Planning Commission - Regular Meeting

Good evening and welcome to the April 17, 2025 meeting of the Mount Jul Municipal and Regional Planning Commission meeting. Um, as uh we begin our meeting tonight um news to me and just notified that a very long time member of our planning commission um uh unfortunately had to uh uh to resign recently and that is Commissioner Ted Floyd. Uh for those familiar with Commissioner Floyd, Commissioner Floyd uh has served not only on planning commission, uh he has served as a city commissioner and as well, Commissioner Floyd uh was our longtime police chief for the city of Mount Juliet. So, uh kind of a little bit different, especially for me not uh seeing Commissioner Floyd here tonight. Um he just seems like he's always something in Mount Juliet. Um, so you want to talk about service back to the community over a body of time and a body of years and somebody that uh epitomizes the the Mount JW that I've grown up in here as well. Um, I would say um, Commissioner Ted Floyd resembles that remark very heavily. Uh, very kind person, very involved in this church, involved in his community, compassionate, caring, and uh, um, and just ultimately a very good man to uh, to call a friend to. So, uh, regretfully, um, um, we have a, uh, opening on our planning commission at this time. So, um, if Commissioner Floyd happens to be at home, uh, watching our meeting this evening, um, which I'm optimistic that he probably is doing so, uh, Commissioner Floyd, we're grateful for your time, for your service, not only to this planning commission, but just overall to the city of Mount Juliet because he is a um, an exemplary and a fantastic man. So, uh, thank you, um, for your service. That being said, our, uh, first item up on our agenda tonight

is going to be setting our agenda. Um, we did get, uh, new, uh, agendas published, uh, to the public as well as new agendas provided, uh, to the planning commission this evening. Uh, my understanding that the only change on the agenda uh, was via the Roman numerals on item 7. uh we just had those uh uh incorrect on the initial agenda and so it's just a simple typo um change and that is it. So any other changes, amendments, adjustments to the agenda, we'll set the agenda as stated. I do. Please. Well, I was just clarifying the information on 7N on the consent. Are we on the consent agenda? Yes, ma'am. Anything is wide open. Uh well, it was 7. I don't know what it is. Um, still the same. Oh, okay. That's still the same. Yes, ma'am. Should still be the same. I think that I I was confused about the actual exhibit. Uh, and I don't know if it matters or not because it's backward on the exhibit. What uh the request requested zone is C3 and the correct current zone is C2. So, I think this says the request from C3 to C2 um is what's listed in the consent agenda there. So, um don't know if that needs to be changed, verified or what. I I can clarify. It's going from C3 to C2 is what they're requesting. Okay. Yeah. So, what we see on the agenda is correct. The agenda is correct. It was the the flat or this exhibit. So, incorrect. All right. Perfect. Good call. Okay. And I've made corrections with our secretary concerning my uh current role as commissioner instead of chairperson. Yes. Yeah. Exactly. I don't Hey, easy now. Easy. All right. With that being said, we will

set our agenda as stated and we'll begin our meeting this evening with our staff reports. John, sure thing. Um, I was just going to say it's probably it's a month ahead, but remember June we have no meeting, no planning commission meeting that that month. So, we'll have May, but then got a month off. So, so July might be might be full. Um, but other than that, I don't have anything else. Thank you. Thank you so much. Shane, anything for public works? Uh probably in the upcoming months uh residents as they're headed out towards Hermitage Davidson County on 11 and dirt road will see the uh construction of our EQ basin. Uh we've gotten our contracts back and waiting to set the precon. So I've hadn't been here uh only about five years, but it's probably one of the biggest uh one of the biggest sewer project the city's undertaken since they started serving sewers. So residents ask or anything inquisitive nature, that's what's going on. It will be going on for about two years. So with that, that concludes our staff report. Wonderful. Thank you guys. Our next item up on our agenda uh will be our citizen comments. At this time, we will now take our citizen comments. Public is welcome and encouraged to make public comment about any item on our agenda. Uh there'll be two opportunities for you to make comments. You may speak now or you may speak when the item is presented to the planning commission. We do ask that you limit your comments to three minutes or less. Anyone wishing to address the planning commission at this time is welcome, encouraged to do so. Please come to the microphone, state your name and address for the record. Christopher Montini, 2993 Kurd Road. Uh, I have a question. I got two there's two items on the agenda that I want to speak to. I have three minutes. Is that in total? Can I come back up here or did I

just kill my whole thing by coming up here? Now, if that was just your question, I would uh I would encourage you to speak when the item is presented to the planning commission. Okay. One's on the consent agenda and one's farther down. Perfect. Yes, sir. I will give you an opportunity when we hear the consent agenda, you'll be able to speak then about that one and then when the next item comes up that's off the consent agenda, you'll have that opportunity as well. Yes, sir. Hi, my name is uh Michael Dwey, Dwey Engineering, 2925 Berry Hill Drive in Nashville. Um I'm here to speak about 2937 Kurd Road and I just um ask that we we're we're going to defer that project for tonight. Um ask the planning commission to do that, please. That would be the That'd be 9A and only on 9A. Okay, very good. So, that is a request for deferral and I'm just going to read that out uh for public uh item 9A. Uh that's a request for the deferral from the applicant uh which is to review the preliminary master development plan PUD with a reszone from RS20 to CTC PUD for Mount Julie Commons located at 2937 Kurd Road. That's a deferral. Thank you so much. Any additional citizen comments at this time? Seeing no citizen comments, we'll move forward uh on our agenda. Next item up on our agenda would be our minutes approval. It's item 5A to adopt the minutes from the March 20th, 2025 planning commission meeting. I know uh Commissioner Armstead just made mention of uh her typos and corrections. I have spoken with uh with Tyler in regards to those. Um as uh Miss Armstead stated uh that the uh she was absent the last

meeting, but yet she took my role as the chairperson for the planning commission. Yes, ma'am. Yes, ma'am. Very well. Very well. Any further typos or adjustments to the minutes? Looking for a motion regarding this item on the agenda. Make a motion to approve with the changes. It's a motion second and a second. All those in favor signify by saying I and raising your hand. I against extensions. So approved. Next item up on our agenda uh falls underneath a safety action plan. This is actually a recommendation item back to the board of commissioners. It's item 6A is to review the safety action plan. Believe Mr. White. Good evening everyone. Uh Matthew White, the public works director for Mount Juliet. So last year we received a we got awarded a grant through Federal Highway Administration to develop a safety action plan for our roadways. Um I sent you all the plan a few weeks ago. Hope you had a chance to look at it. But our consultants here from Kimley Horn Leo and he's going to do a short presentation presentation. Um, one of the requirements of this grant program is we have to have the board of commissioners uh adopt it. And so it's on the agenda tonight for a recommendation item back to the board of commissioners. So with that said, I'll pass it on to Leo. Thank you. Thank you. Good evening, Mr. Chairman, members of the planning commission. Uh my name is like Matt said, Leo Espellet. I am with Kimley Horn and Associates. We're a transportation civil engineering firm uh here in Nashville and we were selected by the city to help with the preparation of the safety action plan. So my goal today is to give you an overview of the plan and give you an opportunity to ask questions uh hopefully with the goal of

