Mt. Juliet, Tennessee  
2425 North Mt. Juliet Rd  
Mt. Juliet, TN 37122  
Meeting Minutes - Final  
Thursday, July 17, 2025  
6:30 PM  
Commission Chambers  
Planning Commission  
Members: Luke Winchester, Rebecca Christenson, Bobby Franklin, Art Giles,  
David Rast, Larry Searcy, Nathan Bulmon, Preston George, Linda Armistead  
Resources: Jon Baughman, City Planner, Jill Johnson, Planner I, Shane  
Shamanur, Director of Engineering, Samantha Burnett - City Attorney  
Chairperson Luke Winchester, Vice Chair David Rast,  
Commissioner Rebecca Christenson, Commissioner Preston  
George, Commissioner Nathan Bulmon, Commissioner Art  
Giles, Commissioner Linda Armistead, and Commissioner  
Bobby Franklin  
Present  
Commissioner Larry Searcy  
Absent  
1.  
2.  
Call to Order  
Set Agenda  
Chairman Winchester removed item 6.M., 6.R., 6.V. from the consent agenda. Hearing  
item 6.M. directly after the consent agenda followed by 6.R. Item 6.V will be heard in  
conjunction with 9.A.  
3.  
Staff Reports  
Staff reviewed their reports and updated the commission on projects.  
4.  
Citizen's Comments  
Nash Patel, 1405 Barrett Dr, spoke out against item 6.R.  
5.  
Minutes Approval  
Review the Minutes from the May 15, 2025, Mt. Juliet Regional Planning  
Commission Meeting.  
5.A.  
A motion was made by Commissioner George, seconded by Commissioner  
Armistead, that this Minutes be approved as amended. The motion carried by the  
following vote:  
APPROVED  
RESULT:  
Preston George  
Linda Armistead  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner George, Commissioner Bulmon,  
Commissioner Giles, and Commissioner Armistead  
Aye:  
Commissioner Searcy  
Commissioner Franklin  
Absent:  
Abstain:  
6.  
Consent Agenda  
Staff Reviewed their reports and answered questions from the commission.  
There were no Citizen Comments.  
Chairman Winchester closed the Planning Commission meeting and opened a public  
hearing for items 6.0., 6.P. and 6.Q. There were no citizen comments. Chairman  
Winchester closed the public hearing and reopened the Planning Commission meeting.  
A motion was made by Commissioner George, seconded by Vice Chair Rast, that this be  
approved with conditions and positively recommended. The motion carried by the following  
vote:  
APPROVED  
Preston George  
David Rast  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner George, Commissioner Bulmon,  
Commissioner Armistead, and Commissioner Franklin  
Aye:  
Commissioner Giles  
Commissioner Searcy  
Nay:  
Absent:  
The Development Letter of Credit (SLC00005616) for Baird Farms Ph. 2B, in the  
amount of $135,162.12, can be released.  
6.A.  
6.B.  
6.C.  
6.D.  
6.E.  
6.F.  
6.G.  
6.H.  
This Action Item was approved.  
The Development Letter of Credit (3045) for the Lynnhaven Subdivision, in the  
amount of $97,440.00, can be released.  
This Action Item was approved.  
The Development Letter of Credit (90021036) for Walton’s Grove Ph. 1, in the  
amount of $277,113.71, can be released.  
This Action Item was approved.  
The Development Letter of Credit (90021037) for Walton’s Grove Ph. 2, in the  
amount of $135,458.72, can be released.  
This Action Item was approved.  
The Development Letter of Credit (90021038) for Walton’s Grove Ph. 3A, in the  
amount of $78,936.56, can be released.  
This Action Item was approved.  
The Development Letter of Credit (90359773) for Walton’s Grove Ph. 3B, in the  
amount of $158,479.72, can be released.  
This Action Item was approved.  
The Sewer Letter of Credit (55110053) for Walton’s Grove Ph. 5, in the amount of  
$179,638.50, can be released.  
This Action Item was approved.  
The Development Letter of Credit (55109884) for Walton’s Grove Ph. 6, in the  
amount of $119,043.36, can be released.  
This Action Item was approved.  
The Sewer Letter of Credit (55109885) for Walton’s Grove Ph. 6, in the amount of  
$49,656.00, can be released.  
6.I.  
This Action Item was approved.  
The Development Letter of Credit (70002814) for Wynfield Ph. 1, in the amount of  
$316,978.17, can be released.  
6.J.  
6.K.  
6.L.  
This Action Item was approved.  
The Development Letter of Credit (70004987) for Wynfield Ph. 3, in the amount of  
$285,372.59, can be released.  
This Action Item was approved.  
The Development Letter of Credit (70005283) for Wynfield Ph. 4, in the amount of  
$378,972.33, can be released.  
This Action Item was approved.  
Review the Site Plan for The Bradshaw Farms Amenity Area 2, located off Vivrett  
Ln.  
6.N.  
Planning and Zoning:  
1. All conditions of Ordinance 2020-05 shall be adhered to.  
2. Light bleed along the edges of the site adjacent shall be zero where adjacent to  
residential for both the amenity area and the mail kiosk.  
3. Provide details of the mail kiosk with construction plan submittal, it shall be covered  
and lighted.  
4. All landscaping plan comments shall be addressed before submitting construction  
plans to Public Works.  
5. Provide grass or other non-combustible materials in lieu of mulch within 3 ft of the  
building.  
6. All brick shall be clay, baked and individually laid.  
7. Stone shall be individually laid.  
8. Should wall mounted exterior lighting fixtures be used on the building they shall be  
decorative sconce type.  
Engineering:  
1. Landscaping plans shall be approved before the issuance of the erosion control  
permit.  
2. Drainage report under preliminary review. A comprehensive review of the drainage  
report shall take place at construction plan review.  
3. The ADA parking space shall be located as close to the mail kiosk as feasible.  
4. If the project is approved by the Planning Commission, submit a digital copy of the  
plans and drainage report to Engineering for construction plan approval.  
5. Ensure the Sidewalk is a uniform 7ft in width. Eliminate the taper from 7ft to 6ft.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
This Action Item was approved.  
Review the Final Plat for Walton’s Grove Ph. 7B located on Beasley Boulevard.  
6.O.  
Planning and Zoning:  
1. All signatures shall be obtained prior to bringing the final plat to the Planning  
Department for recording.  
Public Works:  
1. All punch list items shall be completed prior to the signing of the final plat.  
2. Ensure all plat certificates match verbiage from the Land Development Code. The  
signing of the final plat can be delayed, and the final plat returned to applicant for  
revision if verbiage does not match the Land Development Code.  
