  
1. All previously PUD conditions apply.  
2. Stormwater Coordinator: Please revise numbering connotation and change ponds  
labelled 8 & 9 to 7 & 8, respectively for clarity as this development progresses.  
West Wilson Utility District:  
1. No comments provided this review cycle.  
Review the Preliminary Plat for Golden Bear Place located off Golden Bear  
Gateway and Old Beckwith Road.  
6.O.  
Planning and Zoning:  
1. Identify the 100’ wide open space required per 7-103.4#7.  
2. All PMDP requirements shall be adhered to. Add note.  
Public Works:  
1. No comments  
West Wilson Utility District:  
1. No comments provided this review cycle.  
AN ORDINANCE TO ANNEX INTO THE CORPORATE BOUNDARIES OF THE  
CITY OF MT. JULIET APPROXIMATELY 0.45 ACRES, PROPERTY KNOWN AS  
THE COKER PROPERTY LOCATED AT 107 MEDEARIS DR., MAP 053O,  
GROUP A PARCEL 012.00, AND LOCATED WITHIN THE CITY’S URBAN  
GROWTH BOUNDARY  
6.P.  
This Ordinance was **Positive Recommendation.to the Board of Commissioners  
due back on 3/11/2024  
**POSITIVE RECOMMENDATION  
RESULT:  
Gerard Bullock  
MOVER:  
Luke Winchester  
SECONDER:  
Enactment No: 2024-18  
AN ORDINANCE TO REZONE THE PROPERTY KNOWN AS 102 MEDEARIS  
DR., MAP 053O, GROUP A, PARCEL 014.00, FROM RS-40 TO CRC  
6.Q.  
This Ordinance was **Positive Recommendation.to the Board of Commissioners  
due back on 3/11/2024  
**POSITIVE RECOMMENDATION  
RESULT:  
Enactment No: 2024-19  
**Review the Rezone request from Wilson County R-1 to Wilson County R-3 for the  
Henninger Property located at 1006 Guill Road.  
6.R.  
6.S.  
This Ordinance was positive recommendation.  
POSITIVE RECOMMENDATION  
RESULT:  
A RESOLUTION APPROVING THE SALES AGREEMENT FOR THE CITY OF MT.  
JULIET TO PURCHASE LAND FOR THE PARKS DEPARTMENT FROM  
LINEBERRY PROPERTIES, INC AND GARY MERRITT LOCATED AT 1025  
CHARLIE DANIELS PARKWAY, MAP 054, PARCEL 114.03 BEING  
APPROXIMATELY 1.12 ACRES AND AUTHORIZING THE CITY MANAGER TO  
SIGN THE CONTRACT AND CLOSE ON THE PROPERTY  
This Resolution was **Positive Recommendation.to the Board of Commissioners  
due back on 3/11/2024  
**POSITIVE RECOMMENDATION  
RESULT:  
Gerard Bullock  
MOVER:  
Luke Winchester  
SECONDER:  
Enactment No: 14-2024  
**Approve the Agreement to sell 2365 N. Mt. Juliet Road  
6.T.  
6.U.  
This Resolution was **Positive Recommendation.to the Board of Commissioners  
due back on 3/11/2024  
**POSITIVE RECOMMENDATION  
RESULT:  
Gerard Bullock  
MOVER:  
Luke Winchester  
SECONDER:  
A RESOLUTION APPROVING THE SALES AGREEMENT FOR THE CITY OF MT.  
JULIET TO SELL APPROXIMATELY 29.7 ACRES OF LAND IDENTIFIED AS MAP  
054 PARCEL 08203 (TOMLINSON PROPERTY) LOCATED IN THE CITY OF MT.  
JULIET WILSON COUNTY, TN AND AUTHORIZING THE CITY MANAGER TO  
SIGN THE AGREEMENT  
This Resolution was **Positive Recommendation.to the Board of Commissioners  
due back on 3/11/2024  
**POSITIVE RECOMMENDATION  
RESULT:  
Gerard Bullock  
MOVER:  
Luke Winchester  
SECONDER:  
Enactment No: 20-2024  
7.  
Site Plans  
Review the Site Plan for Dutch Bros. located at 101 Sunset Drive.  
7.A.  
