Planning Commission - Regular Meeting

Hey, hey, hey. All right. I mean, how did she end up in

Excuse me. I'm going to call the meeting to order. This is the municipal planning commission meeting uh for March 5th, 2026. Uh again, I'll call the meeting to order. Um tonight, Mark will lead us in prayer and Charles with the pledge. So, if you'll please all stand. Would you bow with me, please? Father in heaven, we come to you this evening, Lord, and we just uh thank you for the blessings that you give us each and every day. All those that we take for granted, Father, they are there and we need to be uh we need to be happy about the way you inject yourself in our lives and sometimes we don't even see it. Father, we uh tonight as we deliberate the town's business, we ask for discernment. We ask for respect and we ask for this time to be a time that we can deliberate with good conscience and make good decisions for the town. Father, we also want to say our prayers for those who protect our town and those who do all the work in our city, all of our employees and those first responders and the people that keep us safe. Lord, the biggest thing we want to ask you for tonight is peace. Peace in our country and peace uh globally. And father, peace in our community here as well. Go with us now, lead, guide, and direct us. Thank you for your son. We pray these things in your name. Amen.

Amen. Please face the flag to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

All right. Thank you, gentlemen. Uh, first up on the agenda tonight is a public hearing, plan of services for Smyrna River of Life, Assembly of God, 82000 Safari Drive.

Yeah, this is a it's a annexation request. It's on your agenda tonight and so you all are required to hold a public hearing on the plan of services uh as a part of that um deliberation for the annexation. Um, this puts in writing the services that would be provided by the town if the property is annexed. Uh, in this case, it would be all services as this does slide within our water service area. Um, this is for the parcel at the end of Safari Drive. It's about 54 and a half acres of of land that has been requested to be annexed to into the town limits. So, believe that's all that I got.

Okay. And with that, I'll open the public hearing for anyone that would like to come forward to provide comments for this plan of services. If you would, when you come up, uh, please give us your name, address, and whether or not you live within the town of Smyrna. Comments will be limited to three minutes, and Katherine will, uh, be our timekeeper on that. So, is there anyone here that would like to speak, uh, on this agenda item? Yes. Are we specifically on the Safari drive? Yes.

Okay, that's okay. All right. Uh, anyone else? All right, with that, I will uh close the public hearing and I will call the planning commission back in session. Okay, we are now on to our next item, which is citizens comments. And um I know that we've got a couple items here tonight that folks are interested in and have some questions about or comments. So before we begin, I think it'd be good to kind of define our role as a commission. You know, by law, any land owner can come forward and submit an application to us uh to request the change of zoning to their property. And our in- our responsibility is not to invite people to come forward uh but to listen to what they bring forward with us and to carefully uh deliberate and review the plans and review the comments uh and then we make a recommendation to the count council as a planning commission board. When we do that and as we deliberate this we take into account our regulations, our ordinances uh and our land use standards. So, uh, we do this in a very respectful way and a deliberate way. So, as you come forward tonight, if you'd like to speak and, uh, you are on the citizens comments agenda, we ask you do so in a respectful manner as well. And, uh, if you're in the audience, we just ask that you recognize the the decorum here. And if you could just restrain from applause or cheering or any vocal interjections, it'd be really appreciated on our part. That said, we do invite citizens comments and to speak before the planning commission. You must sign up at least 24 hours uh in advance of our meeting and that's pursuant to our town council u and uh town public's comment policy. Speakers are limited to three

minutes. U Katherine will time your comments. Uh and if you're able unable to complete your comments and you think there's something further we should uh hear, you can submit those in writing and we'll go back and review those. So, as you come forward and I'll call your name. If you would just state your name, address, and whether or not you live within the town limits. Okay, looks like first up I have Kelly Bond. Kelly, are you here? Okay, please come up and again, if you could give us your name, address, and whether or not you live within the town limits. Yes, sir. My name is Kelly Bond. I live at 212 Pimber Lane. I do live within the town limits. Okay.

Okay. Good evening. Allow me to introduce myself. My name is Kelly Bond of 212 Pimber Lane. I've been a resident of Smyrna High or Smyrna Town since 1995. A proud alumni of Smyrna High School. This is my home. My home along with homes on both the north and south sides of this property directly adjoin this land. This area is currently wooded and has functioned for years as a natural buffer between residential properties and Gillsville Shopping Center. I'm particularly concerned about two issues. Compatibility and storm water impact. First, compatibility. The proposal would place light industrial uses immediately adjacent to established residential homes. Regardless of whether it's labeled light industrial, it still allows warehouse style buildings, contractor operations, and distribution activities during all hours. The construction and blasting have high chances of damaging our concrete slab properties, decreasing our property value, as well as the possibility of emissions and smells. A 50-ft proposed buffer, roughly 3.3 carlings, would not even come close to being efficient enough to shield this unsightly structure. The substantial shift from the current wooded residential character of this area. Second, and more importantly, drainage. There is an existing drainage ditch directly behind my property. That means my part my property is part of the storm water path for this land. The drainage system can barely handle the current demands as rainwater has already created a 16t long by 8t deep sink hole. The city had to come fill August 2025. It was so large it took a weak and large machinery to mitigate. Under heavy rainfall, our 10 foot deep drain ditch fills to the top and engulfs my chain link fence as is. The wooded acreage currently absorbs rainfall naturally. Clearing trees and adding large impervious surfaces such as roofs and asphalt will significantly change runoff patterns and increase peak discharge into the existing drainage system. Even though retention is proposed, retention systems are designed to meet minimum standards. They do not account for

increasingly intense storm events. Reszoning this wooded residential adjacent land to industrial would permanently change the character of our neighborhood and introduce real drainage risk to existing homeowners. This property does not meet the transition intent of the airport innovation character area, particularly as it relates to residential agency. the 400 petition signatures within four days and I respectfully ask the commission to deny this resoning request to consider another option. Thank you. Thank you, Kelly. Uh, next up I have Katrina Roberts.