3. 10’ walking trail shall be completed prior to the signing of the final plat.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
This Action Item was approved.  
Review the Final Plat for Elliot Reserve, located at 12440 & 12582 Lebanon Rd.  
6.P.  
Planning and Zoning:  
1. Provide addresses before recording the final plat.  
Engineering:  
1. No comments  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
This Action Item was approved.  
Review the Final Plat for Windtree Pines Ph. 4B, located off Windtree Club Dr.  
6.Q.  
Planning and Zoning:  
1. All conditions of Ordinance 2021-11 shall be adhered to.  
2. Building permits shall not be pulled until the final plat is recorded.  
3. Remove individual homeowner from note #14, buffer yards shall be the  
responsibility of the HOA only.  
4. Revise the language in the recording signature block to reflect what is found in the  
City’s subdivision regulations.  
5. Remove the drainage easement from the building envelope on lot 82.  
6. Provide sidewalk along both sides of Windtree Club Drive.  
Engineering:  
1. All punch list items shall be completed prior to the signing of the final plat.  
2. Ensure all plat certificates match verbiage from the Land Development Code. The  
signing of the final plat can be delayed, and the final plat returned to applicant for  
revision if verbiage does not match the Land Development Code.  
3. The surveyor shall sign the plat.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
This Action Item was approved.  
AN ORDINANCE TO REZONE THE PROPERTY LOCATED AT 8790  
SAUNDERSVILLE ROAD, APPROXIMATELY 1 ACRE, MAP 032H, GROUP A,  
PARCEL 009.00 FROM RS-40 TO RS-30  
6.S.  
Planning and Zoning:  
1. All requirements and regulations found in the zoning ordinance pertaining to RS-30  
zoning shall apply to the property should the rezone be approved by the Board of  
Commissioners.  
Engineering:  
1. No Comments Received.  
WWUD:  
1. No Comments Received.  
Wilson County Schools:  
1. No Comments Received.  
This Ordinance was **Positive Recommendation. to the Board of Commissioners  
due back on 8/11/2025  
Enactment No: 2025-40  
Review the Preliminary Plat for Hamilton Reserve, located at 12465 Lebanon Rd.  
6.T.  
Planning and Zoning:  
1. Add to the purpose statement the establishment of the easement.  
2. Label the width of the public access easement.  
Engineering:  
1. Dimension cross-access easement between Lots 1, 2, & 3 to the proposed private  
driveway.  
2. Remove cross-access easement to Lebanon Road.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
This Action Item was approved.  
Review the Preliminary Plat for Industrial Dr Storage, located at 335 Industrial Dr.  
6.U.  
Planning and Zoning:  
1. Revise note one to read two lots.  
2. Remove note five.  
3. Revise the rear setback to that required by code rather than the width of the landscape  
buffer.  
Engineering:  
1. No Comments.  
WWUD:  
1. No Comments Received.  
Wilson County Schools:  
1. No Comments Received.  
This Action Item was approved.  
Review the reconsideration of conditions for Beckwith Station, located at 225  
Summit Blvd.  
6.W.  
Engineering Comments:  
1. Move the 10-foot multi-use path to the ROW line of Beckwith Road with a ditch  
between Beckwith and the path. Be aware of power poles within the alignment of the  
multi-use path.  
2. Beckwith Road at Summit Blvd (previously Wilfong Parkway):  
a. An LOC shall was posted for the full amount of the traffic signal at the time  
of the issuance of the Land Disturbance Permit. This LOC can now be  
reduced by $50,000 after the Beckwith Point development contribution of  
$50,000 has been made to the City.  
b. After the traffic signal warrant analysis was performed by City staff, the  
traffic signal was deemed warranted. The developer is now responsible for  
installing the traffic signal.  
Planning and Zoning Comments:  
1. No Comments at this time.  
WWUD Comments:  
1. Not applicable  
This Action Item was approved.  
7.  
Land Use Amendment, Preliminary Master Development Plan PUD  
Review the Update to Article IV of the Subdivision Regulations.  
6.M.  
Staff reviewed their amended reports (provided to the commission at the table) and  
answered questions from the commission.  
There were no citizen comments.  
This Action Item was approved.  
APPROVED  
RESULT:  
Rebecca Christenson  
Bobby Franklin  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner George, Commissioner Bulmon,  
Commissioner Armistead, and Commissioner Franklin  
Aye:  
Commissioner Searcy, and Commissioner Giles  
Absent:  
**Review the Rezone Request from OPS to CTC for the N. Mt. Juliet Rd. OPS  
Corridor, beginning at 1097 Weston Dr south to 656 N. Mt. Juliet Rd. along the west  
side of the road.  
6.R.  
Commissioner Giles recused himself from the meeting.  
Staff reviewed their amended reports (provided to the commission at the table  
reflecting correction in sponsorship from Commissioner Art Giles to City Manager  
Kenny Martin) and answered questions from the commission.  
Chairman Winchester expressed his concerns with the rezone from OPS to CTC  
and provided historical information relating to the zoning and development of the  
area.  
Commissioner George asked for representation and spoke in favor of the rezone.  
Kenny Martin, City Manager, 2425 N. Mt. Juliet Rd. represented the rezone.  
Commissioner Franklin poised the idea of a new middle ground zoning district. City  
Planner, Jon Baughman, noted it is possible with a ZOA.  
Chairman Winchester poised the idea of a work session for the Future Land Use  
Map.  
Commissioner Rast would prefer to see individual owners make a case for their  
own rezone rather than the mass request.  
Citizen Comments included:  
Keith Canfield, 1020 Clearview Dr., spoke out against the rezone request.  
David Seeley, 1005 Clearview Dr., spoke out against the rezone request.  
Matthew Thomas, 1314 Clearview Dr., spoke out against the rezone request.  
Jeremy Jernigan, 1006 Clearview Dr., spoke out against the rezone request.  
Carrie-anne Misamore, 1410 Barret Dr., spoke out against the rezone request.  
Darin Cunningham, 1401 Fairview Dr., spoke out against the rezone request.  