like Matthew said for adoption. Um so the plan the safety action plan was funded by use by a grant that was received by the city from the safe street for all um program. It's a federal program uh that is part of the uh bipartisan infrastructure bill. This is a discretional program that allocates $5 billion uh on the entire country for uh for a fiveyear five cycles between 2022 to 2026. um to really help agencies across the country to improve safety within their transportation system. So there's two types of grants that are available. One is the the preparation of the action plans or demonstration grants which is the one that the city received and then there's also opportunities for implementation grants. the the one thing that is required an agency has to have an action plan um adopted by the the the leadership of the city or the town before they can apply for an implementation grant. So once this this action plan is is adopted the city will qualify to go after implementation dollars and the next call for project is actually June end of June 2025 for cycle 4. So the action plan has eight different components. Um and I won't go into a lot of details but uh the one the leadership commitment and goal setting is the one that we're here talking about today. uh planning a structure and part of the plan. We need to form a steering committee me that was formed by members of public works, engineering, fire department, emergency response, everybody that has a a say and a do in the safety of the transportation system. Uh the plan has to be data driven. So we looked at crash data and collision data for the city for the last five years and base our recommendations on that. uh it

had an extensive engagement and collaboration piece. Equity was considered as part of this current plan. Uh and then a part of that recommendations we not only did counter measures in transportation system like roadway improvements but also looking at policy and actions specific to um uh standards and manuals and so forth. And then the other requirement is that the project needs to have a selection and a prioritization method. And we developed that as part of that this as well. Ultimately once the plan is adopted it needs to be posted online so the public and the the residents have an opportunity to see what the city and the town or the city has committed to do and then there has to be a transparency way to monitor the progress that the city is making in terms of safety. Uh and the on the engagement and collaboration piece. This is a little bit of the schedule. We we started in July uh when we had our project kickoff and had a few um attended a few pop-up events and some of the community events that the city has. One of the things that we did is we gave um QR codes and cards to those residents that we were able to see give them awareness of the plan and the preparation of the plan and got input from from them as well in terms of their consideration with safety as part of the the community. We received a total of 765 uh page views uh with about 630 surveys that were completed. We use that survey uh to then create a heat map um where it represent and this is the map on the right side. The map on the right side is community input that we receive from uh from the public on areas of concern whether it's intersections or or segments. And then we compare that to the heat map that you see on the left and the the the heat map on the left those are actually like crashes. So this is data that we have. So when we put all the crashes in the map that's that's

what it shows. So there was a a pretty tight correlation between community input and what we saw in the data which is good. So we use that to base our recommendations. The other thing that we did is we we compare what we consider contributive factors uh for you know what is and and by the way the plan and I forgot to mention this the plan is specifically focused on solving fatal and serious injury crashes. So sometimes there's corridors that might have a lot of crashes but we're really focusing on those that have fatal and serious injury crashes. Uh so when we look at those crashes that happened in um in within the within the city which by the way in the last five years there were 57 crashes that are either uh well 10 of them were fatal and 47 were serious injuries. When we look at what caused those accidents um we use 13 different criterias or or classifications and then we compare it to the state state average and we do that to identify outliers. And so what we found in the city of Mount Julia was that um the crashes at intersections was higher than the state average as well as unrestrained occupants um drivers or passengers not using seat belts and we saw that as a constant all throughout the state of Tennessee really and then senior drivers. So based on the data, based on the public input, as part of the plan, we also provided recommendations and actions uh for different uh groups within the city to implement. This is a a list of all those recommendations. One that I highlighted in the bottom is uh an action to incorporate proposed safety projects from this plan into future developments and transportation projects. And I know this body would um has a say in in the review of development projects and future projects. So our recommendation is that the safety recommendations that come into the plan get considered during the

the planning process. Um as part of the pro the the the review of the crashes we identified 18 corridors within the city that uh what we consider consider the high injury network and this is about 80% of the fatal and serious crashes happening within this corridor. So these are the corridors that we um feel like as a target to start re making recommendations and making improvements. We feel like if the improvements happen on these 18 corridors, the fatal and serious crashes within the city will significantly uh be reduced or eliminated. And then what we did is this is an exercise we did with the steering committee um was determine how are these project going to be graded or or ranked. So we use six different categories um that are listed in the table. Fatal and serious crashes. So corridors that had a fatal or serious crash would receive points. Um vulnerable users, so these are pets and bikes. Uh corridors that have pedestrian and bicycles, motorcycle crashes would would receive those points. The segment crash rate. We also looked at the total number of crashes compared to volume. So a segment that um that had a significant amount of crashes will receive as well points. The risk index we use a platform it's replica. It's a platform that we have access to that allows to allow us to look at corridors from um a driver behavior type. So it's a cell phone data that sees big data that looks at uh cell phone usage, speed, changing abrupt braking and so forth. So it gives us a a ranking system to the corridors on potential risk. Uh we looked at vulnerable community travelers and equity as well. And the steering committee determined that as part of the the we did an average we we asked each of the members to rate what they thought how they thought the waiting of each of

the categories should be done. And um the in the bottom those are the numbers that we came up and then that's what we use for prioritizing the projects. So when you use those numbers to the 18 corridors that we selected, you see how um all the different corridors were were ranked in in a part in a specific order. And this our recommendation is for the city to look at this criteria or this ranking and start applying and implementing counter measures in the order um that this this was determined. So, as part of the the action plan, we also have um what you see on the right, there's uh what we call fact sheets that are included in the action plan, which is specific recommendation by each of the 18 corridors. The goal is that city staff can take these recommendations and use it for future implementation applications. All the information should be there for them to do so. and as future projects come online or development project come online that they can look at the recommendations and attempt to implement as many of those as possible. The last um item I want to show you is one of the requirements as I mentioned earlier is for a leadership commitment and a goal setting. So the plan uh requires that the leadership of the city commits to um moving towards a zero fatal and serious injuries within the roads. So a commitment of at some point achieve um what in some some agencies is the terminology is vision zero or zero federal and serious crashes. Um it doesn't necessarily um identify that you need to come up with a year for that but it needs to be a commitment to more moving towards that as an aspiration goal. It does require that this the agency makes a commitment

to a specific um reduction on fatal and serious crashes with specific timeline and and time frame. So that way the agency can monitor its progress. So, working with the steering committee and the city staff, the the recommendation is that the the city commits to um like I like it says in the slide, making progress towards a long-term goal of zero traffic debts deaths and serious injuries, but with an interim goal of a 20% 20 sorry 25% reduction in fatal and serious injury crashes by the year 2035 from the projected trend. So what we did is we looked at the direction that the crash rates is going in the city in the last five years and years beyond and then identify what will be the crash rate in 10 years right and that's the number so like right now is let's say a two 2.2 two in 10 years it would be if nothing happens it will be a 365. So the recommendation is that the city makes counter actions and counter measures to reduce it to 2.74 but you can see in the 274 that is still will be higher than the rates today. Right? So that's not the direction that the city really wants to go. So the commitment is to that reduction for 10 years but for the 20 years that the reduction should be 55%. So and then next steps in the plan uh in the process today is the the presentation for you to uh be able to ask questions and understand what the plan says and then the goal is for next week the board of commissioners to adopt the plan. Uh and once the plan is adopted, city staff will be able to apply for uh implementation grants. So with that, if you have any questions, it's a lot to ask. Very nice. Thank you very much. That's what I was going to say. Commissioner Rast uh those that

recall was appointed and part of this committee. So Commissioner Rast uh share your thoughts. I just want to say thank you, Leo, for such a great job. You've kept us all engaged the whole time. you kept us informed. Um, it was well put together. I think it sets a a future for us of what we need to do. So, I appreciate it. Thank you very much. I appreciate it and thank you for your participation. It was great to have member of planning commissioner be part of the whole process because really understand how how everything came together. So, I really appreciate the participation. It's and it's been a great process. Everybody's um very active caring for the community, which is what we like to see, right? And then uh it's it's it's one of those things we all have to work together, right? Absolutely. Yeah. Todd, I guess as our traffic engineer, anything you wish to share at this time? Very well. Like I really appreciate the work that Mr. White and Leo did on this as well as the rest of the staff and all the all the folks that put time into it. I read it front to back. It was incredibly informative and the fact that every single one of those categories had um actionable activities along with difficulty to implement and uh cost potential cost to implement was really good to see that we could track those types of things. Uh there were a couple Is this the time to look at like a couple very very minor edits? Yeah. Yeah. The page two. Yeah. And I think Matthew correct me if I'm wrong. the we are in a few days that we can make a final final changes. So if you provide those to Matthew and myself, we can make most of them were super minor like on page two instead of the city of Haramman's should be city of Mount Juliet. Okay, that's a big one. Yeah. Yeah, appreciate that we missed that one. Uh and uh well and then in the presentation it mentioned 636 participants but in this document it