Hi, my name is Katrina Roberts. I live at 215 Pimrook Lane [snorts] and I do reside in Smyrna. This property connects right next to my property, a huge part of it from the whole side to the back. Um, I was told by the city that I could not put a a garage there on that side of the house or a driveway. The reason was something to do with the drainage. The water drainage is what they told me. Now, my concern is why are they able to build if I couldn't build anything there? Because it's in the it's the exact same area where they're wanting to build. There's a old fence line right there with trees and that's my property's on one side, their properties on the other side. It goes all the way down the back [clears throat] right now over there. It's a bird sanctuary. I feed the birds. I've even seen eagles over there. So, that'll all go away. My most concern is the traffic, the noise, and the lights [clears throat] that will take place, especially after 10:00 at night. That should cause some health concerns. How are we going to be able to sleep? And what about our children's safety? Children play in that neighborhood. I've seen them over there on four-wheelers, on [clears throat] scooters. This would turn our quiet little community into a very busy, [clears throat] noisy place that we do not want. Thank you.

Thank you. Okay, next up, Larry Montgomery. Thank you'all. My name is Larry Montgomery. I live at 211 Pimbrook Lane. I am a resident in the town of Smyrna. I have several concerns. I'll try to bullet them and then maybe come back and put some more context to them. First, I would like to ditto everything that's been said so far. We have do live in a nice quiet neighborhood. I've lived there for almost 40 years. I was the third resident to ever live in that neighborhood. I've lived here in Smyrna since 1986. My concern is primarily about noise and flooding concerns. We have inadequate drainage throughout that neighborhood now as already been expressed because of drainage ditches on both sides of Pimrook Lane. Also the noise this has been expressed as well. I'm also concerned that when we do experience the flooding which we will have due to this industrial uh platform [clears throat] being put in as soon as all that land is paved that water's got to be dispersed somewhere. That land will not be able to hold all of that water and it's going to come into bit tree subdivision. Those drainage ditches will not be able to maintain that much drainage water. There is no way. They can't do it now during heavy rains. If you need an example to site, go over to Couchville Pike and look at what's happened over there. As soon as they started building all of that infrastruct uh industrial uh buildings over there, all of the residents in that area, whenever there's a heavy rain, their homes flood. I'm also concerned I may have to get flood insurance, which I haven't had to be concerned with for 40

years living here in Smyrna, I should not have to be concerned about it. I'm also concerned even though it says that there is no intention to put a connecting road into my subdivision, I know somewhere down the road that will happen. We can look back at history and see that eventually that will happen. Then we're concerned with safety for our children trying to play in a dead-end neighborhood both in Knox Court and Pimbrook Lane. In addition, I am concerned about the wildlife that's natural there. We're already and the deer that's going to be forced out of that that area, the birds, the deer, the groundhogs, all the other wildlife that's in that area. I do respectfully ask that this council deny this request. Thank you for your time. Thank you, Mr. Montgomery. I have Deborah Willis.

Hey, everybody. Uh, my name is Debbie Willis. I live at um 208 Pin Brook Lane. Um, I have lived there since 1986. I was one of the first ones on the street. Uh, my husband uh got a job at the Nashville airport and we came and looked at the city. We when we found Smyrna, it was like, "Oh, that's where we want to live, not up in Nashville." So, we moved here. Then we found Bentree and it was a lovely, wonderful community there. Um, that we have and we still have. Um, our own Steve Sullivan grew up on Pinrook Lane. Um, and I won't tell him any of the bad stuff you used to do.

You're going to get an extra three minutes. Okay. [laughter] Okay. And if you pay me, that's even better. [laughter] But it's a it's it's been a wonderful neighborhood. Wonderful neighbors. Um it sits far enough off of Nissan where it's quiet there. Um I agree with everything that they've said. the traffic a as of now in the mornings and when you come home from work it is backed up from past uh uh Bentree Drive up to Jefferson Pike every day. Um so the traffic, the wildlife uh that they've mentioned uh the sink holes in the water um you know our our ditches have have you know crumbled and whatever because of the water and the overflow. Um, but mainly I worry about the sink call cuz it was a huge one and it was right there uh sort of in the corner which was both properties um theirs and ours. Um, so you know, we're we're not really so much against something being built there, but it's it's like, you know, we don't want something that's industrial that there add to more traffic and the trucks, uh, more noise. Uh, we don't know if they'll be open 24/7, anything like that. But, you know, a church, a small business, businesses, what, whatever would be fine. We just want to maintain our wonderful little subdivision that we have um the way it it is and we realize Smyrna has grown. We can tell by the traffic all that. Um but we just want to maintain our neighborhood [clears throat] and uh not have this big loud thing right next to

us. So, we ask you, like everyone else, to please uh not vote for this. Thank you. Thank you, Tyler Patterson.

Good evening. My name is Tyler Patterson. I live at 409 ASA Court in Smyrna. I'm a lifelong member of this community and a proud graduate of Source Creek, class of 17. I'm here tonight. I'm here tonight to respectfully voice my opposition to the Thomasson Hutton development. I drive through the Nissan Drive and Jefferson Pike intersection nearly every day. I don't need a new traffic study to tell me what I see with my own eyes. Traffic regularly backs up. Drivers grow impatient and serious accidents are becoming far too common. Just recently on February 2nd, we experienced a fatal crash at this very intersection. For hours, Nissan Drive was shut down from Zam Davis Road all the way to Jefferson Pike. Families were delayed. Businesses were were disrupted and most importantly a life was lost. That tragedy underscores what many of us already know. This corridor is under strain. Reporting by WKRN on July 9th of last year highlighted other safety concerns in the same area, noting that the Smyrna Police Department recorded more than 70 crashes there between 2015 and 2019. And that data predates the explosive growth we've seen since 2020. Our population has increased significantly since our last census, nearly 19% by some projections. More residents mean more cars. More cars mean more congestion, and more congestion, unfortunately, means more opportunity for accidents. Adding an industrial development that would bring increased truck traffic to an already overburdened intersection will not ease these concerns. It will only intensify them. Larger vehicles require longer stopping distances, wider turning radiuses, and they reduce visibility. Introducing that dynamic into an intersection that is already struggling, raises serious safety questions. From that same news report, our own Jenny Williams, who's the president of the Gillsfield Family Center, described Jefferson Pike perfectly. We have a country road with city traffic. Even with the most recent completion of improvements to Jefferson Pike, the