Staff went over their reports and answered questions from the commission. Andy  
Harper, 3310 West End Ave, Suite 420, represented the project. There were no  
citizen comments. Commissioner Bullock made a motion to approve the site plan,  
but denial of the waiver for the blue color and materials on the tower, the full access  
on N. Mt. Juliet Road shall become a right-in/right-out subject to TDOT review and  
approval, and water quality/quanitity management shall be achieved by  
underground detention instead of the bio pond shown.  
Planning Department:  
1. Provide a site data table with all bulk information displayed.  
2. Revise the layout to put the drive through area in the back so as to not face N. Mt.  
Juliet Road.  
3. Excepting any waivers granted, all requirements of the commercial design  
regulations, 6-103.7, guidelines shall be adhered to  
4. Brick shall be clay, baked and individually laid.  
5. Provide a development timeline.  
6. Provide trash receptacles per the City’s standard in 6-103.7. The resubmittal indicates  
this information is provided on sheet A9.1 however this sheet does not exist in the  
plan set.  
7. Provide a dumpster enclosure detail, it shall address all of the requirements of 6-  
103.7.  
8. Poles and posts for signage and lighting shall be painted black or gray, not blue.  
9. Bollards shall be painted/sleeved black or gray.  
10. Wall mounted utility and meter equipment shall be screened with masonry or painted  
to match the façade.  
11. Provide an access easement for the cross access to the south.  
12. Wall mounted lighting fixtures shall be decorative, the proposed are not acceptable.  
13. Landscape plans comments shall be addressed prior to submittal of construction  
plans, contact WWUD for their requirements regarding conflicts with their  
easements. The plans proposed look great, however we need confirmation there are  
not conflicts.  
14. Sod will be required throughout the lot. The use of seed and straw shall not be  
permissible.  
15. Explain the brick veneer as proposed. Full brick individually laid is required.  
16. Signage to be reviewed via a separate application to the Planning Department.  
17. Wall signage is limited to no more than four wall signs per business. Entire sign  
designs may not be in the shape of a product or motif, i.e., coffee cup.  
18. Monument sign must include a minimum 12” brick and/or stone base and size limits  
are based upon zoning. No more than two monument signs are allowed per lot, and  
must be a minimum of 200 feet apart.  
19. Pylon signs are prohibited.  
Public Works:  
1. Drainage report under preliminary review. A comprehensive review of the drainage  
report will take place during the construction plan review.  
2. Applicant should assess the impacts of sheet flow drainage from the site driveway  
onto Mt. Juliet Road and consider the installation of an inlet.  
3. Upgrade the sidewalk on NMJR to 6’ wide and add 5’ sidewalk (with 6’ grass strip)  
on Sunset Dr.  
4. A 2,000-gallon grease interceptor is not required A 75-gallon indoor/outdoor (placed  
outside) grease interceptor can be used. Formal specifications will be provided at the  
construction plan review.  
5. Show MJFD design vehicle turning movement/vehicle path in addition to the garbage  
truck.  
6. Proposed cross access easement to the south shall be recorded prior to the issuance of  
the land disturbance permit.  
7. A traffic impact analysis was completed, and no further action is needed outside of  
addressing previously submitted comments to the applicant/engineer.  
8. Landscaping plans shall be approved prior to the start of construction plan review.  
9. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
10. The full access on NMJR shall become a right-in/right-out subject to TDOT  
review and approval.  
11. Water quality/quantity management shall be achieved by underground  
detention instead of the bio pond shown.  
West Wilson Utility District:  
1. No comments provided this review cycle.  
A motion was made by Commissioner Bullock, seconded by Vice Chair Rast, that  
this Action Item be approved. The motion carried by the following vote:  
APPROVED  
Gerard Bullock  
David Rast  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Bullock, Commissioner  
Christenson, and Hefner  
Aye:  
Commissioner George  
Nay:  
Commissioner Searcy, and Commissioner Armistead  
Absent:  
8.  
Preliminary Master Development Plan  
AN ORDINANCE TO REZONE APPROXIMATELY 8.3 ACRES OF PROPERTY AT  
LEBANON ROAD AND NORTH GREENHILL ROAD, MAP 053, PARCELS 040.00,  
041.00 FROM CRC AND CG TO CRC PUD AND TO ADOPT THE PRELIMINARY  
MASTER DEVELOPMENT PLAN FOR THE GREENHILL ROAD COMMERCIAL  
8.A.  