says 363. I don't know if that was just a transpose of digits or which one's accurate. Okay. More so a commentary on because I remember this coming out. I remember the city like there was a big push for people to fill this out. And regardless of whether it's 363 or 636, it's it's kind of sad that we could get, you know, less than 1% of the population of the city to fill out something that's this important. Um, including page views. But, um, hopefully once the document is formalized, it's pushed out so that citizens of Mount Juliet can see all the work that has gone into this and that there is indeed a plan, at least from a safety perspective, to improve the the roads around Mount Juliet. Yeah. No, I appreciate it. apologize for those edits. We'll make those edits happen. And one last thing I will say is one of the requirements is the transparency. So the plan will be uploaded to the website and we're actually working on on the way that that that the plan would actually be tracked. So there will be a table like the one that I show you where all the actions and when they're when they're completed and so forth. And then on the counter measures for the corridors, there will be a map that the residents can go look at it and see whether or not those projects have been completed or not. So that's part of the transparency process that we are working with the city to put into into the website. So to your point about the public being engaged and aware, they'll have an opportunity to continue through the process. So that's awesome. That's great. Any further questions, comments from the commission? Thank you so much for all you've done. Yes, sir. Thank you very much. Appreciate it. Thank you. Any comments from staff or anything at this point in time? Let's go ahead and uh and open up for citizen comments. Any citizen wish to make comment on this item on the agenda is welcome and encouraged to do so. Please come to the microphone and state your name and address for the

record. Seeing no citizen comments at this time, like to open the floor for a recommendation in regards to this item on the agenda. recommend make a motion for a positive recommendation. That's a motion. Second and a second. All those in favor signify by saying I and raising your hand. I against abstensions. It's a positive recommendation. Thank you. Yes, sir. Thank you. All right. The next item items up on our agenda will fall underneath our consent agenda. We're going to begin begin with item 7A, the development letter of credit number 69408854-745 for Jackson Hills phase 4 in the amount of $339,33343 can be released. Item 7B, the development letter of credit number 694088-56-763 for Jackson Hills phase 6 in the amount of $278,582.89 can be released. Item 7 C, the development letter of credit number 1644 for Legacy Point GBG Westbound Turn Lane in the amount of 170,787.71 can be released. Item 7D, the development letter of credit number SLC 00005205 for Buried Farms phase 1, the amount of $479,821 can be released. Item 7E, the development letter of credit number SLC 00005409 for Bayard Farms phase 2A in the mount of 147,80028 can be released. Item 7F, the development letter of credit number SLC00005442 for Buried Farms phase 3A in the amount of $47,63011 can be released. Item 7G, the sewer letter of credit number 1589 for

Mount Juliet Elite Gymnastics in the amount of 60,441.90 can be released. Item 7H, review the site plan renewal for the Bradshaw Farms Amenities Center located at 1360 Beckwith Road. Item 7 I, review the final plat for Wales Farm phase 1 located at 2850 Benders Ferry Road. Item 7 J, review the site plan for revive implant and cosmetic dentistry located at 2960 North Mount Juliet Road. Item 7 K, review the commercial design standards waiver for Waffle House located at 12085 Lebanon Road. Item 7L, this is a recommendation item back to the board of commissioners is to review the update to article is that nine is that right? of the subdivision regulations. Item 7M, a recommendation item back to the board of commissioners to review the update to the land development code, article, is that nine? Nine. The other one was four. See, the Roman numerals are throwing me off here, guys. All right. Parking uh loading and access. Item 7 N review the Wilson County uh reszone request from C3 highway commercial to C2 neighborhood commercial for 8220 Central Pike. Item 70 is a recommendation item back to the board of commissioners to review the reszone request for Virtue Modern Mount Juliet Headquarters located at 3073 Kurd Road. Give our uh city planner, Mr. John. Um, just to remind you, there's a couple items on here that are uh recommendation or otherwise. We'll start with 7K, which is the design waiver for Waffle House for Quick Brick for the whole structure.

That is a denial you're voting on here. We're not staff doesn't support it. Um 7N is a recommendation back to the Wilson County Planning Commission for that. That's a county reszone. So they're asking for our request or our recommendation which is positive in this case. They're going to commercial. Our land use in that area is commercial mixed use. Um and then 7 O would be virtue modern. That's a positive recommendation for that rec for that reason back to the board of our board of commissioners. Um, and then with the rest of them, I would just say, uh, please include all the conditions as stated in the staff reports. Thank you. Well, thank you, Shane. Public works. We staff recommends approval or positive recommendation to the BOC with our comments. Thank you. Very well. Todd, you got quite a bit on this one. Would you like to speak in regards to any item on here? No, I'll wait and unless you have any specific questions if there's any questions. Very well. Questions or comments from the commission? The um 7K that John brought up, there was a rebuttal letter from what appeared to be Waffle House saying that our codes or regulations don't specifically call out uh the brick type. I'm wondering if we need to update that code or regulation at some point in the near future to more closely follow that. John, you want to speak on that? The code uh basically it does say it basically leaves it up to this board. So, yeah, if if you don't want to do the quick brick panels, you're under no

obligation to do it. I'll say this uh commissioners um it was kind of fascinating um when this body adopted the brick stone regulations that we currently abide by today. Um it was actually pretty fascinating to see the terminology within brick. Yeah. um that oddly enough as we were adopting that ordinance, there was a representative that came out of North Atlanta that uh from the brick industry that actually was not supportive of the brick and stone ordinance out there. But uh he as well um brick is brick is um but no matter how you beat around it um so crazy enough that you mentioned that because it was a a topic of conversation uh for a long time and and several months in regards to that. Um but agree with we ultimately came to the way it's written today and upheld since then. Right. Yeah. Further questions, comments? Well, I've got a few. Um, let's start with the uh I guess it's going to be the update uh to the development code subdivision. Um just overall kind of concern and and what direction that we're going right now. One of the things that I hear pretty often in amongst the community, if you watch any TV, um I think Metro Nashville just published something after a long-standing study was um the need for more affordable housing. um right now as far as 2025 is tracking. I feel like that all that we are doing so far is that we are increasing some of the requirements for

development and our standards as we're going which only gets passed down to our average consumer out there or persons uh buyers, citizens uh whomever out there. And so I just caution us that as we continue to move forward with some of these that if if the goal is towards affordable or affordable living, affordable housing, the implementation of some of these things that we're doing are not necessarily directed towards that. So we've got your sidewalks, we've got your street lights. Uh today we're we're adopting some overall new standards uh that will come through. everything is an increasing cost. Not that they're bad because I agree with every one of them, but at some point we're going to get to the direction that those two things will be fighting amongst one another because um one of the things that that as I said I hear very often out there is is you you price those that have been into Mount Juliet out of Mount Julip with some of the things that uh that we do require and we do here. So I would garden and be cautious in regards to continuing up up up and you know whereas we're exceeding the requirements and we're exceeding the standards and our standards are are very high that we have that lie within our city currently right now but the effect is that trickle down effect and then that trickle down effect creates increased cost. So, um, being able to obtain something that is no longer obtainable, uh, as I communicate to people, uh, sometimes some of the things that we have, we just can't get anymore. Uh, but I believe in in what we're doing out there. So, I just say that because, um, I think this is the third meeting so far in 2025 where we've amended subdivision regulations and everyone everything that we've amended to date have increased the cost for development. And therefore, when you