character and capacity of this corridor remain limited. Infrastructure upgrades alone do not limit congestion, especially when growth continues to outpace planning. I'm not opposed to growth. Growth is inevitable, but responsible growth requires us to prioritize safety, infrastructure capacity, and the well-being of the residents who already call this place home. I respectfully urge you to consider whether this development at this location at this time is truly in the best interest of Smyrna and his residents. Thank you for your time and your service to our community. Thank you. Uh next we have Kelly Wilson.

Hi, I'm Kelly Wilson. I live at 205 Knox Court and I'm a Smyrna resident. Okay. I just have big concerns about the fact that we have some drainage issues in our neighborhood already with lots of flooding, a previous sinkhole this summer. I think we need to further consider those conditions and problems in our community before we add to it. And the traffic patterns, I drive Jefferson Pike every day on my way to work and it is very concerning and adding more big rigs to that is not going to help us. That's it. Okay, thank you. Uh, next Tim Keenan. Tim here.

No. No. Okay. All right. We'll move on to uh Shelby Sally. Hi, I'm Shelby Cel. I live at 203 Ellis Street in Smyrna. Um, I want to start by saying I I respect the opinions of everyone here and I applaud you for voicing your opinions, but I'm also here today in support of Thomas and Hutton and the KBC advisor resoning request for the property on Jefferson Pike. This land holds deep personal significance for my family as it was purchased by my grandparents Gilbert and Mavis Olid more than 60 years ago. A portion of that land was developed into what is now known as Gillsville and the remaining property has been vacant all these years. After the passing of my nana, the Gillsville businesses and properties were inherited by my father Gilbert Ol and his sisters Jenny Williams and Candy Ol. As this town has grown and shifted, so has my family's lives and businesses. The Gillsville Shopping Center was built in the early 1970s with the IG Supermarket at its anchor. When Nissan arrived in 1983, Smyrna transformed from a small town into a major manufacturing hub. That growth created the need for more housing, including the Bentree neighborhood. And with that brought new competition that ultimately closed the store that my grandparents ran. Nevertheless, they adapted, shifting their focus to Gills Ace Hardware in 1990. Until the hardware store was closed a few years ago and sold to a new owner, the Olarid family operated retail businesses in Swerna for 70 years, providing jobs and contributing tax revenue. I share this not to ask for special consideration, but to just offer context for the situation in the land being discussed. While some Bentree residents have enjoyed the field behind their homes, my family has maintained this property and paid taxes on it for decades. It has remained in the same

family ownership long before the neighborhood existed. I've also seen a lot of misinformation online regarding this project, including the number of acres proposed for development. Some of what has been shared online is simply not accurate. I truly empathize with the Bentry homeowners as change to one surroundings can be difficult. But as a homeowner myself, I believe most residents understood that that land could be developed at some time when they assumed the risk of buying their homes. In addition, concerns about the traffic and infrastructure are understandable, but with the the widening of Jefferson Pike, the timing for responsible development is more favorable than ever. In conclusion, to put the length of ownership into perspective, my grandparents purchased this land when my dad was just a little boy, and he he will be 70 on his next birthday. Over time, things must change, and that is a big part of a thriving, evolving town. With this development, it has the potential to bring jobs, increase tax revenue to our to our growing community. Regardless of tonight's outcome, development on this property is inevitable and will happen eventually. Um, my hope is that it happens in a way that benefits both longtime residents and future generations. And I thank you for your time and consideration.

Thank you. Next, I have Hubert Comr.

My name is Hubert Comr. I live at 569 High Point Drive and I am a citizen of Smyrna. All of the points that I originally thought about bringing to your attention have already been touched on. So I will not go over them again. So that leaves me with a letter that was received uh to in our neighborhood by KBC advisors. And before I say that I do want you to know that that I feel that people have the right to sell their property just as people have the right to buy property. So that is not the issue here. But in this letter from uh KBC advisors, there were a couple of points that I would like to direct to you. And it one being in the second paragraph, our goal is to create a quality business park that serves the local needs and fits the character of the area. It's been my understanding that this uh enterprise will consist of tractor trailers entering and exiting at all times of perhaps day and night. Those points have already been made, but I do not see how tractor trailers and a trailer park of that nature, tractor trailer park, interfaces well with the citizens of Bentree subdivision, totally at opposition to each other. At the placement of this uh facility, it will not be an invi an inviting uh entrance [clears throat and snorts] to our subdivision. I do I would not want to be reminded every day as I pull into that subdivision what is sitting on my front porch. Finally, this the uh third uh paragraph says we intend for the park to be accretive to Smyrna and the overall community. Now for those of us who don't

use that word accretive every day, let the definition is characterized by gradual growth or increase which means more of the same. So it sounds like this is saying this is just the beginning. And with that being the the case, I really do uh hope that you will will give careful consideration to to your vote. Thank you. Thank you, Mr. Gomer. [snorts] Uh, last on our um citizens comments, I have Barbara Aams, 1404 Old Nashville Highway, Smyrna, Tennessee. Are you here, Barbara? See anybody in the line? I

don't see anyone out there. No. Okay.