A motion was made by Vice Chair Rast, seconded by Commissioner Bulmon, that  
this Ordinance be **negative recommendation to the Board of Commissioners, on  
meeting date of 8/11/2025. The motion carried by the following vote:  
**NEGATIVE RECOMMENDATION  
David Rast  
Nathan Bulmon  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Bulmon, Commissioner Armistead, and  
Commissioner Franklin  
RESULT:  
MOVER:  
SECONDER:  
Aye:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Bulmon, Commissioner Armistead, and  
Commissioner Franklin  
Aye:  
Commissioner George  
Nay:  
Commissioner George  
Nay:  
Commissioner Searcy, and Commissioner Giles  
Absent:  
Commissioner Searcy, and Commissioner Giles  
Absent:  
AN ORDINANCE TO AMEND THE LAND USE PLAN FOR THE PROPERTY  
KNOWN AS THE SUTTON LOCATED ON GOLDEN BEAR GATEWAY, MAP 072,  
PARCELS 047.00, 047.01, 048.00 & 049.00, MAP 077, PARCELS 010.02, 011.01,  
& 012.02 FROM MIXED USE TO MIXED USE AND HIGH DENSITY RESIDENTIAL  
7.A.  
Staff reviewed their amended reports (provided to the commission at the table  
reflecting minor changes i.e. unit count) and answered questions from the  
commission.  
Commissioner Giles returned to the meeting.  
Cherie Akers, Barge Design Solutions, 615 Third Ave Nashville, represented the  
project.  
There were no citizen comments.  
fail the Land Use shall revert back.  
A motion was made by Commissioner Armistead, seconded by Chairperson  
Winchester, that this Ordinance be recommended for approval with the condition  
should the associated PMDP fail the land use shall revert back. The motion carried  
by the following vote:  
**POSITIVE RECOMMENDATION  
Linda Armistead  
Luke Winchester  
Chairperson Winchester, Commissioner Christenson,  
Commissioner George, Commissioner Bulmon, Commissioner  
Giles, Commissioner Armistead, and Commissioner Franklin  
RESULT:  
MOVER:  
SECONDER:  
Aye:  
Chairperson Winchester, Commissioner Christenson,  
Commissioner George, Commissioner Bulmon, Commissioner  
Giles, Commissioner Armistead, and Commissioner Franklin  
Commissioner Searcy  
Aye:  
Absent:  
Commissioner Searcy  
Vice Chair Rast  
Absent:  
Abstain:  
Vice Chair Rast  
Abstain:  
Enactment No: 2025-49  
**Review the Preliminary Master Development Plan PUD with a rezone from OPS,  
OPS-PUD and RS-40 to CMU-PUD and RS-10-PUD for The Sutton, located  
between E Division St., Rutland Dr. and Golden Bear Gateway.  
7.B.  
Staff reviewed their amended reports (provided to the commission at the table  
reflecting minor changes i.e. unit count) and answered questions from the  
commission.  
Cherie Akers, Barge Design, 615 3rd Ave Nashville, Represented the Project.  
Tulsi Patel, 210 Laycrest Dr. Represented the Developer.  
There were no citizen comments.  
Planning and Zoning:  
1. Live/work spaces are not permitted to contribute to commercial square footage.  
2.  
3.  
4.  
Amenities may not contribute to commercial square footage.  
Provide landscaped islands every 15 parking spaces.  
All requirements of the City’s Subdivision regulations shall be adhered to, except any  
waivers approved by the Board of Commissioners.  
5.  
6.  
7.  
8.  
5-104.1 Multifamily guidelines shall be adhered to, excepting any waivers approved  
by the Board of Commissioners.  
6-104.1 Mixed-use regulations shall be adhered to, excepting any waivers approved  
by the Board of Commissioners.  
5-104.4 Single family guidelines shall be adhered to excepting any waivers approved  
by the Board of Commissioners.  
Exterior lighting fixtures mounted to the buildings shall be decorative. Wall packs  
are not permitted.  
9. All poles and posts throughout the PUD shall be powder-coated black, channel posts  
are not permitted.  
10. Bollards shall not be painted yellow; rather black gray or another neutral color.  
11. Wheel stops are not permitted.  
12. Corner lots and edge units shall be designated critical façade lots.  
13. All fencing shall be decorative and constructed of low maintenance material.  
14. HVAC and utility equipment shall be screened entirely from horizontal view by  
parapet walls if roof mounted and masonry enclosure or landscaping if ground  
mounted.  
15. Wall mounted utility meters and associated equipment shall be painted to match the  
façade it is attached to.  
16. Metal and vinyl shall not be permitted as secondary façade materials.  
17. Brick shall be clay, baked and individually laid.  
18. Stone shall be individually laid.  
19. Wet ponds shall have lighted fountains for aeration and landscaping around the  
perimeter.  
20. Preserve as many trees as possible. Should existing vegetation be utilized for  
required landscaping provide a tree survey at final master development plan submittal.  
21. Provide bike racks per code.  
22. Provide trash receptacles per code.  
23. Fire pits shall be set in a brick or stone base.  
24. Dumpster enclosure and trash compactors shall be faced with masonry and meet the  
requirements of 6-103.7, regulations for dumpster enclosures.  
25. 2,000sf of clubhouse area, up to 200 units, is required, plus 10sf per each additional  
dwelling in multifamily areas per multi-family regulations.  
26. Provide commercial and/or mixed uses along the entire Golden Bear Gateway  
frontage in lieu of the townhomes/strictly residential as this is a major commercial  
corridor in the City.  
27.  
Detention ponds, easements, etc. shall not be counted towards improved  
open space requirements.  
28. Provide decorative streetlighting at the entrances and throughout the PUD per  
recently approved ordinance 2025-24.  
29. Parking lot lighting shall be decorative fixtures mounted to black poles. Poles shall  
be placed in landscaped areas or yards not in the parking lot.  
30. Paint wall mounted utility equipment and meters to match the building façade it is  
attached to.  
31. Landscape buffers shall be located in open space and not on individual lots. The  
HOA or management company shall be responsible for the maintenance of all buffers.  
32. Mail kiosks shall be covered, lighted and include designated parking.  
33. Signage to be reviewed via a separate application to the Planning Department.  
34. The full complement of required parking shall be provided.  
35. The Planning Commission positively recommended a waiver to 6-103.3 allowing for  
a max height of 55’ on the proposed buildings.  
36. The Planning Commission positively recommended a waiver to 4-114.1 and 5-104.4 -  
allowing for 70% MASONRY AND 30% SECONDARY Hardie and board and batten for  
multi family.  
37. The applicant offered to reduce the town homes in phase 2A in order to add 20k-25k  
sqft of commercial space. The Planning Commission positively recommended that it be  
done.  
38. The Planning Commission did not make a recommendation on the sale of the City  
property.  
