Mt. Juliet, Tennessee  
Thursday, April 17, 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  
1.  
2.  
Call to Order  
Chairperson Luke Winchester, Vice Chair David Rast,  
Commissioner Rebecca Christenson, Commissioner Larry Searcy,  
Commissioner Preston George, Commissioner Nathan Bulmon, and  
Commissioner Linda Armistead  
Present  
Commissioner Art Giles  
Absent  
Set Agenda  
Chairman Winchester set the agenda as stated item 7.L. was edited due to a typo.  
3.  
Staff Reports  
Staff reviewed their reports and updated the Commission on projects.  
4.  
Citizen's Comments  
Christopher Monitini 2993 Curd Road, clarified public comment procedure.  
Michael Dewey, Dewey Engineering, 2925 Berry Hill Dr. represented item 9.A. 2937 Curd  
Road, requesting a deferral.  
5.  
Minutes Approval  
Adopt the Minutes from the March 20, 2025, Planning Commission Meeting.  
5.A.  
A motion was made by Commissioner George, seconded by Commissioner Searcy,  
that this Action Item be adopted as amended. The motion carried by the following  
vote:  
APPROVED WITH CONDITIONS  
RESULT:  
Preston George  
MOVER:  
Larry Searcy  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Absent:  
6.  
Safety Action Plan  
A RESOLUTION ADOPTING THE MT. JULIET SAFETY ACTION PLAN THAT  
WAS COMPLETED IN ACCORDANCE WITH THE FEDERAL HIGHWAY  
ADMINISTRATION’S SAFE STREETS FOR ALL (SS4A) PROGRAM  
6.A.  
Public Works Director Matt White Spoke about the Safety Action Plan.  
Leo Espelette, Kimley-Horn, 10 Lea Ave #400, spoke about the safety action plan.  
Nathan Bulmon, Pg. 2 Correct City to Mt. Juliet, Correct # of participants 363 or  
336.  
There were no Citizen Comments.  
A motion was made by Vice Chair Rast, seconded by Rebecca Christenson, that  
this Ordinance be given a Positive Recommendation to the Board of  
Commissioners, due back on 5/12/2025  
Enactment No: 45-2025  
7.  
Consent Agenda  
Staff reviewed their reports and answered questions from the Planning Commission.  
Chairman Winchester closed the Planning Commission Meeting and opened a public  
hearing for items7.I., 7.L., and 9.C. There were no citizen comments, Chairman  
Winchester closed the public hearing and reopened the Planning Commission Meeting.  
The Development Letter of Credit (69408854-745) for Jackson Hills Ph.4 in the  
amount of $339.333.43 can be released.  
7.A.  
7.B.  
7.C.  
7.D.  
7.E.  
7.F.  
7.G.  
This Action Item was approved.  
The Development Letter of Credit (69408856-763) for Jackson Hills Ph. 6 in the  
amount of $278,582.89 can be released.  
This Action Item was approved.  
The Development Letter of Credit (1644) for Legacy Pointe - GBG Westbound Turn  
Lane in the amount of $170,787.71 can be released.  
This Action Item was approved.  
The Development Letter of Credit (SLC00005205) for Baird Farms Ph.1 in the  
amount of $479,008.21 can be released.  
This Action Item was approved.  
The Development Letter of Credit (SLC00005409) for Baird Farms Ph.2A in the  
amount of $147,800.28 can be released.  
This Action Item was approved.  
The Development Letter of Credit (SLC00005442) for Baird Farms Ph.3A in the  
amount of $47,630.11 can be released.  
This Action Item was approved.  
The Sewer Letter of Credit (1589) for Mt. Juliet Elite Gymnastics in the amount of  
$60,441.90 can be released.  
This Action Item was approved.  
Review the Site Plan renewal for the Bradshaw Farms Amenity Center, Located at  
1360 Beckwith Rd.  
7.H.  
Planning and Zoning:  
1. All conditions of Ordinance 2020-05 shall be adhered to.  
2. The amenity center shall be constructed and completed by the 75th Certificate of  
occupancy.  
3. The pool shall be striped for competitive swimming.  
4. Provide low maintenance material tables for the Farmers Market pavilion area.  
5. All landscaping plan comments shall be addressed. Provide grass or other  
non-combustible materials instead of the proposed mulched islands along within 3 ft  
of the buildings.  