If I could, I know it's a little out of the norm, but in this case, I happen to have obviously a personal connection to a lot of the folks that are speaking here tonight. I just want to point a couple of things. Um, several of you mentioned, and again, most of you I consider family. I did grow up on 204 Pin Brook Lane. Larry, you were the third house. I was the sixth house. Debbie, you were the ninth house. I I I I know the community. I know the neighborhood, and I know the people, and I understand everything you're saying. But I do want to point out a couple of points that several of you made, and I just want to make sure you're realize the reality. Um, Pinbrook was stubbed in 1985. It was not made a culde-sac for a reason because that property behind it is owned by someone and it will develop someday. Now the question is what does that look like? Um R3 which matches what's in Pinbrook or Inbentree seems like the logical option. Um but I don't want anyone to assume that that wooded area that I played war in that I shot BB guns in and that I chased animals in is going to stay there forever. It's not. um because it is privately owned and the family the Olaruds are also very good friends of mine and they have a right to sell it and um at some point they're going to want to do that and it's the right time if it's the product or another product it's going to be it's going to come. So I just don't want anyone to think that's kind of a joke that we say and it sounds a little crass but if you want to control the land beside you you need to own it. So if you guys can buy it you can leave it woods but otherwise it's going to develop. It's just a matter of when. Um, and so I just want to make sure you recognize that and realize that that's why that street was left the way it was is so that it could connect out someday. Not not a culde-sac. Honestly, with the knowledge I have now and probably all of you, maybe we would have asked the Gaines Brothers to make that a culde-sac a long time ago, right? And if they'd have done that, we probably wouldn't be having some of these conversations. Debbie saying she did.

No, the Gaines Brothers told all of us that that would never be a because TVA owned all of it. So he obviously lied to us. So So I I appreciate everything that all of you are saying and I understand and I I would feel the exact same way. Um I think the oil roots u Jenny and Candy and and Gilbert have the right to sell the property and to to do what they need to to it as well and that's got to be a consideration. So I just want everybody to kind of look at it from both perspectives um and understand that it's not going to stay undeveloped. It's just a matter of [clears throat] when. So somebody said it's the beginning. Hopefully, it's not the beginning of product that may or may not fit the community, but it's going to develop. Okay.

Yeah. Sorry, we he we can't take additional comments at this time. No, not you. I saw somebody behind you with a hand. Sorry. Okay. Yeah. We're going to close citizen comments with that. And we're going to move on to our next item, which is approval or corrections of the minutes of the February 5th, 2026 regular meeting. Councelor, are the meeting minutes in order? They are. Any uh questions or comments from the commission concerning your review of uh last month's meetings? Make a motion to approve the minutes. Have a motion to approve the minutes. Do I have a second? Second. Motion and a second.

Kim. Further discussion. All those in favor of uh approving the minutes and this motion for the February 5th, 2026 regular meeting, please signify by saying I. I opposed. This motion is approved. We are now on to old business. Our first item is Bailey Equipment and Inner Logistics, Trident Drive, owner, Developer, Caravan Ventures LLC.

Yeah, this is a project you all have looked at for a couple months and it was deferred uh from the February meeting to tonight. Um this is a site plan on for development on uh Tridenton Drive. uh it is uh an industrially zoned property and so that it's a vacant track and they brought this plan forward. Uh there have been a few changes since you all looked at this last month. So I'll go through and um and kind of highlight those. Not everything's changed, but some things have changed. Um this is a 48,250T warehouse and an office building. Uh 45,000 ft is is the warehouse space. 3250 is the office use in the front. The property was reszoned from C2 to I1 in March of last year to permit for this uh building and this occupancy. A single access point would be provided off of Tridon Drive. Um vehicle use area is about 1.25 acres which um would require 4350T of landscaping. They're proposing 16,850. Uh there's 30 parking spaces required. They've got 37 shown and they're meeting the handicap parking requirement as well. Uh one of the big discussion points last month on this was the architectural elevations. U those haven't changed really. Uh but as an alternative to that was the discussion regarding the the landscape buffers around this building. Um and so those have have changed. And so, um, I think, yeah, this slide kind of shows a little bit of that. The basically the landscape plan now shows a minimum of 20 ft tall when planted, magnolia trees along I24. Um, holly trees are shown lining the north and south property lines at a

minimum of 9 ft tall when planted. Um, and so that would be either side of the building and and the rear of the building, which would be the where would be visible. uh potentially visible at least they're certainly visible from I24 and potentially from as well as uh Le Victory Parkway. Um the holly trees there are some willow oaks as you get toward the front of the property um which are 10 to 12 feet in height. Uh streetscaping on Trident Drive. Uh the the species there we need to look at that. There's some u there are some overhead power lines there. So we got to work through that. What they're showing now doesn't meet what we specifically look at. They're there. It's not that the species might need to be changed potentially. Again, we'll have to look at that with the overhead power lines with mil electric. Um, again, the architectural elevations are are are where they were at last month um with regards to the percentages and everything on on the a mix of metal and brick and and different things there. So, nothing's really changed on that. Um so um again they have the main change on this is the additional um [clears throat] and this this kind of shows those vis vision as far as when if you're looking at the building from those locations what where you would see or not see um [clears throat] the um several comments under standard comments all those would would need to remain um again as comment one the proposed architecture elevations do not meet design review. We'd ask them to either submit revised elevations or provide the plans for screening and so they have provided those plans for screening. Um comment number two is a is the there's a there would be a gate on this that might limit fire department access and so it just has to have an anzi approved device and so that's that's u would remain. We

did ask them to show the truck dimensions for the auto turn. They they do show an auto turn. It appears to work. They didn't have the dimensions shown on the plan. So the the truck that was used, we asked them to add that again. Uh they had do have the streetscaping is shown now on Trident Drive. We need to look at the specific species there, but that so that comment four has been addressed, but we need to tweak it a bit. Uh comment five was aformational comment regarding the outdoor storage if they there was discussion about some storage and at one time. That's not what they're proposing now, but that's just that's why that comment's there. Uh and then um there was a storm water comment regarding the outfall connecting to the existing structure of the storm water. We need to look at that comment and see if that's been addressed or not. Um we had originally recommended you know kind of denial or deferral on that just because of the issues but with the changes that have been made. Uh we would recommend approval uh if you all are are comfortable with the landscaping as it's been proposed. Um, and we if you and if you do recommend or if you do approve as submitted, we would recommend just removing comment one and relating to that building comments that would not be included in your approval. Um, I think that's all that I have