increase the cost for development, you increase the cost for a house in Mount Jul. Uh, and I caution is at the direction that we want to continue to go in and just be mindful as we continue to move forward. Um, one of the things that u that I ask and Todd, these might come for you um on this one in particular. Uh what about standards for your speed tables, your crosswalks? Why are we not including something like that in here? Uh so trafficcoming devices um are a hot button issue right now. Put it that way. Yep. Um, if you would like to see, you know, standards of when I'm actually working with the traffic commission right now to develop standards of when where and when we're going to install certain devices because um there's a big emphasis right now with that commission on the negative impact that trafficcoming has on emergency response times. Sure. Um, so that was a little bit the main intention of the update to the subdivision regulations was actually to get the code back in line with itself. Okay. Um, specifically the the big table there with our widths and whatnot. That in the code didn't match up with our standard drawings that we were enforcing as part of these subdivision regulations when you build a new street. So, uh, this was mainly meant to be clean up, make it easier for our developers to understand what their requirements are going to be. Okay. Um, but I am happy to to pass along and codify those uh, speedcomming regulations once they're developed for the traffic commission. the uh uh when it comes over to those um speed tables are are definitely a um a hot button for me. I I do think that

we've gotten a little bit carried away if that is a is that a if that's a a good thing to say. Um the placement of them um what I have looked at in the past which I'm sure guidelines that you follow are it standards out there. Um I think that you know in this at this point is plagiarism the best form of flattery uh that it comes into that because the IT standards basically define your standards for your speed tables and I would imagine if it's published within that that the IT standards or something being followed throughout. Um as I look throughout there's many speed tables that we're placing that in my opinion would not qualify to the IT standards. rise run basically as you get there to create those. Not that the speed tables are bad, but the oversight and the placement of the speed tables um I personally feel is inappropriate out there and just guidelines and as long as we have guidelines that are followed and then we have an a proper approval process for those speed tables themselves, I think that they are well said and well placed. But if y'all are working on it, then from the traffic commission, I would look forward to seeing them and and eventually adopted within our subdivision regulations. Um because that's going to lead to one of the comments that I just that I have is uh going over to 4-104.43 uh within this document. Um I would like to see um should include that speed tables may not be used to control an intersection. And that again, that's an IT standard that is out there. Um, I can only speak of one intersection right now that we're controlling a an intersection. We removed the stop signs from the intersection. Um, and we place speed tables at three different points. Um,

speed tables shouldn't be on on that same very same road. We have speed tables um going up a slope and according to IT standards again speed tables are not supposed to be on those kind of inclines and slopes like that that they can cause a fatality. I can say if somebody hits one of those in the ice they're shooting right over into somebody's house and they're going to have a car in their front door if they hit them. How those got approved, who placed them there, who did it, don't know really. I've asked that question. I've not had anybody answer that to me either. Um, but you've got four in a row going down that road, including an intersection being controlled. So, I would love to see that speed tables are not an acceptable way to uh to go through a uh through an intersection. And again, just that follows your IT standards out there. Um on 4-10253 um it says uh my question here uh is what is the distance and will this render corner lots unusable? Because I know a lot of folks frown upon the ability to use a shared driveway easement right there. And so just kind of a question in regards to that one because you're talking about the distance and the corners. How would that uh I can see it applicable on our commercial, but this is going to cover commercial and residential both. So, how would that impact? Are we going to define something right there? So, that would all be based on roadway classification. Um, so will that show up in a table then? Uh, I I can add the table. I can take because right right now I'm just I'm recommending deferral to the to the T.H. SAM. If you want me to take the table from that and just add that in the text, I have no issue with that. If if we creating it for people to follow and

create these guidelines, I think if we add something like there at least that they go by or at least explain it whether or not they're going to be required to apply for variance particularly on the corner lots because I know that we call our quarter lots you have to identify them as critical. Uh we already have conditions for facade out there. And then we're going to put a condition on out there. Um where corner lots can kind of be they're while they're hard, they can be a pivot point for neighborhoods. Um I see the applicability in it a lot on commercial, but we're going to put a blanket for commercial and residential when we're doing this. So just something to for as you said right there at the beginning, something for them to uh to follow. Um my next is 4-103.102. How are we going to handle this when we see things um in the county uh right away? Because it says sh sidewalks shall be provided on any existing street within the public rightway along the frontage of the subdivision. Well, as you know, we often approve subdivisions and commercial both where we do not city does not have any say in the rideway. Are we going to jog back as a requirement or how are we going to handle these situations when we encounter right away that city has no control over? Uh we'd treat it similar to the way we treat it now where we we require it inside on Sam. Do you think it's best we just strike the public right away from that? That's kind of where I was going is do we need the word rightway right there or because we're going to encounter that quite a bit and that seems like it's going to create a burden upon you guys more than it will anybody. So maybe I mean then that's your guys

discretion. I'm just bringing it up as a consideration. No, that's that's an excellent point. Um, the other one right behind it, C103.103. Um, not all county roads have curbs. So, are they going to be required to have a variance or something in place if this becomes or deemed applicable? Because it says sidewalk shall be required along both sides of streets. Transition sidewalks from both sides of street to one side may be presented on topography. Where did it say transition? Transitions may only be made. There we go. Concrete curbs are required for all public ways where the ride of way or or where the sidewalk is present. So again, how are we going to handle that when many of our roads unless they're new construction we have no curb? So just a consideration item there uh because I'd like to see it move forward as well. But just something to uh think about there. [Music] And that's all I got. I liked it. Yes, ma'am. Please. About going back to 4102503 when you were asking about adding a chart. The only thing nice about just referring to a manual as long as the manual is clear is it doesn't require us to then go change the code later when the manual changes. Okay. So that's I mean it is nice for people to be able to see it right there. But as soon as that manual changes then sometimes we're not completely up to date on updating the code and then there's our code says something than what the manual says. So what do you go with? Yeah. So as long as Todd says the manual is clear about whatever you're trying to say here then I think it works. That was the original intent. Um there is a bit of balancing. what do you want right at their fingertips versus I would this I did try to keep it so as soon as T dot publishes that next manual

it kind of auto updates u there's a few different times in the um in the zoning rags where I mentioned the latest version um because part of the reason why our code got to be so conflicting with itself is just we updated as new best practices came out. Um, and so now when it the manual changes, ours just is automatically changing with it. Yeah, I think that makes it much more clear. Yeah, that's where I mean your presence on on city staff and at this planning commission to help us to understand things like that going on with roads has been invaluable and awesome presence here. So, and Commissioner Rast with his background experience as well has been great. Um, that's all that I had on that one right there. And so just uh I do want to give a shout out to Commissioner Rest as he sent me an email requesting that we move towards adopting this 20 minutes after I sent the email with these changes to our guidelines. Nice. Nice. I like it. So he was very So you get the uh the props as well. I love it. Um all right so I want to move on to um oh what do we got parking loading and access uh so 7M um just one question I had over here 9-106.2 to access control. Individual parcels shall access public rightway based on the criteria set forth Tennessee Department. I think you may have just answered that. Basically, all that's saying is that we are we're just following the uh the manual, right? Is that what that one is basically essentially saying to us? Correct. Okay, perfect. And the manual is much more