6. All brick shall be clay, baked and individually laid.  
7. All poles, posts and bollards shall be powder coated black.  
8. Parking stalls are required to be a minimum of 9’x17.5’ for 90-degree parking angle,  
two way aisle, correct the stalls located in the internal parking lot adjacent to the  
amenity center accordingly.  
9. The mail kiosk shall be well lit.  
10. The Planning Commission Granted the request for an architectural variance from the  
zoning ordinance, section 5-104.4.1, to reduce the percentage of brick or stone façade  
from 100% on all sides to 67% brick and 33% fiber cement siding for Northeast and  
Southeast facades and 77% brick and 23% fiber cement siding for the Northwest and  
Southwest facades.  
Engineering:  
1. Roof drains from the amenity center shall be subsurface and connect to the storm  
system.  
2. The pool shall drain into the storm system.  
3. Landscaping plans shall be approved before the issuance of the erosion control  
permit.  
4. Drainage report under preliminary review. A comprehensive review of the drainage  
report will take place at construction plan review.  
West Wilson Utility District:  
1. Water services will not be as shown. Contact WWUD to discuss.  
2. Backflow Devices are required for each meter.  
Wilson County Schools:  
1. No Comments Received  
This Action Item was approved.  
Review the Final Plat for Wells Farm Ph.1, Located at 2850 Benders Ferry Rd.  
7.I.  
Planning and Zoning:  
1. The surveyor shall sign the plat prior to recording.  
2. Provide letter of approval from Wilson County.  
3. The City of Mt. Juliet subdivision regulations require sidewalks on both sides of the  
street.  
4. Identify driveway locations for corner lots.  
Public Works:  
1. The surveyor shall sign the final plat.  
2. The plat certificates shall match Wilson County regulations as this subdivision is not  
located in the City limits.  
3. The soils area is not shown on the plat. Please show this.  
West Wilson Utility District:  
1. An on-site visit has not been conducted at this time to verify the location of the water  
lines and related appurtenances.  
2. The proposed water line is shown on the wrong side of the road. This does not reflect  
the latest design.  
3. All paperwork with WWUD shall match the revised lot numbers.  
Wilson County Schools:  
1.No Comments Received  
This Action Item was approved.  
Review the Site Plan for Revive Implant & Cosmetic Dentistry, located at 2960 N.  
Mt. Juliet Rd.  
7.J.  
Planning and Zoning:  
1. All requirements of 6-103.7 shall be adhered to.  
2. All brick shall be clay, baked and individually laid.  
3. Wall mounted utility and meter equipment shall be painted to match the building  
façade upon which it is affixed to.  
4. Poles and bollards used for signage shall be painted black or a complimentary muted  
color. Galvanized channel posts are not permitted.  
5. Poles used for parking lot lighting fixtures shall be painted black or a complimentary  
muted color and located in yards or planting beds and not in parking areas or drive  
aisles.  
6. HVAC equipment shall be adequately screened by parapet walls from horizontal  
view.  
7. Wheel stops are not permitted.  
8. Provide a decorative trash can at the entrance of the facility.  
9. Landscape plan comments are via separate cover and shall be addressed prior to the  
submittal of construction documents.  
10. Provide stone in lieu of mulch in planting beds.  
11. Privacy fencing shall be opaque and of a low maintenance material. Remove the  
wooden fencing and detail on sheet C8.02.  
12. Signage shall be reviewed via a separate application to the Planning Department. No  
variance is requested for any additional signage.  
13. The Planning Commission granted a waiver to 6-103.7 for up to 8% of the front (East  
facing) façade to include metal accent panels in lieu of full masonry.  
Engineering:  
1. Roof drains shall be subsurface and connect to the storm system.  
2. A letter from West Wilson Utility District with their approval of the project shall be  
provided to Engineering prior to the issuance of the Land Disturbance Permit.  
3. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
4. A duplex sewer pump station will be required for this site. Pump station  
specifications will be provided to the developer/engineer during construction plan  
review.  
5. The drainage report is under preliminary review. A comprehensive review of the  
drainage report will take place at construction plan review.  
6. EPSC measures shall not be installed in the buffer.  
West Wilson Utility District:  
1. Brent Finley is spelled wrong. That is bad.  
2. Proposed storm lines and Underground Detention shall be 10” away from existing  
water line.  
3. There is an existing water meter on-site. Is it large enough?  
Wilson County Schools:  
1.No Comments Received  
A motion was made by Chairperson Winchester, seconded by Commissioner  
George, that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
Luke Winchester  
Preston George  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Absent:  
Review the Commercial Design Standards Waiver for Waffle House, Located at  
12085 Lebanon Rd.  
7.K.  