question for Kevin concerning. So, this eliminated the sighteline issues we had with the screening we discussed last time, correct? with the landscaping package. Correct. And design review is okay now with staff. Yes. Those changes. I assume that we didn't get a digital packet. I don't have anything in my packet of this other than just the agenda item. I don't have any of the drawings or anything. So I don't know if it's different, but that's okay. I think since nothing changed but landscaping and I think we beat that horse already. So I think I'm good either way. But I don't have anything in here. Those are the elevations. Yeah. So that my only question is that one right there, F and E, which is really behind the Yeah. What's that?

Those were the two, right? Yeah. So F and E though, it kind of brings up another question which is probably not a mute point at this point, but the the mute the shooting range that's going in right there, uh there's no buffering behind it in the interstate, but they meet design review from that interstate view, right? That's correct. I just wanted to highlight that that this one's requiring buffering because the rear of their building didn't meet the same review that the interstate view would have. Correct. Kevin, do you have a landscape drawing you could put up there? Another one. I don't think I don't think that's in there. Um it's it's in your packet that's in front of you. Yeah. Uh but it's not it's toward the toward the back of that sheet.

The council members don't have the plans. shows they're quality product as far as I think all of you have paper. I'm the only one without it probably. So, I think I'm good. So, and I like the they're starting at a minimum seven feet and going up. Um, that's a good sign. Magnolia is starting at 20 ft. That's correct. That's a big tree. They better have a good lawn mower. Kevin, you you said there could be some potential issues with utility lines. Where where are we looking at again?

That that's on the that's along the streetscape and there's some overhead power there. They're they're showing some the street they're putting the trees there, but it's more of an understory type tree which we can work with Mil Tennessee Electric. They have some specific species that they allow. Um the over the power line is within the ride ofway. So we need to look at the distance from that power line and see kind of what that would allow. And yeah, I'm sorry. You meant we're talking about the front elevation. That's on that's along the front along Tridon Drive. Does the front elevation already meet design review or did it not? Well, we weren't because it's industrial and that the front elevation is really not visible. Right. Other than from Trion, we didn't have that really concern. So that's okay. Yeah. Right. They're screening up on the corner. Right.

Right. And there's there is some screening. There's some will pretty large willow oaks they're going to plant as well. Um near the front of the property victory side. as far as lead victory side. Yes. So with that staff is um it meets what you all had asked for last month and does it meet design review with the screening? It meets our ordinances and regulations. Right. Right.

Okay. Kevin, the only other comment I'll have is uh I would still I would also still ask that you put an item on our next joint meeting to discuss potential ordinance um review on this to allow for screening because I think currently it doesn't really have language one way the other. That's correct. Not specifically to that, right? Yeah. Other questions or comments? Hearing none, I'll entertain a motion.

Make a motion that we approve with staff comments except number one, excluding comment number one. A motion to approve with staff comments excluding comment one. Do I have a second? Second. Motion and a second. Any further discussion? [clears throat] All those in favor, please signify by saying I

opposed. This motion is approved. Our next item under uh site plans, 7 Oaks Business Center, 7 Oaks Boulevard, owner, developer Bark Bob Parks and Shahif Ibraim. Yeah, this is a site plan. Again, you all looked at this last month as well and was deferred. There were some concerns at the time regarding well it actually was deferred at the applicant's request but there were some concerns that staff had um regarding loading zones and different things and so that that's this is a revised version of the plans that uh we feel like meets the requirements now but I'll go over the over the report again. Again it's changed a little bit from what's in your packet. The the building is actually 11,165 ft. This is a commercial one-story building on Seven Oaks Boulevard. Uh eastern portion would be proposed to be a grocery store with the remaining four potential tenants uh for retail. There's there's an option for medical as well. Uh obviously be allowed per the u whatever the C2 district would allow except because of parking constraints. They really don't have adequate parking or room for with this size building for for restaurants. It would be would not be allowed to have any restaurants here. um because they do require higher parking requirements. Um square footage of vehicle use area is about 6200s of an acre which would require uh 271 ft of landscape and they're proposing 11,839. Uh there are with a little bit larger building 56 spaces are required and 56 spaces are what they have provided. Uh and they they are meeting our handicap parking requirements. Uh there is uh the the part of this property does a board uh border residentially zoned tracks of land and so they are proposing and and as required a type C landscape buffer on the northern and western property lines

abudding those res residentially zoned properties. Uh foundation plannings are shown at the base of the building on the south and eastern faces and additional landscaping shown in landscape islands along the eastern property line and then there's along the street as well. Um, architectural elevations show the building to be finished with brick, glass glazing, and some fiber cement board. Uh, there are metal doors on the rear of the building. Those are just those access doors, typical pedestrian doors. Uh, one shown on the eastern elevation. All four elevations have at least 93% primary material. So, that does meet design review. Um, had several standard comments, all which would remain. Uh then under staff comments again just to reiterating that no restaurants would be allowed based on the provided parking. Uh there was a couple drainage pipes that needed uh that were labeled that we asked them to be RPC type pipe. Those actually those pipes have been actually were have been removed. So they're not comment can be removed as well. Uh we asked them to clarify some drainage pipes and are these connecting or is it pvious? Um and if pvious where it's the under drain that that the plan that drainage has been up updated u our storm water department does still need to review that and they can review that with as part of the grading permit. Uh so we would want to keep comment three just for that comment or as they've had not had opportunity to review that yet. Um comment four can be removed. They've updated all the square footage there and it's all matching now. So that's not a problem. Um we do have one kind of just a minor comment to to look at on the to add um with the landscaping near the front um with there's a as the kind of the curve um of 7 Oaks Boulevard there which I don't think we this just just not zoomed

out enough to show exactly but there's kind of a kind of Seven Oaks kind of curves to the south and curves back to the north and it's kind of starts to curve again kind at this location is just to make sure just check the site distance. If you look at the landscaping plan, which is what is required, they're meeting our requirements, but there's a an oak tree and different things near that area, which at the entrances just to be sure and check the site distance with those curves uh with that and and tweak the locations if we need to there uh those of that landscaping. Uh and with that additional comment, with what we removed, we would recommend approval. Okay, questions from [clears throat] the commission.