clear, separating commercial from residential. So, perfect. Um, yeah, kind of answered itself on that one. All right, my next one will be off of that and coming up on item 7N. Uh, chairman, sorry. Yes, ma'am. I didn't know you were going to jump to the next one so soon. I actually do have a comment on 7M. Um, but I didn't notice before sharing it with staff. The section 9102.1 parking on existing public streets, that rule actually already exists within our city code. So, it's kind of repetitive here. So, I would recommend removing that. Uh I the reason that was in there is because we currently don't have a section on on street parking. Um so yes that is in the code. Um I guess this would just be moving it to a more appropriate section. So if you would like I can write up where we'd be striking it from a different section of the code and just moving it here. The thing with having it in the land development code is is that doesn't give, for example, the police department the ability to site them for the issue. So that's why it's in the city code section. So that way the police department can site for issues like that. This section of the code is for new development rather than existing. If that makes sense. Yeah. Then I then I might recommend just having it be in both. Okay. Whatever you guys decide is what we would like. Okay. Or myself. All right. So I only bring it up because the planning commission has to consider it before it goes to the BOC. So if it changes, then it's got to come back. Perfect type thing. Um All right. Then my next one is on uh 7N. Um, so this might be back for

planning. Um, so we're moving from C3, uh, and the requested zoning is to a C2. Do we know what C2 is or what the proposed use is going to be there? What is it? An event center. Yeah. Yeah, for sure. Sure. We got representation. So, name and address for the record. Sure. My name's Andre Olivier from uh 503 Windham Hill Court and I'll show you it. I own the property there at 8220 Central Pike and currently it's a building that is being rented to use as an event space and it's currently not zoned for that and we would like to get that changed. Are you going to bring it into the city? Don't you need sewer? potentially. Right now, it's just on the outside of the city limits, but it's in the zone of growth. That's why we're here. But to operate your event center, do you not need uh restrooms and public facilities and bathrooms and sewer? We do, but right now there's the the septic the holding tank that's been there for 25 years. Uh and we're in the process of getting a variance for that. That's our next step, but they can't do it until we get the zoning. So, that was going to be my question. Can we That would be an out of city service, which we don't allow by ordinance, right? So, we couldn't give this a positive recommendation because it violates our ordinance that requires no out of service that we can't use other types of systems. Right. I missed the beginning of your question making a note. So, my question was just sewer. Yes, we do. Oh, so we're talking about out of city sewer. We do allow out of

city sewer in certain circumstances. Um, I'd have to Okay, thank you. Out of city sewer is allowed, but it would have to go through your board and the BOC to get approval. But there is a there's a resolution there that states if any applicant would like city sewer, they would need to be in the city limits. Yeah, but it's ultimately a board decision, just an important visual and and high traffic, high impact corridor for us. So, um I would love to see you come into the city of Mount Julant be part of this city and and move out of the county and plan of services annexation and the whole thing. Um at some point in time, uh if the business and opportunities continue to grow like that, um is kind of what the direction that I was going for on that. So, all right. I just want to make sure that we could grant that. Thank you so much. Okay. Thank you very much. Um my other and this one's going to kind of play right there behind the item that's going to be 8A. Uh honestly, um on item uh 70 um I believe it is. Yeah. Virtue modern So, we are I guess my question is why are we allowing them to go zone commercial and still be used as residential? Is that right? He would like to use that house as an office. So, he's going from residential to commercial on that. So, we had the discussion on the one that's going to follow it last month. Will he not have to bring that all the way up to our standards, parking, water quality, everything? Not not if he leaves it

alone if it's if he doesn't make any changes if it just goes in changes the use. Um he's changing the zoning so that the use is allowed for the office. But under article 14, this is also going to apply on another one on this agenda that when you reszone something that's non-conforming, it can remain that way until they change use or they uh perform upgrades or or redevelop it. Then it has to come into full compliance. So basically, as long as it stays as it is, um functionally it's meets the meets the code non-conforming use section of the code. but not going to be their this is going to be one that's going to be more shortterm according to the applicant. Yes, they would like to eventually what he said was tear down the house and build an actual office building there. Is this the same one that we saw a couple years back in regards to the residential portion in the back where we saw we saw one right in this almost in this maybe a property adjacent? Yeah. And that's what I just questioned is a way to dance around what they did two years ago. I don't know that one. Yeah. I don't remember what the full request was, but I know that the tenants of the property said property came before this board um because they were trying to commercially reszone and then they couldn't use it as a house or something of that nature out there. And that's why I just wondered if this request was kind of a dance of that of sorts. This seems like it's in the other direction. It's a house now and he wants to use it as an office. So, he's getting the commercial zoning. If they do any signs or anything out there that would officially make it kick that trigger in where he'd have to come into compliance. Actually the compliance

is you have to meet a certain threshold I believe to to have to you know so uh new construction or changes will require the building to come into co- compliance per 1301. I misspoke. It's article 13 not 14. Um but basically I believe that is 50% of the value something like it's it's it's substantial changes trigger the uh trigger the uh full compliance. Okay, perfect. That's all I have. Any further questions, comments from the commission? Please, Commissioner George. Questions. I just want to reserve to chat about this a little bit in relation to the next one if that makes sense. Sure. I want to refer back to this because I've got a lot of questions. Very well. Um, at this time, let's call for citizen comments. Any citizen wish to make comment are welcome to encourage you to do so. Please come to the microphone and state your name and address for the record. Hello again, Christopher Montini, 2993 Kurd Road. Um, Mr. Chairman, I want to thank you for your comments earlier where where you were talking about how rais elevating the standards that you guys are writing into code is actually costing uh the residents of Mount Julia quite a bit more money than have they have it has historically. I moved to Mount Juliet 35 years ago. Uh met my beautiful wife Melissa at Mount Juliet High School in the mid to early 90s. I won't go be exact. Um, and we've lived at the address we're at now for 16 years. And we feel like we're being pushed out of this city, the city that we love, the city that we grew up in because of a few things. One of them is the cost of living is risen so greatly here. Um, another thing is the the just

overdevelopment and and I think it's a little apppropo that when Mr. White was up here earlier giving his presentation about traffic safety. The corridor that I live on was in the his top list there. It was it was actually there. And we're talking about building well the other guy that came up deferred the other one I wanted to talk about, but that that's going to be f over 500 people that move in at that on that corridor. Tomlinson Point is being developed now and I think it's estimated 800 to a,000 people are going to be moving in there. You already can't get out on Lebanon Road over there because of the insane amount of traffic and the state won't widen the road. I've heard you guys talk about that before. Um I don't believe that any traffic considerations are or traffic improvements are being considered for that corridor as well. Um and that concerns me. Um I I hope you guys are thinking about that. Um I like to get out and walk. I love to walk the neighborhood. It's it's almost impossible to do now with all the traffic that we have on that road. Um there was talk about sidewalks being built as part of these developments. They haven't been built. I don't know if they're maybe they're still coming, but I see where they've built parts of them and stopped them. Um and then so this 70 is what I want to talk about. We're going to come in now and reszone that piece of property that's surrounded on all four sides by single family residences and I'm all for the guy wanting to run a business out of his house guy or gala. I'm not sure who it is. But that I'm fine with that. But if we're going to turn that into an office building, that's just another one of those things I think is just we're not prepared for that in that corridor. And so I'd like for you guys to reconsider approving that um based on the future use of it. That's all I've got. Well, thank you. Thank you.