Planning and Zoning:  
1. The Planning Commission did not grant a waiver to the Commercial Design  
Standards as provided in Article 6.103.7.2 as previously approved by the Planning  
Commission on the Site Plan, dated July 18, 2024.  
A motion was made by Chairperson Winchester, seconded by Commissioner  
George, that this Action Item be denied. The motion carried by the following vote:  
DENIED  
RESULT:  
Luke Winchester  
Preston George  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Absent:  
AN ORDINANCE TO AMEND THE CITY OF MT. JULIET LAND DEVELOPMENT  
CODE, PART A, SUBDIVISION REGULATIONS, ARTICLE IV. REQUIREMENTS  
FOR IMPROVEMENTS, RESERVATIONS, AND DESIGNS  
7.L.  
A motion was made by Chairperson Winchester, seconded by Commissioner  
George, that this Ordinance be given a **Positive Recommendation as amended to  
the Board of Commissioners, on meeting date of 5/12/2025. The motion carried by  
the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Luke Winchester  
MOVER:  
Preston George  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Absent:  
AN ORDINANCE TO AMEND THE CITY OF MT. JULIET LAND DEVELOPMENT  
CODE, PART B, ZONING REGULATIONS, ARTICLE IX. PARKING, LOADING  
AND ACCESS REGULATIONS  
7.M.  
A motion was made by Chairperson Winchester, seconded by Commissioner  
George, that this Ordinance be given a **Positive Recommendation as amended to  
the Board of Commissioners, on meeting date of 5/12/2025. The motion carried by  
the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Luke Winchester  
MOVER:  
Preston George  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Enactment No: 2025-28  
Absent:  
**Review the Wilson County Rezone Request from (C-3) Highway Commercial to  
(C-2) Neighborhood Commercial for 8220 Central Pike.  
7.N.  
Andrea Libea, 503 Windham Hill Ct., represented 7.N.  
A motion was made by Chairperson Winchester, seconded by Commissioner  
George, that this Ordinance be given a positive recommendation. The motion  
carried by the following vote:  
POSITIVE RECOMMENDATION  
RESULT:  
Luke Winchester  
MOVER:  
Preston George  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Absent:  
AN ORDINANCE TO REZONE THE PROPERTY KNOWN AS VIRTUE MODERN MT.  
JULIET HEADQUARTERS, LOCATED AT 3073 CURD ROAD, APPROXIMATELY 1  
ACRE, MAP 054, PARCEL 090.00 FROM RS-20 TO CNS  
7.O.  
Christopher Montini 2993 Curd Rd., spoke out against item 7.O.  
Jim McDermott, 2998 Curd Rd., spoke out against item 7.O.  
Planning and Zoning:  
1. Should this rezone request receive approval any additions to the buildings, new  
construction or changes in use will require the buildings to come into code  
compliance entirely per the requirements of 13-102, non-complying structures and 13  
-103, noncomplying uses, in the zoning ordinance.  
2. Access to the property behind 3073 Curd Road (3075 Curd Road) shall be  
maintained. An access easement shall be established should the site redevelop.  
A motion was made by Chairperson Winchester, seconded by Commissioner  
George, that this Ordinance be given a **negative recommendation to the Board of  
Commissioners, on meeting date of 5/12/2025. The motion carried by the following  
vote:  
**NEGATIVE RECOMMENDATION  
RESULT:  
Luke Winchester  
MOVER:  
Preston George  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Enactment No: 2025-27  
Absent:  
Rezone  
8.  
AN ORDINANCE TO REZONE THE PROPERTY LOCATED AT 615 RUTLAND  
DRIVE, APPROXIMATELY 5 ACRES, MAP 078, PARCEL 010.07 FROM RS-40 TO  
CMU  
8.A.  
Planning and Zoning:  
1. Should this rezone request receive approval, any additions to the buildings, new  
construction or changes in use will require the buildings to come into code  
compliance entirely per the requirements of 13-102, non-complying structures, and  
13-103, noncomplying uses, in the zoning ordinance.  
A motion was made by Vice Chair Rast, seconded by Commissioner Bulmon, that  
this Ordinance be given a **Positive Recommendation to the Board of  
Commissioners, on meeting date of 5/12/2025. The motion carried by the following  
vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
David Rast  
MOVER:  
Nathan Bulmon  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Enactment No: 2025-36  
Absent:  
9.  