I just wanted to thank the developer for flipping the building and taking the density of activity from the market away from the retail um away from the residential and putting it on the retail side. Okay. Anything else from the commission? If not, I'll entertain a motion. Make a motion to approve the staff comments. Okay. I have a motion to approve the staff comments. Uh, including Kevin's addition. Including Kevin's addition. Okay. Do I have a second? Second. Motion and second. Any further discussion?

All those in favor of this motion, please signify by saying I. I opposed. This motion is approved. We are now on to our next agenda item which is annexation zoning and plan of service request. Smyrna River of Life, Assembly of God, 8200 Safari Drive annexation and I2 zoning.

Yeah, this is the annexation request that we had the public hearing on the planet services earlier tonight. This is a request for annexation. uh one track of one parcel of land is 54 and a half acres um currently zoned institutional in the county and has been requested to be resoneed I2 as part of the annexation into the town. Um surrounding zoning is a mix of C2 and I2 in town and RM in Rutherford County. Uh the land use plan is a 24 gateway character [clears throat] area uh which would support a mix of uses and services uh both local and regional in scale such as hospitality, retail, restaurant and multif family uses. Uh no streets on the major thoroughfare plan are affected with this development. A large portion of this property does lie within the floodway 100-year flood plane or 500year flood plane. So any development would require submitt of a flood plane development permit application. um majority of that flood plane area there the proposed development plan would would leave completely alone but they will be affecting it a little bit uh again if it's approved. Um traffic study will be required prior to approval of a site plan for the development. Uh any improvements recommended by that study will be required to be installed by the developer. Uh, number six, the there's an existing 6-in water line on Safari Drive that serves this property that would need to be upsized to 12 in to meet fireflow requirements, which are 2,000 gallons per minute, 20 psi with a sprinkler system. So, they're fairly a little bit more substantial fireflow requirements. So, they would have to meet those. Um, the this property is currently has been used uh for a few years now. um as a as a church. Um the church was it was all developed and built as through the the

county. Uh the church it essentially they had a a tent that they've had up for several a few years now and worshiping in that tent. U that tent they're no longer meeting in there as our understanding is is being used for storage. There's also have been some three I believe uh modular buildings placed on the site. Uh it was being utilized um as a school. Um my understanding that is still in use. Um, our fire department has and rest of staff as well has some concerns with regards to there's there's been a lot of back and forth between the the church and the county on uh there's some fire code concerns with what they're that it's been in place there. And so, um, our fire department doesn't want to inherit that issue, I guess, as the comes down to to be to put it bluntly, I guess. Um, No, it's serviced by the town.

Yes. And yeah, water and sewer. Um, so um anyway, we it would be our under recommendation that um and how I don't know the best way to approach this, but but we have no um this this is consistent with the the the the land use around it. It makes sense from a from an industrial standpoint. The proposed development plan uh makes sense, but we have we would recommend I guess that the property not be officially annexed into the town until such time as the existing buildings are vacated and removed. It's our understanding from the from the buyer. Um but that the plan is that they would vacate relatively or I believe they said June 1st. Um, so they do want to move forward. They do want to have at least some asurances of approval, I guess, before they buy the property certainly. Um, but they're okay with if we delay the annexation for a little bit of time to to allow that to happen. There are they're here and can certainly speak to that. Um, but um,

so I have a question about that. Okay. How does that work in function? How do we assume we'll vote on something and delay the annexation or do we are you saying we defer this out? What what does that mean? It's Well, I think you have to it's an action item, so I think you have to [clears throat] either defer it or vote on it one way or the other. I mean, you can you can add recommendations to the vote, but I think you either defer it or take action on it.

Let me let me expand on that. I want to make sure I understand. So, is there a Is there the ability if this were to be approved, would that be subject to uh annexation on June 1? Uh and the fact that the buildings would have to be removed at that point or vacated. I'm trying to Steve, is that what you're Yeah, that's exactly what I was saying. I was thinking, you know, by the time this goes through planning and council, we're really not talking about an effective date until April or May. It'd be been if it's approved, if it gets approved at April, council would be mid April or mid May, rather a 30-day window already.

So, did they give you any idea of how long they wanted to continue to use those buildings before annexation? It's my understanding from the buyer that they're having part of the sale agreement that they would be vacated by June 1st. Okay. Because that was where I was going was if if that's the case then we would make it a part of our motion is approved but it's subsequent on those buildings being vacated before that final vote. Right. That would be yes. Yeah. But if you're saying June 1st then April we could defer for 60 days and this and it's not an issue. Right. Is that right? Right. Yes. Okay. And then the other question I had is it's about 300,000 square feet of space between the three buildings. Are they not 335?

Yeah. Are they not required to have a second entrance? Safari Drive is the only entrance to this property. We we talked about that quite a bit internally. Uh if they sprinkle the buildings, they they don't and they they meet the fire code requirements as they are are set up with this. Yeah, we because we that was our original discussion was a second entrance. It's difficult to get a second entrance here beyond [clears throat] probably They'd have to come around behind the other church probably, buy some property by there is a drive that goes that serves uh as a second entrance for for Parkway Baptist Church. Yeah.