39. The Planning Commission supported a waiver to 5-104a.4 - Allowing the Omit  
perimeter fence around multifamily.  
40. The Planning Commission did not support a waiver to 5-104.4 - allowing for less  
than 22’ long driveways for alley loaded and front-loaded townhomes.  
41. The Planning Commission supported a waiver to 5-104.4 - allowing for the  
omittance of the masonry column between single family two car garages front facing if  
a decorative door is used.  
42. The Planning Commission did not support a waiver to 5-104.4 - Front facing, single  
family garage doors to be 50% of the front façade if a decorative garage door is used.  
43. The Planning Commission supported at waiver to 5-104.4 - allowing for  
single-family, front-loaded garages to be flush with the front façade.  
44. The Planning Commission supported a waiver to 5-104.4 allowing for single family  
lots as small as 8,000 sqft.  
45. The Planning Commission supported a waiver to 6.102.1 allowing for a grocery store  
to be as small as 10,000 sqft.  
46. The Planning Commission did not support a waiver to 6-103.7.3 to omit sidewalks in  
areas that require environmental impact.  
47. The planning Commission supported a waiver to 6.103.4 allowing for townhome  
balconies to encroach in the required yard space.  
48. The Planning Commission did not support a waiver to 8-207.5.4 to allow the  
greenway trail to be mulched in lieu of paved.  
Engineering:  
1. This PMDP shall be stamped, signed, and dated by a TN registered engineer for all  
future submittals.  
2. 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.  
3. Do not install EPSC measures in existing landscaping being preserved as a buffer.  
4. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
5. If wet ponds are used, aeration shall be provided.  
6. Stormwater: Rule 400-10-.04 need at construction plans, 100-year storm for  
detention.  
7. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
8. Grinder systems or on-site step systems will not be allowed for this development.  
9. The internal pump station shall be public and designed to City standards.  
10. All sewer mains (minus laterals) shall be public and within a 20’(minimum)  
easement.  
11. The public sewer shall not be placed within private alleys.  
12. Sewer availability has been granted. The developer shall upsize the existing gravity  
sewers to accommodate the flow from the development’s discharge point (at the  
existing manhole) to the Volunteer (7-Eleven) pump station. Sizing parameters shall  
be determined at construction plan review.  
13. Offsite sewer shall not be under the greenway. Alignment of the sewer shall be  
determined at the FMDP.  
14. Provide hydrologic determination by FMDP.  
15. Variances:  
· The Planning Commission supported the request to disturb slopes more than  
20% in a cut condition only.  
· The Planning Commission did not support the request to allow front loading  
garages on access streets. (Zoning Reg 5-104.4.10)  
· The Planning Commission supported the request to allow more than 14 lots  
on a cul-de-sac (Sub Reg 4-104.401) conditionally that the street include 24’  
of pavement.  
· The Planning Commission did not support the request to allow up to 25%  
shared parking (Zoning Reg 9-103) without a shared parking analysis.  
· The Planning Commission supported the request to allow permanent dead  
ends to terminate within 150’ of the property boundary (Sub Reg 4-104.405)  
· The Planning Commission supported the request to allow residential  
frontages on a collector (Sub Reg 4-104.303) on one side of the street with  
shared driveways. No lots may have individual driveways along the collector  
· The Planning Commission did not support the request to waive sidewalk  
requirements in areas with environmental impacts (Sub Reg 4-103.102)  
· The Planning Commission did not support the request for the greenway to be  
a mulch trail.  
16. The following off-site improvements will be required based on the results of the  
MTA:  
a. Golden Bear Gateway and Rutland Drive  
i. A traffic signal should be installed at this intersection when warranted.  
A signal warrant analysis should be submitted with each FMDP/Site  
of a commercial parcel or final plat (residential). The median on  
Golden Bear Gateway and Athletes Way shall be closed when the  
signal is installed.  
ii. The southbound approach of Rutland Drive should be widened to  
include an exclusive left-turn lane. This improvement should be done  
prior to the construction of the project entrance on Rutland Drive.  
b. Golden Bear Gateway and E. Division Ramp/Site access  
i. The site access at this intersection shall be right-in/right-out only. The  
median on Golden Bear Gateway shall be modified to allow lefts onto  
and off of the ramp, but not into the site.  
ii. This may require the site access location be moved.  
c. Golden Bear Gateway Signals  
i. A time-of-day and coordination plan shall be developed for all signals  
between Division Street and Summit Boulevard. This plan shall be  
implemented prior to the opening of 50% of the commercial area or  
the installation of the signal at Rutland Drive, whichever occurs first.  
ii. Opticom preemption with a perpetual license shall be installed at  
all signals between Division Street and Summit Boulevard.  
17. Site Access  
a. Site Access 1 shall be located on Golden Bear Gateway at the signalized  
intersection at Athletes Way. This approach shall include  
protected/permissive left-turn phasing and run concurrently with the Athletes  
Way approach.  
b. Site Access 2 shall be located on Rutland Drive. A left-turn lane should be  
installed on Rutland Drive at the intersection. This driveway must meet  
HSAM spacing requirements.  
c. Site Access 3, as proposed on Rutland Drive, does not meet HSAM spacing  
requirements and therefore is not supported. However, capacity analysis  
indicated the driveway to be located outside the queue from a signal at  
Rutland Drive and Golden Bear Gateway.  
d. Site Access 4 shall be located on Golden Bear Gateway, opposite the Project  
Jolene driveway. This driveway shall be right-in/right-out only and a median  
shall be installed along Golden Bear Gateway.  
e. Site Access 5 shall be located on Golden Bear Gateway, opposite the Division  
Street ramp. This driveway shall be right-in/right-out only. The median on  
Golden Bear Gateway shall be modified to allow lefts onto and off of the  
ramp, but not into the site. This may require the location of the driveway be  
changed.  
f. Site Access 6 shall be located on East Division Street and include left-turn  
and right-turn lanes on Division Street. This driveway must meet HSAM  
spacing requirements to Golden Bear Gateway and Rutland Drive.  
g. Site Access 7 shall be located on Rutland Drive and meet HSAM spacing  
requirements from Division Street.  
18. Sidewalks are required along all road frontage.  
19. Pedestrian Access Routes (PAR) are required from the ROW to all businesses per  
ADA standards.  
20. All roads serving the multifamily and commercial portions of the site shall be  
private. The central spine collector shall be a minor collector if public, and adhere to  
all design standards, widths, and access standards of a minor collector cross-section.  
21. Sidewalks adjacent to perpendicular parking shall be at least 7’ wide to account for  
vehicle overhang.  