Staff went over their reports and answered questions from the commission. Joe  
Haddix, 2305 Kline Ave., represented the project. There were no citizen comments.  
Motion for a positive recommendation with the change in the base zoning to CRC,  
the waiver request for 8 pumps and 16 handles, applicant shall use permeable  
pavers where applicable, no permeable pavement allowed, ISR rating shall be 80%  
for lot 4, add striping and crosswalks as shown on red lined plan presented to the  
applicant, and applicant must come back to Planning Commission after first reading  
at the Board of Commissioners and the completion of the traffic study.  
Planning and Zoning:  
1. Provide the most recent plan set for review.  
2. The base zoning approved was CRC.  
3. The waiver request for 8 pumps and 16 handles was approved by the Planning  
Commission.  
4. The accessibility plan highlights some unusual features (underground storage tanks,  
parking spaces, curbing), revise.  
5. All commercial design guidelines found in 6-103.7 of the zoning ordinance shall be  
adhered to excepting any waivers approved by the Commissions.  
6. A metal screen wall shall not be utilized to screen rooftop mounted HVAC.  
7. All regulations of 3-104.7 of the zoning ordinance shall be adhered to, excepting any  
waivers approved by the Commissions.  
8. A metal parapet wall shall not be utilized for secondary materials.  
9. All associated fueling equipment shall be screened from public ROW.  
10. Finalize the proposed use for lot 2 on subsequent submittals.  
11. Monument signs as shown do not meet code. Revise  
12. All gas associated equipment shall be screened from public ROW.  
13. Will there only be one set of dumpsters onsite?  
14. Low maintenance material shall be utilized for the split rail fence.  
15. Elevations for each site shall be complimentary to each other. The elevations for the  
proposed auto wash seems out of place.  
16. Grammar check Note 18.  
17. The applicant promised an enhanced landscape berm along with decorative split rail  
fence along all frontages of Lot 3. The only detail provided is the fence. Update plans  
accordingly.  
18. Provide a phasing plan.  
19. Applicant shall resubmit with the Planning Commission following the completion of  
a traffic study and before the second reading of the Board of Commissioners.  
20. Close off the westernmost entrance, and remove the use of car wash and oil change.  
21. Applicant shall use permeable pavers where applicable, no permeable pavement  
allowed.  
22. ISR rating shall be increased to 80% for lot 4.  
23. Add striping and crosswalks as shown on red lined plan presented to the applicant  
following the conclusion of the meeting.  
Public Works:  
1. Perform a hydrologic determination by the FMDP for the conveyance that runs  
parallel to Lebanon Road.  
2. Return radius located at northwestern corner of Lebanon Road and N Greenhill Road  
shall be corrected.  
3. Transportation/Roadway Comments  
a. Access points on Lebanon Road are under the control of the Tennessee  
Department of Transportation (TDOT). TDOT’s review and approval of the  
access points on Lebanon Road shall occur before this project goes before the  
Board of Commissioners.  
b. The traffic study shall be submitted, reviewed, and all staff comments  
addressed prior to submittal to the Board of Commissioners.  
c. The two proposed access points onto Lebanon Road shall be right in/right out  
only with some sort of median or median curb on Lebanon Road to prohibit  
left turns in or out from those access points.  
d. Proposed access points on Lebanon Road shall have right turn deceleration  
lane analysis should be completed on both right in/right out access points.  
This analysis shall be submitted with the traffic impact study.  
e. All monument sign locations will need to be reviewed for sight distance  
impacts.  
f. There are buildings shown with multiple potential land uses that have  
different trip generation rates. Show which land uses are proposed and in the  
traffic impact study.  
g. The current land uses shown are likely to generate more pedestrian traffic  
from Greenhill High School. The intersection of N. Greenhill Road and  
Needmore (high school driveway) shall be evaluated for additional pedestrian  
safety features such as pedestrian pushbuttons, crosswalk signals, or warning  
beacons in accordance with the TDOT standard drawings.  
h. Internal pedestrian circulation plan should be reviewed at construction plans  
for appropriate sidewalk and crossing locations.  
i. Truck routing and turning analysis shall be conducted for delivery trucks  
serving the fast-food restaurant.  
j. Provide driveway access to Old N. Greenhill Road.  
k. Remove right-out movement onto N. Greenhill Road.  
l. Site circulation shall be further reviewed at the FMDP stage.  