And then it would probably have to tie into that. Um the church owns that drive. That's a private drive. I don't see that. Um so it also would involve a bridge over a creek and into that a lot of that area that's flood plane. Um so we did discuss that with them and with internally as well. um Mr. Lawrence I know is I think he's in in the lobby if you want to speak with him about it but um we he and uh our building official Christy Warel looked at that as long as these buildings are sprinkled and have the fireflow requirements that we we all have all that they would not have to have a second entrance. Wouldn't they have to be sprinkled anyway due to the size? Most likely.

Yeah. So you said if sprinkled I don't think there's really an option without it. Well, there's there's there at some point a threshold would get reached even with Springfield buildings and the amount of square footage, but it would not this would not hit that threshold. Is that is that the water issue you alluded to earlier on? Yeah. Yes. Yeah. They'll have Well, that's just an upgrade. There's an existing 6-in water line goes down Safari Drive that serves this property and they so they've got to raise they got to replace that with a 12in line. Okay. Yeah. to get that fire flow adequate. And that fire flow includes sprinkling. Yes. Yeah. Okay.

All right. So, I want to make sure I'm clear on this. The buildings as we're looking at it uh on this uh site plan or which this is a concept plan. This isn't Yeah, not a Yeah, I'm sorry. Concept. It's it's not a pud. So, there's nothing tying them to this plan. This is just what they have proposed as a concept at this point. The buildings as they're presented here would be required to be sprinklered regardless. Is that correct? Yes. I mean with the they can get to the 2,00 they're not would have adequate fire flow for them to not be sprinkled. That's that's a such a high number they could never get to it. So yes, they will have sprink the buildings will be sprinkled and still have the 2,00 gpm fire.

And with that that for our rags then we're okay with the one entrance. Correct. Okay. And Kevin, regardless of whatever gets built here, is this green belt going around, is that the representation of the 100red-year flood that can never get built on? Is that right?

Yeah, they're basically leave Yeah. what they're proposing here. But yeah, there a big portion of it is flood way U and 100red-year flood plan as well. They're leaving the vast majority of that alone. There's a little bit if you again with this concept plan the building that's closest to Lee Victory has there is a little bit of area there there will have to be some cut and fill and some balancing in the flood plane there. They'll have to go through the whole process show no increase to the flood area any and and not affecting any downstream or upstream property owners and that sort of thing.

So because of that the residential in the backside there is going to have one heck of a good buffer. Yeah, there there's all that existing tree line that's there. There is a a easement across it. I believe it's a power easement. Okay. But that they'll obviously they'll have to leave that alone, but the majority of that area that's abuing that residential area is you're going to be left alone. Yeah. Because of the floodway and flood plane. Yeah. It doesn't even look like it's close to encroaching. Not at all. Not at [clears throat] all. [snorts] Okay. [clears throat]

Other questions or discussion? Can you just give us a couple of items? I should know this probably, but I don't. We're talking about annexing 54 acres as I2. Obviously, there's no commitment that this is what it looks like. They have to come back, right?

But what what all could be in I2 by by right? Um it's pretty much anything you can think of industrial certainly any type light manufacturing not heavy manufacturing but could have light manufacturing you could have warehousing you know cross talk warehousing any type of level of warehousing um there's a few other things that's that's what majority of what it is is is various types of manufacturing or or warehousing and that's consistent with what we're seeing in in this area around here correct

yeah everything here is is industrial other than the speedway and the where the uh the gun ranges is under construction over there. It's commercial. Um everything else from well then you got the Burger King next to the Lee Victory there but other than that everything else out there is industrial. Yeah. Okay. Okay. [clears throat] The main reason I asked that is just because of the condition of Safari Drive and does that road would that road need upgrading if they're talking about semi-traffic in and out. Yeah, I would suspect there would be some improvements to Safari Drive that would have to be made.

That's potential. I mean that we would have to have the traffic study would would have to look at that for sure. Got it. Okay. As well as the intersection of Tridon and Nissan. There's been a lot of discussion about it's roughly 438 parking spaces on those three buildings. I noticed that. Yeah, that's why I noticed the square footage of the spot. So, I was like, yeah, that's 500 potential cars, 438 cars in 300 300,000 square footage. That could be a lot of in and out.

So, that would be something for the developer certainly to consider. We're considering whether it's appropriate to annex u zone it and provide a plan of service to here. Correct. You're done. I'll make a motion. Go ahead. Yeah. I'll make a motion that we defer this for 60 days to give them time to vacate those buildings and to commit to that. Um and uh we'll take it we'll take it back up at that point. Not 60 days, two meetings. So to the May meeting.

I'll give him a second. A motion and a second to defer until the May 2026 meeting. Any further discussion? All those in favor of this deferral, please signify by saying I. I. Opposed.

This uh motion has been approved and this is deferred to the May 2026 planning commission meeting. Okay, we're now on to reszoning requests. Uh the first is Thomas and Hutton on behalf of KBC Advisors 413 to 417 and 453 Nissan Drive reszoning R1C2 and PO uh one to P.

Yes, this is a request for resoning. about 28.3 acres that has been requested. It's in uh a part of one track as well as all of another track. Uh this a small track along Nissan Drive there. Um currently majority of this property is owned R1. There's a little bit of it is C2 and some of it the one track the the adjoining adjacent track there along Nissan is PN1. Um the surrounding zoning is R1, R3, C2 and some additional properties on P1. Uh lage plan for this area is the airport innovation character area would support a wide range of industrial and office related uses. Um this character area while industrial in nature is intended to provide for a transition and buffer from more intensive uses to less intensive uses such as residential and commercial. Uh the major thoroughfare plan does designate Nissan Drive and Jefferson Pike as principal alterials. Uh adequate rideway does exist for those streets. Um this proposed P or planned industrial development is to allow up to 180,000 square feet in three separate buildings. Uh to be developed following following the zoning ordinance requirements of I1 with regards to building setbacks, maximum lot coverage and height. However, the uses allowed by right and by special exception have been modified as follows. Uh they did remove uh airports, air cargo terminals and helports and dairies and truck gardens from the uses permitted. So those would not be there. Uh did move commercial recreation contract construction services, consumer repair services, automotive service and repair, general business service and religious facilities from uses permitted as special exception to uses permitted. So to be allowed by right and then removed uh intermediate impact facilities uh