22. Sidewalks adjacent to parallel parking shall be at least 6’ wide, excluding the width  
of the curb, to account for mirrors and doors.  
23. All shared use paths must be at least 10’ wide.  
24. The shared use path along Golden Bear Gateway shall be moved in front of the  
signage at the signal to provide better lines of sight to turning motorists and to  
prevent bicycles and pedestrians crossing through the vehicle queues.  
25. The alleys within the townhome areas shall include at least 20’ of pavement.  
26. Perpendicular parking on the alleys must comply with the parking dimensions  
provided in the Zoning Ordinances. Consider angled parking to reduce the required  
drive aisle width.  
27. All sidewalks on the collector between E. Division Street and Rutland Drive shall be  
at least 6’ wide. Sidewalks are required on both sides of the street over the stream  
crossing.  
28. Truck turning templates are needed to show delivery operations. Please provide a  
zoomed in figure on the proposed roundabout at FMDP.  
29. Curb and gutter are required any place with sidewalk or shared use paths within the  
City limits.  
30. All pedestrian facilities shall comply with ADA and PROWAG standards.  
31. Adequate sight distance shall be provided at all intersections. Sight distance profiles  
will be provided at FMDP.  
32. Angled on-street parking is supported only on the private central access road opposite  
Athletes Way. The road must include a center median and meet the drive aisle width  
required in the zoning code.  
33. The Planning Commission positively recommended widening E Division St to 3  
lanes along the project frontage.  
34. The Planning Commission positively recommended providing a stop light at the  
Golden Bear Gtwy and E. Division St. access road.  
35. The Planning Commission positively recommended no construction traffic access to  
E. Division St expect for modifications to E Division St itself.  
36. The Planning Commission positively recommended the phase 3 connection to  
Rutland Dr not be opened until the completion of phase 3.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
A motion was made by Commissioner George, seconded by Commissioner  
Armistead, that this Ordinance be recommended for approval. The motion carried  
by the following vote:  
**POSITIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Linda Armistead  
SECONDER:  
Chairperson Winchester, Commissioner Christenson,  
Commissioner George, Commissioner Bulmon, and Commissioner  
Armistead  
Aye:  
Commissioner Giles, and Commissioner Franklin  
Commissioner Searcy  
Nay:  
Absent:  
Abstain:  
Vice Chair Rast  
Enactment No: 2025-48  
AN ORDINANCE TO REZONE APPROXIMATELY 20.10 ACRES OF PROPERTY  
KNOWN AS SPRINGS AT MT JULIET LOCATED AT 2937 CURD RD, MAP 054,  
PARCELS 100.03, 100.01 AND 100.05 FROM RS-20 TO CTC-PUD AND TO ADOPT  
THE PRELIMINARY MASTER DEVELOPMENT PLAN  
7.C.  
Staff reviewed their reports and answered questions from the commission.  
Michael Dewey, Dewey Engineering, 2925 Berry Hill Dr. Nashville, represented the  
project.  
Christopher Montini, 2993, Curd Rd., spoke out against the project.  
Planning and Zoning:  
1. Two car driveways shall be at least 18’ wide.  
2.  
3.  
Only improved open space may contribute to the 10% minimum requirement.  
Identify the square footage of commercial uses alone, remove non-residential  
language, specify the exact amount of commercial and amenity area proposed.  
Identify building separation distances on the final master development plan.  
Relocate the playground amenity to a more central location in the PUD and away  
from Curd Road.  
4.  
5.  
6. Remove lots 116 & 117 to allow enough space for an effective buffer from adjacent  
commercial and amenity uses.  
7.  
8.  
9.  
Provide building renderings that match the waiver requests. Townhomes shall be  
fully masonry.  
All requirements of the City’s Subdivision regulations shall be adhered to, except any  
waivers approved by the Planning Commission and Board of Commissioners.  
5-104.1 Multifamily guidelines shall be adhered to, except any waivers approved by  
the Planning Commission and Board of Commissioners.  
10. 6-104.1 Mixed use regulations shall be adhered to excepting any waivers granted by  
the Planning Commission or Board of Commissioners.  
11. 6-103.7 Commercial design standards shall be adhered to except any waiver issues by  
the Board of Commissioners.  
12. Residential HVAC and utility equipment shall be screened entirely from horizontal  
view, utility meters shall be screened with brick/stone screen walls.  
13. Wall mounted utility and meter equipment shall be painted to match the façade of all  
commercial and amenity buildings.  
14. All exterior lighting fixtures shall be decorative.  
15. Brick shall be clay, baked and individually laid.  
16. Stone shall be individually laid.  
17. Provide trash receptacles at each commercial building and amenity main entrances.  
18. Provide a five-space wave-style bike rack at each commercial and amenity building.  
19. Wet ponds shall have lighted fountains with aeration.  
20. Detention and retention areas shall be screened with landscaping around the  
perimeter.  
21. Preserve as many trees as possible. Should existing vegetation be utilized for  
required landscaping provide a tree survey at final master development plan and  
landscape plan submittal.  
22. The mail kiosks shall be covered and lit and include designated parking.  
23. The dumpster enclosures shall include a pedestrian door, masonry enclosure, metal  
gates and meet all requirements of 6-103.7.  
24. Relocate the dumpsters along the main drive to a less conspicuous location.  
25. Provide decorative streetlighting at the subdivision entrances and throughout.  
26. Wall mounted light fixtures shall be decorative.  
27. Parking lot lighting shall include decorative fixtures mounted to black poles.  
28. Mulch is not permitted within 3’ of any commercial or amenity structure.  
29. All poles and posts shall be painted black, channel posts are not permitted.  
30. Wheel stops are not permitted.  
31. Bollards shall be painted black.  
32. Roof mounted HVAC equipment for the commercial structures and amenities shall  
be screened entirely from horizontal view via parapet walls per 6-103.7.  
33. Provide a phasing sheet with the final master development plan submittal.  
34. Sidewalks and trails are not permitted within landscape buffer areas.  
35. Identify building separation distances for the commercial and amenity areas.  
36. Patios, should they be installed, shall not encroach into landscape buffers.  
37. All amenities shall be completed before issuance of the 110th CO.  
38. All commercial development shall be completed before issuance of the 110th CO.  
39. Split area of the south storm pond, between units 28 & 29, as it will serve both  
residential and commercial areas of this PUD. As calculated it currently gives  
inaccurate credit toward commercial area.  