Land Use Amendment, Annexation, Plan of Services, PMDP  
**Review the Preliminary Master Development Plan PUD with a Rezone from RS-20  
to CTC-PUD for The Springs at Mt. Juliet, Located at 2937 Curd Rd.  
9.A.  
This Ordinance was deferred.to the Planning Commission due back on 5/15/2025  
DEFERRED  
RESULT:  
AN ORDINANCE TO AMEND THE LAND USE PLAN FOR THE PROPERTY  
KNOWN AS COURTYARDS AT MCFARLAND, LOCATED AT 5025 OLD  
LEBANON DIRT ROAD, MAP 077, PARCEL 001.00, FROM MIXED-USE TO  
MULTI-FAMILY RESIDENTIAL AND PARKS AND GREENWAY  
9.B.  
Preston George, must have a commercial component.  
Nathan Bulmon, completed park would be deeded over to the city.  
Jay Easter, Ragan Smith, 315 Woodlawn Street, represented the project.  
David Rast inquired about the widening of E. Division St.  
Todd Serbent, E. Division not widened until 2032.  
There were no citizen comments.  
A motion was made my Commissioner George, seconded by Commissioner  
Searcy, that this Ordinance be given a negative recommendation. The motion  
carried by the following vote:  
**NEGATIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Larry Searcy  
SECONDER:  
Commissioner Searcy, Commissioner George, Commissioner  
Bulmon, and Commissioner Armistead  
Aye:  
Chairperson Winchester, Vice Chair Rast, and Commissioner  
Christenson  
Nay:  
Floyd, and Commissioner Giles  
Absent:  
**Review the Annexation, including a Plan of Services, for Courtyards at McFarland,  
Located at 5025 Old Lebanon Dirt Rd.  
9.C.  
9.D.  
This Ordinance was deferred indefinitely.to the Planning Commission due back on  
5/15/2025  
DEFERRED  
RESULT:  
**Review the Preliminary Master Development Plan PUD with a rezone from R-1 to  
RM-8 PUD & RS-40 PUD for Courtyards at McFarland, Located at 5025 Old  
Lebanon Dirt Rd.  
This Ordinance was deferred indefinitely.to the Planning Commission due back on  
5/15/2025  
DEFERRED  
RESULT:  
10.  
Discussion  
Discuss Amending Mass Grading in the Subdivision Regs.  
10.A.  
The Planning Commission and Staff discussed amending The City of Mt. Juliet  
Mass Grading regulations.  
11.  
Annual Meeting  
Election of a Chairperson.  
11.A.  
11.B.  
11.C.  
DR Nominated LW, LA 2nd, 6-0-1 LW abstain  
A motion to nominate Luke WInchester as Chairperson was made by Vice Chair  
Rast, seconded by Commissioner Armistead, that this Action Item be approved.  
The motion carried by the following vote:  
APPROVED  
RESULT:  
David Rast  
MOVER:  
Linda Armistead  
SECONDER:  
Vice Chair Rast, Commissioner Christenson, Commissioner  
Searcy, Commissioner George, Commissioner Bulmon, and  
Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Chairperson Winchester  
Absent:  
Abstain:  
Election of a Vice Chairperson.  
RC Nominated DR, LA 2nd, 6-0-1 DR Abstain  
A motion to nominate David Rast for Vice Chairperson was made by  
Commissioner Christenson, seconded by Commissioner Armistead, that this  
Action Item be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
Rebecca Christenson  
Linda Armistead  
MOVER:  
SECONDER:  
Chairperson Winchester, Commissioner Christenson,  
Commissioner Searcy, Commissioner George, Commissioner  
Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Vice Chair Rast  
Absent:  
Abstain:  
Review the Mt. Juliet Regional Planning Commission Bylaws.  
The Planning Commission and Staff reviewed the Bylaws.  
12.  
Adjourn  
A motion was made by Vice Chair Rast, seconded by Commissioner George, that this be  
accepted. The motion carried by the following vote:  
ACCEPTED  
RESULT:  
David Rast  
MOVER:  
Preston George  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Searcy, Commissioner George,  
Commissioner Bulmon, and Commissioner Armistead  
Aye:  
Floyd, and Commissioner Giles  
Absent:  
**Indicates item is recommended to the Board of Commissioners. All final  
design layouts, conditions of approval and final approval will be voted on by  
the Board of Commissioners at a later date. The public is welcome and  
invited to attend.  
_______________________  
Luke Winchester, Chairperson  
_______________________  
Tyler Gutierrez, Planning Commission Secretary