Please. Evening. Uh Jim McDermott, 2998 Kurd Road. Speak on this behalf of this uh development here. I live directly across the street from that lot. And looking at this plan, if I heard correctly, there wasn't going to be much changed to the building. However, the plan I'm looking at calls for a parking lot directly outside the complex, the residency/off with a sidewalk in that small little section. No other sidewalks around the whole area. You got houses behind it, to the left of it, to the right of it, in front of it. My concern is the safety issue because there's a somewhat of a blind spot right there already going into the driveway that's off the road. So, what he was talking about earlier with the uh roads, folks already come flying up and down Kurd Road up at that section because my house resides right where the lanes go from three lanes to two lanes directly. So, you got blind spots, safety. We're going to put a business that aesthetically I'm concerned about because of the value that it will bring lack of to the community over there. Uh I was planning to talk about this in conjunction with the other one that got floored because I also have the same concerns. Um, long term, if these people decide to up and leave, I'm going to have a huge parking lot, cement lot right in front of my house. Should I try to sell or move on at some time in the future? I just lost money in my own property that I spent the last 17 years in building equity in. Is that what we're really trying to do? Make people lose money at the same token when they've worked their hearts out for it? to put a commercial business

dead smack in the middle of neighborhood on the outside on Lebanon Road front facing traffic and everything. Fine. I can live with that. Front facing another major road, I can live with that. But in the middle of a neighborhood area with a proposal plan in the future coming as well, I don't see where that's valuable. I don't see how we benefit from that. between that and the safety concerns around there. I can't consciously see this being approved by the city. Um I just don't see where it merits it. And I believe this was the same property a couple years ago because it was pretty run down and was bought out and miraculously those individuals built it up and if I had any incl clinician I would say was designed to do this very thing two years later. build it up to turn around and have this vision implant. And if that's the case, that's a sham right there. Thank you for your time. Thank you so much. Unfortunately. Yeah. Any additional citizen comments at this time? See no additional citizen comments at this time. We need to close our planning commission meeting in order to open a public hearing. Public hearing is in regards to items 7 I and 7 L. Item 7 I is to review the final plat for Wells Farm phase one located at 2850 Benders Fairy Road. Item 7L is a recommendation item back to the board of commissioners to review the update to article 4 of the subdivision regulations. Anyone wishing to speak about either of those items during the public hearing, welcome and encouraged to do so. Please come to the microphone and name and address for the record. Seeing no citizen comments at this time, we'll close our public hearing and at which time we will reopen our planning commission meeting. And I am looking for recommendation in regards to the items on our consent agenda.

I'll make a motion uh for approval and positive recommendation on all items except 70. 70 would be a negative recommendation and all subject to staff comments including the additional comments and/or recommendations that I personally shared on items 7 L and 7M. Uh back to staff that needs to be a negative mean a negative that is a uh that is correct. Uh uh 7K would be a negative um it's a negative vote, not necessarily a negative recommendation. So it's a negative vote. Yes. Yes, ma'am. Staff's comments. Motion uh stands. It's a motion and a second. All those in favor signify by saying I and raising your hand. I I against extensions. So approve. Next item up on our uh agenda is also a recommendation item back to the board of commissions. Item 8A is to review the reszone request for 615 Rutland Drive from RS40 to CMU. Mr. Buffin, sure thing. You'll surely remember this from last month. Um, pardon me. Corner of uh Rutland Drive and Golden Bear Gateway. It's 5 acres and previously he had come in and he wanted the uh CMU zoning three lots CMU zoning on two of them and then RS40 to remain on the single family lot and there was some confusion as to whether or not that single family could remain you know what happens if the reszone same same thing

as what we discussed with the last one it falls under the non-conforming use non-conforming structure section of the code. Basically the exact same thing here. What he's what he wants to do now is he's changed the request so it isn't there's no RS40 anymore. It'll all be CMU matches the land use. Um and the existing structures existing uses are subject to that article 13 I was talking about governing the non-conforming uses. So basically when it redevelops when the use changes then it's has to be brought into full compliance again just just as as we discussed. Um so in essence this one is it's much cleaner this way makes more sense and that corner going to CMU land use plan supports it. It's really not a not not an ideal spot for RS40. So staff does support it now. Support positive recommendations of the board of commissioners for CMU for all 5.02 acres there. Thank you. Thank you. Questions? Uh Shane, anything you wish to add on this? Very well. Questions, comments from the commission. We covered this a lot at the last time we saw this. Commissioner George, did you have pretty clean solution? Thank you. Very well. Any say no uh questions, comments at this time. I'd like to call for assistant comments in regards to this item on our agenda. Any citizen wish to make comment, welcome to encourage to do so. Please come to the microphone and name and address for the record. See no citizen comments at last time. I' like to open the floor for a recommendation in regards to this item on our agenda. Recommendation motion. So motion for a positive recommendation and a second. All those in favor signify by saying I and raising your hand. I against extensions. It is a positive

recommendation. Next item up on our uh agenda would be 9A but 9A was re uh was uh deferred uh per request of the developer at the beginning of our meeting. So we'll move on to item 9B which is also a recommendation item. has reviewed the land use plan amendment for mixed use to multifamily uh parks and greenways for courtyards at McFarland located at 5025 Old Lebanon Dirt Road. M Johnson um this particular item we've seen several iterations of it um in regards to a land use amendment land use requirements. So I'm going to speak specifically just to the land use alone on this one. This is at 502501 in dirt road. Um the previous submitt that we had seen or the initial submitt came in as a CMU pud which um is what the current future land use map shows is mixed use for that area. Um after several iterations back and forth, um the developer and applicant have requested to withdraw that original application of the CMU PUD which included 25% commercial and now want to do a land use amendment um that is for multifamily age restricted development. Now part of the original CMU PUD did include this multifamily age restricted but it also had the 25% commercial. The latest application is strictly for the multifamily uh age restricted development only and it will also include a park and greenway portion to this as well. So at this time um staff cannot um approve or does not support the request amendment to the future land use map um as it does not adhere to the future land use map designation. Shane, anything on this part? What

questions, comments from the commission? A comment, please. Commissioner George completely agree with staff. If it's commercial mixeduse, we've got to have a commercial component. I mean, that's the the biggest thing we see and I think it was last year we saw sprouts and that commercial mixeduse there. I mean, going to talk about an example of of how commercial mixeduse and multif family need to coincide together. That's it. and really disappointed that they're wanting to take that commercial aspect out. So, I I don't think personally that I am going to be supporting granting that land use amendment. I think it needs to stay commercial mixeduse, whatever ends up being there down the road. I had a question regarding the parks and greenway. Who would be I think it's great that they're looking to have that, but who would be responsible for that? Would that be come out of the city's coffers? From our understanding with discussions with the developer and applicant, there have been discussions that um that park is to be handed to the city. Now whether it is purchased by the city, deed to the city, gifted to the city, I can't speak to that because I'm unaware of the the exact details on that and that's probably a better question for a representative of the project. But it is something there is an intent for the city to be involved with the park portion of it. To what extent, I'm not really sure. I can speak to it opportunity. Let's go ahead and call for you. Uh name and address for the record, please. I'm Jay Easter with Reagan Smith here with um the developer EPCON. Uh the president of Epcon, Dwight O'Neal. As far as the park is concerned, the park would be the land would be given to the city and then we would construct the park improvements for the city and deed over a completed park to the city. Um, we have example. We have a site plan of the project and of the park we can go through and show y'all. I don't know if this is the appropriate time for it or if it's on the next agenda item.