Engineering:  
1. The following variances are requested or required:  
a. [4-103.3] To allow private streets: SUPPORTED conditionally on the  
proposed cross section meeting the City standard for an Access Lane or  
greater.  
b. [4-103.103] To exclude a grass strip between sidewalks and curbs: NOT  
SUPPORTED  
2. Based on Staff’s review of the MTA, the following offsite improvements are  
recommended:  
a. A westbound left-turn lane shall be constructed on Lebanon Road at Curd  
Road by the 100th C.O.  
b. The westbound left-turn lane on Lebanon Road at Golden Bear Gateway shall  
be extended to accommodate the projected queue by the 100th C.O. This will  
require the installation of a two-way left-turn lane between Golden Bear  
Gateway and Curd Road to accommodate the storage and tapers.  
c. Install curve feedback signs on Curd Road south of the project entrance by the  
25th C.O.  
3. Based on Staff’s review of the MTA, the following site-related improvements are  
recommended:  
a. A northbound right-turn and a southbound left-turn lane are required on  
Golden Bear Gateway at the project access prior to the 1st C.O (commercial  
or residential (excluding any model home);.  
b. A northbound left-turn lane is required on Curd Road at the project access  
prior to the 1st C.O. (commercial or residential (excluding any model home).  
4. On street parking shall be parallel parking, including at the mail kiosk. Additional  
parking may be provided from a separate lot.  
5. Sidewalks adjacent to any parking shall be 7’.  
6. A crosswalk shall be provided across Road A at Road B.  
7. Sidewalk width along Golden Bear Gateway frontage shall be at least 6’. This  
sidewalk would likely be located on the bank of the existing bluff. Grading of the  
bluff shall be included with the FMDP submission.  
8. Sidewalk width along Curd Road frontage shall be at least 5’.  
9. A minimum driveway depth of 22’ is recommended, matching the requirement for  
single-family residential.  
10. The sidewalk connecting Road F to the northern walking path shall be on the west  
side of the road.  
11. The 2’ grass strip will have steep driveway grades from the curb.  
12. All pedestrian facilities shall comply with ADA and PROWAG standards.  
13. Adequate sight distance shall be provided at all intersections. Sight distance profiles  
will be provided at FMDP.  
14. 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.  
15. Landscaping plans shall be approved prior to construction plans approval.  
16. If wet ponds are used, aeration shall be provided.  
17. The developer deemed there were no steep slopes onsite.  
18. Tennessee Rule 0400-10-.04 required for water quality and quantity.  
19. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
20. An assessment of the allowance onsite grinder systems will take place at FMDP. If  
grinder systems are indeed allowed, the developer shall provide a redundant system  
to the City for each grinder system installed as future maintenance.  
21. The Onsite pump station serving this development shall be public and built to city  
standards.  
22. Provide detailed grading plan by FMDP.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Provided.  
A motion was made by Commissioner George, seconded by Commissioner  
Bulmon, that this Ordinance be recommended for denial. The motion carried by the  
following vote:  
**NEGATIVE RECOMMENDATION  
RESULT:  
Preston George  
MOVER:  
Nathan Bulmon  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner George, Commissioner Bulmon,  
Commissioner Giles, Commissioner Armistead, and Commissioner  
Franklin  
Aye:  
Commissioner Searcy  
Absent:  
8.  
Site Plans  
Review the Site Plan for Seven Brew, located at 11226 Lebanon Rd.  
5 Minute Recess. Meeting Resumed.  
8.A.  
Staff reviewed their reports and answered questions from the commission.  
Traffic Engineer, Todd Serbent, confirmed requirement for pedestrian access route  
to the public ROW.  
Director of Engineering, Shane Shamanur, asked to strike PW Comment #10.  
Bob Gage, 100 Powell Pl Nashville, TN represented the project.  
There were no citizen comments.  
Planning and Zoning:  
1. Excepting any waivers/variances granted, all requirements of the commercial design  
regulations, 6.103-7, shall be adhered to.  
2. Provide an ADA accessible pedestrian connection via the sidewalk along Lebanon  
Road.  
3. Brick shall be clay, baked and individually laid unless a waiver is granted by the  
Planning Commission for the use of modular brick.  
4. Rooftop mounted utility equipment shall be screened via a parapet wall unless a  
waiver is granted by the Planning Commission.  
5. Poles, and posts for signage and lighting, shall be painted black, or a muted color  
complimentary to the building and not yellow.  
6. Bollards shall be painted/sleeved black or a muted color complimentary to the  
building. Yellow is not allowed.  
7. Wall mounted utility/meter equipment shall be screened with masonry or painted to  
match the façade it is attached to.  
8. Gutters/downspouts shall be painted a color complimentary to match the façade.  
9. Wall mounted lighting fixtures, if utilized, shall be decorative. No proposals are  
shown.  
10. Landscape plan comments shall be addressed prior to the submittal of construction  
plans.  
11. Combustible landscape materials (such as mulch) are prohibited within 3’ of the  
building.  
12. Signage shall be reviewed via a separate application to the Planning Department.  
13. 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. - business symbol only.  
14. If the existing pylon sign is to be utilized, no structural changes can be made via size,  
reader board, etc., or the sign will be required to come into compliance. If possible,  
please provide a brick and/or stone column around the base of the of the pole, to  
compliment the elevations of the new building. Staff will work with the contractor to  
create an aesthetically approved design.  
15. The engineer shall sign the plan set.  
16. The architect shall sign the plan set.  
17. The Planning Commission granted a waiver to 6-103.7 allowing for a rooftop screen  
wall as shown on page A2.1 of the plans.  
18. The Planning Commission granted a waiver to 6-103.7 allowing for modular brick  
specifically Nichiha.  
Engineering:  
1. Internal storm sewer system shall have a minimum of 15” diameter pipe outside of  
the ROW (outside of water quality units and roof drain collection).  
2. Do not install EPSC measures in existing landscaping being preserved as a buffer.  
3. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
4. Stormwater: Rule 400-10-.04 needed at construction plans, 100-year storm for  
detention.  
5. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval.  
6. All sewer mains (minus laterals) shall be public and within a 20’(minimum)  
easement.  
7. Sewer availability has been granted.  
8. The crosswalk across the drive-thru lanes should be white for better visibility.  
9. Parking drive aisles must be at least 26’ for perpendicular parking.  
10. The slope of the ADA parking space may not exceed 2.08%.  
11. A pedestrian access route to the public right-of-way is likely required. Staff is waiting  
on input from the Access Board technical assistance program. Such route would be  
required at construction plans.  