West Wilson Utility District:  
1. No comments provided this review cycle.  
A motion was made by Chairperson Winchester, seconded by Commissioner  
Hefner, that this Ordinance be recommended for approval. The motion carried by  
the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Luke Winchester  
MOVER:  
Scott Hefner  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Bullock, Commissioner  
Christenson, Hefner, and Commissioner George  
Aye:  
Commissioner Searcy, and Commissioner Armistead  
Enactment No: 2024-23  
Absent:  
9.  
Preliminary Plat  
Review the Preliminay Plat for Heron Hill, Located off Saundersville Road.  
9.A.  
Staff went over their reports and answered questions from the commission. Charley  
Dean, 1633 West Main Street, represented the project. Motion to approve with the  
conditions of providing street lighting at the entrance, as well as decorative street  
lighting in the development, ensure mail kiosk is covered and well lit and provide  
signage at lake access easement.  
Planning and Zoning:  
1. Provide a landscaping information per article 5-104.4, this shall include a tree  
preservation plan.  
2. All requirements of article 5-104.4 shall be adhered to including façade materials,  
two car garages with appropriate free and clear space and 22’ long driveways.  
3. The waiver request from 4-104.4 of the Subdivision Regulations is subject to  
Planning Commission  
4. Preserve any trees possible.  
5. Correct the note on P2.0 to refer to 5-104 of the Zoning Regulations.  
6. Provide landscaping around the detention area to mitigate its visibility.  
7. The HOA shall maintain all open space.  
8. Detention ponds shall be screened via landscaping from all ROW’s.  
9. Provide street lighting at the entrance, as well as decorative street lighting in the  
development.  
10. Ensure mail kiosk is covered and well lit.  
11. Provide signage at lake access easement.  
Engineering:  
1. A site distance analysis shall be performed at the intersection of Heron Hill and  
Saundersville Rd. prior to construction plan review to the City. The location of the  
intersection and tree preservation may need to be revised depending on the site  
distance analysis.  
2. Per code, the maximum length of permanent cul-de-sac streets shall be 700 feet and  
shall serve no more than 14 dwelling units. Staff will support this variance due to the  
roadway section being proposed for the development.  
3. All dwelling units shall be served via gravity sewer. No homes shall be served for  
sewer via individual grinder pumps or onsite step or septic systems.  
4. The proposed pump station shall be public and designed to City standards.  
5. Provide geotechnical reports with recommendations for sinkhole remediation during  
construction plan review. A letter from a registered geotechnical engineer certifying  
mediation will be required prior to the signing of the final plat.  
6. Injection wells for stormwater management will not be supported due to long-term  
maintenance responsibility concerns. Staff will work with the developer’s engineer  
towards an approvable stormwater management system during construction plan  
review.  
7. 5’ wide sidewalks shall be installed along the Saundersville Rd frontage outside of  
the right-of-way and be within a public access easement (width to be determined at  
construction plan review).  
8. Landscaping plans shall be approved prior to the construction plan review.  
9. A letter of approval from West Wilson Utility District will be needed prior to  
construction plan approval is issued.  
10. Any potential roadway improvements to Saundersville Rd. are subject to review and  
approval by the Wilson County Road Commission.  
11. For lots 9-12, the finished floor elevation shall be the Base Flood Elevation (BFE)  
established by FEMA, +4 feet to satisfy City requirements and be shown on the Final  
Plat before recording.  
WWUD:  
1. The proposed water line shown is not WWUD’s design. WWWUD will design  
further along in the process.  
A motion was made by Vice Chair Rast, seconded by Commissioner George, that  
this Action Item be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
David Rast  
MOVER:  
Preston George  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Bullock, Commissioner  
Christenson, Hefner, and Commissioner George  
Aye:  
Commissioner Searcy, and Commissioner Armistead  
Absent:  
Adjourn  
10.  
A motion was made by Vice Chair Rast, seconded by Commissioner George, that this be  
approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
David Rast  
MOVER:  
Preston George  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Bullock, Commissioner  
Christenson, Hefner, and Commissioner George  
Aye:  
Commissioner Searcy, 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  
_______________________  
Kenny Howell, Planning Commission Secretary