I was just curious what the plan was. It it's great in concept and execution. It's like winning a car and then having to pay taxes on it or some something equivalent to that. So, it was just curious what the what the piece was there. Thank you. questions, comments on Commissioner George, please go. Uh I'm sure we're all aware this this city operates on sales tax. Sales tax is the driver that that operates. We're fortunate to have one of the lowest property tax rates for a city our size in the state of Tennessee. I think we're in the top five. The reason we're able to do that is because we have the complements and balancing act of having residential as well as also having that commercial aspect that at the end of the day drives our budget and and funds everything. So, uh really where where I land on this is it's nice to say we're going to have a park, but we're going to have to maintain the park. We're going to have to pay for staff to maintain the park. We're going to have to have police make rounds over there. It becomes more of a cost. And then on top of it all, we've only got residential now that does not drive or fund anything. So we're we're not only getting a park we're going to have to pay for, we're shooting ourselves in the foot by potential loss of sales tax. So it's just it's if the city was operating differently, if we didn't drive off sales tax and we had a ridiculously high property tax, I'd be all for it. But ultimately, I think as a planning commissioner and as a board of commissioners, if if this ever got there, we've got to consider how this operates in the future for a city. So, I just kind of wanted to give a little more insight on on my opinion of where I land from a sales tax standpoint. You know, you piggyback your comment right there. And I guess really commissioner both of them um you know I was too as excited um I guess McFarland are really uh the

proposal that we're we've seen or or approved that's going to be behind um what's that the valley center shopping center uh and I think that this was originally a part of it if I'm not that was this never originally a part of it so we're going to have a strong commercial component that'll back there one of my reluctances that I had when looking at that and then kind of looking at this one as well. Two things jump out at me um right here on this one because normally I would say you're spot on and 100%. But two things jump at me right here. Do I want to put heavy commercial traffic both on old Lebanon dirt road and both east division this deep off of Lebanon Road? That is kind of my rationale for being basically letting the trying to move forward to let the board of commissioners ultimately decide that because I think that your point is is 100% valid and well said. Uh, but at the same time, you know, do I want to put a a a Walmart? I know Walmart's not going there, but just per se. Do I want to put retail and do I want to put that deep right there? Because I know just as the gentleman was speaking about um improvements uh that he'd like off Kurd Road or off Lebanon Road. Um we know that's not going to happen. And neither um are there funds or or improvements out there to division um or uh Lebanon Road, which both are probably in your high classification area out there. So to put um an older driver at a 55 plus um which seemed to be uh well, I guess we're knocking on the seniors. They were another one of your higher

classifications out there as far as the accidents go. Um but a park adjacent to that um and to keep that commercial traffic more towards the Mount Juliet Road corridor would be the only deferral that I would have or or the only counter towards that. Um and then let the the BOC decide if if which way they want to go because I think there's great standpoints for each direction. One clarification, please. And this may go more public works, but East Division Street, what are the what's the timing on that for the widening? 2032. Um, it's funded for design but not funded for right construction at the moment. Okay. That's only in the city portion of it, right? that well so that will be in this section but we're not going to annex that section until we are ready to move and make improvements because we don't want to own an unimproved section of Division Street that will come up again in the pud uh when we get there. So how far are you carrying it? Uh, it goes slightly past Golden Bear under the the Golden Bear overpass and then it'll go all the way down to through I should say through North Mount Juliet Road. Oh, so beyond Amazon then? Yes. Okay. All right. Oh, wow. To the boundary of our UGB almost. Almost. But again, not funded for construction at the moment. Seven plus a year. Okay. Very well. Further questions, comments from the commission.

Actually, I do. Please. Todd, can you uh at least I guess in ballpark terms, the differences between what a mixeduse with commercial versus all residential, what I can see tightly packed residential, the difference in volumes that we'd be looking at. Yes. So, The alternative is not adding mix adding commercial in lie of residential here. So your all of your residential traffic you should consider as staying. The the difference is whether you support commercial or the park land. For the park is going to generate few trips and commercials going to um actually I I pull up the exact estimate for you one second. But commercial is a heavy generator. Um, now there is going to be some mixed use aspect to that where a lot of the traffic for the commercial is coming from here and more likely than not from McFarland Farms as well, but it's a significant difference. Okay, that that's all I was looking for. It's significant. It's fills my curiosity. Any further questions or comments? I would say made his point on tightly packed is a a concern for me. Uh without the um retail space there that the 55 plus community if this is what we're headed toward that they could possibly take advantage of that rather than having to drive out

perhaps something available close at hand. So I don't know what would be there. We don't have um an understanding what that would be, but I see it as very tightly packed. And I like the single family homes. They're very nice. I don't know about the sh the This is the shared courtyards. I'm not sure I would feel comfortable shared courtyards. Is that the one? I'm Is that what this one is? [Music] All right. Anything else that you wish to add? Uh, unless anyone has any questions for me at this point, but the I can speak to the comment about the courtyards. They're not shared. Each home has its own individual private courtyard, and that is the space that those homeowners maintain. Uh, the rest of the open space within the neighborhood, the backyards, the front yards, the shrubbery around the houses, all maintained by the HOA. So, in between the houses, there's a there's a front fence and a gate, and then the back side of it is fenced, and there's a private courtyard for that individual homeowner, and they alternate across the houses, but they are private. They're not shared. Thank you. I've got a quick question. Yes, sir. Um, have there been any studies done regarding the demand for 55 and up residential in the city of Mount Juliet? I have just seen a lot of it come by and

I know they're building a massive Dell web out in Lebanon and we've approved a few here. I'm just curious in general what that demand looks like on this one. Yeah, there there hasn't been a study specifically for Mount Juliet. There's a been a study for Mill Tennessee done by market graphics Charles who is located in Franklin Tennessee but he uh collects data for all over the US and and reports to Congress for what he finds and that data shows a huge open runway for 55 plus active adult in Tennessee. Interesting. Will you repeat that for me real quick so it's on the microphone? So um there's been a a study done by Edel Charles u for the whole middle Tennessee area that shows that there is a high demand for 55 plus active adult communities within the whole min middle Tennessee area but there has not been one specifically done for Mount Juliet. Thank you. No no worse. Thank you. Further questions, comments? Thank you. Yes. Yes, sir. This time I'd like to call for assistant comments in regards item on the agenda. Any assistants wishing to make comment are welcome and encouraged to do so. Please come to the microphone name and address for the record. See no citizen comments at this time. Like to ask for a recommendation in regards to this item on the agenda. Make a motion for a negative recommendation for the land. There's a motion for a negative recommendation. Second. Uh with the second. All those in favor signify by saying I and raising your hand. Against abstensions is that 43. So that is a negative recommendation with Samantha. That being said, is it

appropriate to hear the next item on our agenda? Very well. Do uh I would need to defer on their behalf. Very well. Next item up on our uh agenda is item uh sorry is item 9 C. Uh it is a recommendation back to the board of commissioners is review the annexation including a plan of services for courtyards at McFarland located at 5025 old Lebanon Dirt Road. Um I'd like to make a motion. Do I need to make a motion for deferral or I'm just deferring it as the chair person like to make a motion for deferral? Second. That's a second. All those in favor signify by saying I and raising your hand. I against abstensions. That is deferred. Next item up on our agenda is a recommendation item back to the board of commissioners. It is to review the preliminary master development plan with a reszone from RM1 to RM8 PUD and RS40 PUD for Courtyards at McFarland located at 5025 Old Lebanon Dirt Road. like to make a motion uh for a deferral in regards to this item on our agenda. Second. Motion and a second. All those in favor signify by saying I raising your hand. I I against extensions. That is deferred. Next item up on our agenda falls underneath item 10A. Uh it is to discuss amending mass grading in the subdivision regulations. Who wishes to speak of such an outing? I can start please. So this was this came after last month's meeting. I had some conversations with Sam and John and Shane. Didn't get to you Todd otherwise I would have got a bingo from all the staff. But essentially just trying to figure out a way that we can start with

the discussion item and build this into something intentional that way that if we have a 10 or 15 foot boundary when it's all said and done we can have a 10 or 15 foot boundary. Um, one thing that I kind of little bit got from Samantha floated by John and Jill and Shane was the idea of trying to codify the language to essentially say that if we're want if we want a 15t buffer and a tree falls on 16 feet whatever if a piece or part of that tree falls within the buffer the entire tree is protected. So at minimum if we pass a 15t buffer it is at least 15 ft. I I think we had talked last month you had brought that Metro was doing a chain link fence and I thought okay that could be a cost associated with that. So while if at worst case scenario we're going to have the agreed upon buffer but we could see some places that might have a 16 foot buffer or a 17T buffer. So, it'd be a way to ensure that the minimum buffer at least happens. But wanting to get y'all's thoughts and then kind of take this conversation and maybe move it towards next month trying to get something yeah forward. I'll say from my standpoint, you've heard me make the comment a whole bunch that um no erosion control measures lie within the um uh the buffers. And the main reason is because I've seen a couple instances to where the erosion control measures are within the buffers and therefore oh man I complied with your storm water but man I knocked the buffer down kind of a thing. And so that's the reason why I keep making that comment. uh because um whereas maybe you don't have to do accomplish that with a chain link, but maybe it is the perimeter uh or andor buffers if it even