12. If the project is approved by the Planning Commission, submit a digital copy of the  
plans and drainage report to Engineering for construction plan approval.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
A motion was made by Commissioner George, seconded by Vice Chair Rast, that  
this Action Item be approved. The motion carried by the following vote:  
APPROVED  
Preston George  
David Rast  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner George, Commissioner Bulmon,  
Commissioner Giles, Commissioner Armistead, and Commissioner  
Franklin  
Aye:  
Commissioner Searcy  
Absent:  
Review the Site Plan for Industrial Dr Storage, located at 335 Industrial Dr.  
8.B.  
Staff reviewed their reports and answered questions from the commission.  
There were no citizen comments.  
Jake Porter, Heritage Civil, 2055 N Mt Juliet Rd, represented the project.  
Kenneth Powers 977 Chandler Rd, represented the developer.  
Planning and Zoning:  
1. Label the landscape buffer widths.  
2. Label the access easement width.  
3. All landscape plan review comments are via separate cover and shall be addressed  
prior to the submission of construction documents to Public Works.  
4. Revise the lighting to result in zero at property lines adjacent to residential zoning.  
5. Provide a five space, wave style bike rack per 7-103.8.  
6. Provide a trash receptacle at the main entrance per 7-103.1.  
7. All brick shall be clay, baked and individually laid.  
8. Poles and posts shall be painted black or a color complimentary to the building.  
Galvanized channel posts are not permitted.  
9. All wall mounted utility equipment shall be painted a color complimentary to the  
building façade.  
10. All signage shall be reviewed under separate application to the Planning Department.  
11. All bollards shall be painted a color complimentary to the building façade.  
12. All fencing shall be low maintenance, decorative type, identify where the chain link  
fencing is proposed to be installed and revise the plans to include a more decorative  
option.  
13. Combustible landscaping materials are prohibited within 3’ of the building.  
14. Rooftop HVAC and other equipment shall be screened from horizontal view, via a  
parapet wall.  
15. Display the rear building setback required by code on the plat, rather than the width  
of the buffer yard.  
Engineering:  
1. Do not install EPSC measures in existing landscaping being preserved as a buffer.  
2. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
3. If wet ponds are used, aeration shall be provided.  
4. Add utility contacts on the cover sheet.  
5. Drainage report under preliminary review. A comprehensive review of the drainage  
report shall take place at construction plan review.  
6. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
7. Sewer availability has been requested.  
8. This site will require a grinder pump system. Specifications will be provided at  
construction plan review  
9. Stormwater: TN rule 400-10-.04 and 100-year 24-hour storm at construction plans.  
10. Stormwater: QHP confirmation needed for watercourse, it is believed that current  
owner worked piping stream without ARAP and city approval.  
11. Center the pavement marking arrows in the center of the drive aisle, excluding the  
fire lane.  
12. The permeable pavers must be slip resistant to be used in the ADA spaces.  
13. If the project is approved by the Planning Commission, submit a digital copy of the  
plans and drainage report to Engineering for construction plan approval.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
A motion was made by Commissioner George, seconded by Commissioner  
Armistead, that this Action Item be approved. The motion carried by the following  
vote:  
APPROVED  
RESULT:  
Preston George  
Linda Armistead  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner George, Commissioner Bulmon,  
Commissioner Giles, Commissioner Armistead, and Commissioner  
Franklin  
Aye:  
Commissioner Searcy  
Absent:  
9.  
Final Master Development Plan  
Review the Preliminary Plat for The Reserve at Tate Ln, located off Tate Ln.  
6.V.  
Planning and Zoning:  
1. All of the conditions of ordinance 2025-30 shall be adhered to.  
2. Revise the setbacks on lot 25 to include two rears instead of one side and on rear.  
3. If existing vegetation is to be used for buffers, please provide a tree survey at the time  
of construction plan submittal.  
Engineering:  
1. No Comments at this time.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
A motion was made by Commissioner Giles, seconded by Commissioner George,  
that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner George, Commissioner Bulmon,  
Commissioner Giles, Commissioner Armistead, and Commissioner  
Franklin  
Aye:  
Commissioner Searcy  
Absent:  
Review the Final Master Development Plan for The Reserve at Tate Ln, located off  
Tate Ln.  
9.A.  
Staff reviewed their reports and answered question from the commission  
Alex Sadof, 1614 Tate Ln., Hired by Mr. Griffith to represent him.  
Planning and Zoning:  
1. All conditions of Ordinance 2025-30 shall be adhered to.  
2. All conditions of Art. 5-104, single family residential guidelines, shall be adhered to,  
excepting any variance/waiver granted via Ord. 2025-30.  
3. Brick shall be clay, baked and individually laid.  
4. Stone shall be individually laid.  
5. Vinyl is not permitted as a secondary façade material.  
6. The mail kiosk shall be covered, well-lit and include a minimum of one designated  
parking space.  
7. Decorative, non-obtrusive outdoor lighting shall be utilized on the perimeter wall.  
8. Provide decorative street lighting at the entrance to the subdivision.  
9. Landscape plan comments are via separate cover; all comments shall be addressed  
prior to submitting construction plans to Public Works.  
10. Landscape buffers shall be in open space and maintained by the HOA.  
11. A tree survey is required to receive credit for existing material for required buffers.  
12. For all wet ponds, please include aeration with lighted fountains.  
13. Detention/retention ponds shall include vegetative screening around the perimeter.  
14. Provide timeline on the construction of the trail connection from Watermark Way (as  
discussed and agreed upon at the BOC meeting) at the time of submittal of the  
construction plans, or a suitable alternative location.  
Engineering:  
1. Previous PMDP/PUD conditions apply.  
2. Drainage report under preliminary review. A comprehensive review of the drainage  
report shall take place during construction plan review.  
3. The cul-de-sac shall have an entry and exit radius of R50’ per ST-121.  
4. Provide an updated sight distance exhibit with the reduced cut at Tate Lane.  
5. If the project is approved by the Planning Commission, submit a digital copy of the  
plans and drainage report to Engineering for construction plan approval.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
A motion was made by Commissioner Giles, seconded by Commissioner George,  
that this Action Item be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner George, Commissioner Bulmon,  
Commissioner Giles, Commissioner Armistead, and Commissioner  
Franklin  
Aye:  
Commissioner Searcy  
Absent:  
Review the Final Master Development Plan Site Plan for Broadstone at McFarland  
Farms Ph. 1C, located at 5238 Old Lebanon Dirt Rd.  
9.B.  
Staff reviewed their reports and answered questions from the commission.  
Discussion was held regarding the FMDP not being compliant with the approved  
PMDP, including:  
Chairman Winchester questioned number of units in FMDP; pointed out visual  
differences; stated buildings not separated with internal drives and less access; and  
noted lack of connectivity to commercial area.  
Commissioner Bulmon stating second page not consistent with rest of document  
and noted placement of pool near drive isle is different.  
Commissioner George concurred with Chairman Winchesters statements; pointed  
out lack of spread-out concept and community feel; noted more asphalt and feeling  
of less green space; and agreed with safety concerns about parking spaces coming  
off the main drive.  
Commissioner Rast agreed with all concerns raised and expressed safety concerns  
about relocating parking spaces out of the main entrance.  
Tulsi Patel, 210 Laycrest Dr., Represented the project. Tulsi Patel described  
differences and changes being necessary between PMDP and FMPD, including  
building redesign and pushing the buildings up against Old Lebanon Dirt Rd. Tulsi  
Patel agreed with Commissioner George that the building layout is different.  
Stevie Keller, 5299 Indiana Nashville TN, Represented the Developer, wanted to  
create a single central access point.  
There were no citizen comments.  
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 George, Commissioner Bulmon,  
Commissioner Giles, and Commissioner Franklin  
Aye:  
Commissioner Searcy  
Absent:  
Commissioner Armistead  
Preliminary Plat  
Abstain:  
10.  
Review the Preliminary Plat for The Crye Property, located off Rehnea Dr and  
Graham Dr.  
10.A.  
Staff reviewed their reports and answered questions from the commission.  
Chairman Winchester confirmed this subdivision would be separate from the  
Hickory Hills Subdivision.  
Eric Olson,618 Grassmere Park Dr. Nashville, represented the project.  
Chairman Winchester confirmed road A would require a future development sign.  
Commissioner George, is there any access to Davidson County from the  
Subdivision without going to Lebanon Rd.?  
Eric Olson agreed to remove road A below lot 78 to prevent connection to Davidson  
County.  
Commissioner Franklin, inquired about connection to City sewer and critical lots due  
to steep terrain.  
There were no citizen comments.  
Planning and Zoning:  
1. All requirements of 5-104.4, single family residential guidelines, shall be adhered to.  
2. Brick shall be clay, baked and individually laid.  
3. Stone shall be individually laid.  
4. Wet detention/retention ponds shall include lighted aeration.  
5. The mail kiosk shall be covered and lighted with designated parking.  
6. Corner lots shall be designated a critical façade lot and include architectural features such as  
windows, rowlocks, color variation, etc. to avoid highly visible blank walls.  
7. Streetlights shall be provided for single family residential subdivisions per ordinance  
2025-24.  
8. Lot coverage shall not exceed 35%  
9. Traffic control and similar signage shall be mounted to black poles; channel posts are not  
permitted.  
10. Subdivision signage shall be reviewed via a separate application to the Planning  
Department.  
11. Landscape buffers shall be located in open space, not on individual lots, and maintained by  
the HOA.  
12. Landscape plan comments shall be addressed with a resubmittal before submitting  
construction drawings for review.  
13. Provide home elevations to review prior to submittal of construction plans to Public Works.  
Engineering:  
1. 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.  
2. Do not install EPSC measures in existing landscaping being preserved as a buffer.  
3. Landscaping plans shall be approved prior to the issuance of the Land Disturbance  
Permit.  
4. If wet ponds are used, aeration shall be provided.  
5. A letter of approval from West Wilson Utility District will be required prior to  
construction plan approval is issued.  
6. The drainage report is under preliminary review. A comprehensive review of the  
drainage report will take place at construction plan review.  
7. Existing slopes greater than 20% will not be allowed within the building envelope.  
8. Sewer availability has been requested. This area will be served by Metro Water  
Services as the immediate surrounding area is served by Metro.,  
9. Staff recommends that the construction entrance comes from either Rehnea Drive  
and/or Josie Court.  
10. Stormwater: TN rule 400-10-.04 and 100-year 24-hour storm at construction plans  
11. Stormwater: Confirm construction and permanent buffer for Scotts Creek listed on  
TDEC 303.d.  
12. Based on the analysis provided in the MTA, the following off-site improvements  
shall be made:  
a. An eastbound right-turn lane on Lebanon Road shall be installed at Pin Oak  
Drive. This turn lane and the adjacent bike lane shall be designed to TDOT  
standards and are subject to TDOT approval. This turn lane shall be  
completed prior to the signing of the 1st final plat.  
13. Road A shall be a residential collector between Rehnea Drive and the property  
boundary.  
14. All residential access streets shall include a 55’ ROW with 24’ of pavement. The full  
cross section is included in standard drawing ST-105 located in Appendix B of the  
land development code  
<https://library.municode.com/tn/mt._juliet/codes/land_development_code?  
nodeId=APXBSTCODRSPSTDR>.  
15. Provide proof of approval from NDOT to extend Josie Court. The development may  
be required to remove the cul-de-sac and repair driveways, which shall be determined  
during construction plan review. This shall be submitted to Engineering prior to the  
issuance of the Land Disturbance Permit.  
16. Cul-de-sacs shall comply with both ST-121 and the IFC Fire Code Appendix D to the  
greatest extents possible.  
17. If the project is approved by the Planning Commission, submit a digital copy of the  
plans and drainage report to Engineering for construction plan approval.  
WWUD:  
1. No comments provided by WWUD. Coordinate with WWUD prior to construction.  
Wilson County Schools:  
1. No Comments Received.  
A motion was made by Commissioner Bulmon, seconded by Vice Chair Rast, that  
this Action Item be approved. The motion carried by the following vote:  
APPROVED  
Nathan Bulmon  
David Rast  
RESULT:  
MOVER:  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner Bulmon, Commissioner Armistead, and  
Commissioner Franklin  
Aye:  
Commissioner George, and Commissioner Giles  
Commissioner Searcy  
Nay:  
Absent:  
Adjourn  
11.  
A motion was made by Vice Chair Rast, seconded by Commissioner Christenson, that this  
be approved. The motion carried by the following vote:  
APPROVED  
RESULT:  
David Rast  
MOVER:  
Rebecca Christenson  
SECONDER:  
Chairperson Winchester, Vice Chair Rast, Commissioner  
Christenson, Commissioner George, Commissioner Bulmon,  
Commissioner Giles, Commissioner Armistead, and Commissioner  
Franklin  
Aye:  
Commissioner Searcy  
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