if it doesn't require it is done with erosion control measures. Now granted, you can run those over, but you can run over a chain link fence pretty much just as easy with a piece of yellow iron. Um so that maybe it's your erosion control measures are not only required to storm water requirements but your erosion control measures also installed as a buffer barrier temp fence whatever um you've got guys on site before they can do a mass grading they have to be in compliance with their storm water. So the guys are already on site. So if they got to run exponential amount of additional linear footage, then you run however much linear footage to not only control your storm water, but create that barrier uh of a fence. So there's a sense of, hey, we don't cross this line out there. So that's a thought as well. instead of the chain link and the expense of the chain link, why not do it with a crew that's already going to be there regardless and create it with a with the fence. Yeah. And really the question coming out of this conversation is really deferring back to Shane and saying, what do you think from your department standpoint is enforcable but also realistic. I was just thinking of this when I right now one unpermitted activity that anybody's got on their land with relation to tree clearing is that we they don't have to come a property owner or a contractor does not have to come to the city to clear trees if they leave their stumps. So they could clear cut an entire site, then bring it to planning commission and it' just be full of stunts and they've done nothing wrong

per code. So just harvesting their their timber. Correct. Basically, yeah. Once they put a bucket in the ground, that's a whole different story. But realistically, that could happen on a site that was fully vegetated when purchased. They clear cut it, leave several hundred stumps, and then they bring a plane to you guys, but now there's no natural buffer anymore. Probably happens quite often, more often than not. Yeah. There's no way to prevent that. No, sir. No. Yeah. You got owner rights on that. So until it gets out of John Doe's name and they could have the property for 40 years. I mean, we can't we can't restrict what they do for 40 years. We can only have a say when it gets to the point that they want to build something. So I think that just comes back to the point where and you know they Sorry, President. I was going to say they could leave it fully vegetated and in between the week of the planning commission, go out there and clear cut it and what they've shown on paper doesn't match anymore and we would probably not even know it. I personally have seven acres that abuts the back of my property and it's 100% residential and uh they're kind of homesteading it. It's county. Um what was fully wooded is now uh it's pretty neat and nice kind of but I mean it's cows, it's chickens, it's goats. Um it's it's a farm and u you know I know some of my other neighbors don't like it but I like the sound of the roosters in the morning. They kind of wake me up. But it's another example of that owner there. I mean what I've ever imagined somebody would have done because it's got a really nice house on it. uh what they've done to it is a

really unique and nice piece of property in central Mount Juliet and man they right up through it. Yeah. So I mean I guess my suggestion would be that if we want to add anything to mass grading or anything to the subdivision regulations uh would be to create a barrier. Um, I'd probably still continue to make my comment out there to keep erosion control measures out of your buffer. Um, and somebody that's in that business, I can tell you people will run over a silk fence all the time. Um, but I use um I do a lot with septics and I oftent times will use that silk fence um as a do not cross and then I monitor it individually so I can figure out who crossed it because if you cross it you could compromise my soils and my ability to build a house and um so it's going to staff would have a little bit of teeth, but ultimately it comes down to to management I guess when it's all in and that's whether or not we do chain link or anything. So I think the personally I think the addition of something to protect those buffers would be well placed and I would encourage it to be something like silk fence because you've already got people going there. So if the people are already on site, why not just what's a couple extra linear feet? Further thoughts, discussion? That help? Yeah, that helps. Thank you. Uh I just made a note right here, too. Um I know that this came up. So um and I applaud Commissioner George for you uh getting this on the uh the agenda to discuss like this. If anybody has anything that that we don't like within the subdivision regulations, I know I brought that up, but bring it up to

staff. I'm sure staff welcomes the opportunity to discuss uh things that may lie within our subdivision regulations. And if you keep seeing something recurring that comes before this body that just is broken or not working, uh I would encourage do the same thing that Commissioner George has done, reach out. Let's see if uh we can get an agreement unification and and amend the subdivision regulations because uh um you know, not necessarily if it ain't broke, you don't fix it. Uh, but there's always room for improvement. As Todd's presentations today with the adoption of the manual, we're seeing that consistently. And, uh, my only thought would remain what I said earlier is, um, uh, we do have to be very cautious of the overlay that lies within some of the things that we adopt and and un um unthought of consequences of what we do. And sometimes unthought of consequences are passing down. something that looks nice, feels nice, but ultimately um costs our citizens a little bit more money and you know, so it's a it is a cautious balance between the two. Any further discussion? Very well. Our next item up on the uh agenda, it is election time. as everybody saw the campaign signs and everything outside. Um it would be item election uh item 11 a election of a chairperson for the bound planning commission. So at this time I will open the floor for nominations for a chairperson for 2526 of the Mount Jude planning commission. As long as he's willing to accept, I'd like to nominate Luke Wood for chair. So nomination and a second nomination. Any further nominations? Seeing none, we will close the floor for nominations. And at which time

um asking for a vote for Luke Winchester to be the chairman of the planning commission. All those in favor signify by saying I and raising your hand. I nay. Extensions. Thank you guys. Um, yeah. Yeah. Uh, you you've heard me uh uh say a whole bunch. I've had a lot of conversations with folks over the years. Um, I was telling some folks earlier. Um, September will be 20 years that I've uh been on this commission. Um, and that's uh that's a long time. That puts me of of age. My my youngest just had his birthday on Monday and he's 23. So, that means he was three years old. uh as I started this and that really puts things into perspective for me uh cuz I was uh the young man uh up here on on the uh planning at at one point and it's changed a lot and it's changing a lot of positive direction. So I appreciate your all's confidence and wherewithal and uh and support. So thank you all. With that being said, our next item up on the agenda is uh item 11B. It's the election of a vice chairman for the Mount Jill Municipal Regional Planning Commission. And at which time I'd like to open the floor for nominations. You'd like to nominate Grass? Nom nomination in a quick second. Are there any further nominations? We'll close the floor for nominations. And at which point campaign speech. No, I'm just kidding. The Uh like to uh to add u um Commissioner David Rast for vice chairman of the planning commission. All those in favor signify by saying I

raising your hand. I against abstensions. So approved. Thank you for your willingness to serve. Anything you wish to share. I I don't know how many years this is. I think it's three now about that. And uh every time I come to this meeting, I find there's more that I need to learn about how the city works, how the ordinances work, and just keep learning. Amen. I appreciate your mentorship. Amen. Amen. Thank you guys. All right. Next item up uh on the agenda is item 11 C's, review the Mid Regional Planning Commission bylaws. Miss Samantha, do you have anything you wish to share on these? I don't have anything. Very well. So, I think this is just for the review of our bylaws and presentation. Is that correct? Correct. If there's anything that any member wishes to address in the bylaws or potentially change, then now is the time. Any questions, comments, discretion, open items? Seeing none at this time, I guess I need to call for I don't need assistant comments on these, do I? Okay. Very well. Uh, and that doesn't require a vote either, does it? Very well. With that being said, our next item on the agenda is a motion to adjurnn. Motion. I have a motion and a second. All those in favor signify by saying I and raise your hand. I against abstensions. We are journ. Hey.