convenience commercial and general personal services from uses permitted as a special exception. So those three uses uh which are allowed by BCA review in I1 would not be allowed at all. Uh comment five was aformational comment just to what the minimum fire flow would be uh based on the proposed building size and that sort of thing. Um a traffic study is required. We did receive that yesterday. So if you have any questions on that, Mr. Rose is here has looked at it. Obviously they're here as well, the developers to look at that. Uh any improvements recommended by that study must be completed by the developer. Uh staff is concerned about the introduction of int industrial uses and additional industrial traffic to Nissan Drive and Jefferson Pike in this area with particular concern for the S SR 102 and SR266 intersection. U in addition SR 102 does rise northbound from Bentree Drive which could cause an issue for site distance at the proposed project access point off Nissan Drive. Um, number seven was anformational comment. Just so they're aware, there's no trees, shrubs, or vegetation allowed within utility easements. Um, number eight, the proposed architectural elevations are a mixture of thin brick and metal siding, uh, and rollup doors on building C, and they're primarily concrete tilt panel with metal loading doors on buildings A and B. Buildings A and B are the two larger buildings uh, that are proposed. Building C is a smaller building closer to Nissan Drive. Um, for the elevations on building C that would face the residential development to the south and west, staff would recommend that the architectural elevations meet design review which would limit the the use of metal metal panels. Um that's really again it's not something that they have acknowledged that and but

they they did not provide any revised drawings or anything like that to meet that. Um we did ask the question about what is the intended use of building C that's the smaller building 15,000 square ft. Uh they are showing an area for outdoor storage. Uh we asked what so what would that be what would be stored? Um there they did show um and my main concern there because the fire department can't use that. An outdoor storage area can't be used for fire access because you never know what's there, what's going to be stored there, vehicles or whatever it is. Um park there, whatever. Um so you can't really count that for access. Um so they did show kind of a hammerhead T in that parking area to be dedicated. It would have to be there. if they have that, it would have to be dedicated as a fire lane, kept open and clear at all times. Um, so that was a concern about that building and also the four parking spaces are all showing for that building which didn't didn't seem adequate for a 15,000t building. Um, all all roadways, these are internal would be required to be at least 26 feet wide and that's that was a fire code requirement. Um again some of these areformational uh a plat will be required to be recorded to dedicate easements and create property lines. Um that's anformational comment. Comment 12 they did address they do now show the sizes of the existing water and sewer mains. Um so we can remove comment 12. Um and comments 13 and 14 were from our utilities department and your kind of information and as as they look move forward with their plans. This is uh is approved to provide access. There's an existing gas regulator station to provide access to that and easements overall utilities. So, um obviously we've had quite a bit of

discussion already about this tonight with with several people speaking. Um, I've heard had several emails and and phone calls as well in our department uh expressing very similar concerns to what we heard tonight regarding traffic, storm water, uh, sinkholes, noise, all all those things. So, u there's nothing I have anything to do. There was a petition. They did send the petition uh to so I have

I haven't seen the actual petition because our IT firewall wouldn't allow me to click when I clicked the link it wouldn't open up. Um but I did see a PDF of some of the pages and then also the list of of people who signed the petition and some of them the ones who made comments what those comments were and again they were very similar uh to what we heard tonight. So uh so there's nothing really additional I guess I can add with that regard with regards to that but did want to acknowledge that we did receive that petition. Um so I guess that's all that I have at this time. Developer is here and certainly would like the opportunity to speak as well.

Would commission like to hear from the developer? Maybe have does anybody have any questions? I'd say yeah. you come up a couple for Kevin real quick. Let's do that. Um, these are going to be industrial buildings. So, what are we talking height wise? I don't see an elevation drawing that shows me the height of these buildings. Well, they would be built uh the max height would be 50 ft. That's what's allowed in I1. Um, I'll let the developer tell you, but I asked the same question when I talked to him and he said 30 feet. So, um, 50 is allowed, but they said they were going to be to 30 ft. Is that right?

Yeah. It looks like we got a 20 foot type D buffer. These are 80 basically 83,000 square foot.

Well, let's let's I tell you what, Ken, let's let the developer come up and I agree. And if you representative, come up, give us your name and address, and then Ken's going to have a couple questions for you right off. Hi. Uh, my name is Huntley Lewis. I represent, uh, KBC Adviserss together with the landowner. It's, uh, 611 Merit Drive, Nashville, Tennessee. Uh, I also have our civil engineer, Thomas Hutton, here to answer any technical traffic or drainage questions you may have. I am a civil engineer by trade, but uh, can understand you wanting his opinion, not mine, on the matter. Um just as a quick intro um you know we we really care about our impact to the residential um you know some things we've done to demonstrate that you know instead of pursuing a straight reszone we agreed to do a PID so that we could hear the residents feedback planning's feedback and build in some extra things which I'm going to go over in my presentation to help um mitigate for some of the concerns that you know we expected from the residents you know being right up against you know that property line. We think you know we've done a pretty good job of that. Um but you know you can be the judge. Um our goal is not to bring a huge transportation hub with hundreds of trucks coming in. you know, the size of these buildings are, you know, much more um indicative of a local regional um industrial tenants, you know, and and so just so you understand that and I have

slides addressing that specifically, but we're not trying to change the character and and subject, you know, people to just that level of um you know, intensity from a truck traffic standpoint. Um, and I I think we really are addressing that especially when compared to kind of other uses contemplated within the airport um character district. Um, also, you know, we did approach uh some of the neighbors in advance uh specifically the ones that abuted our property to try to get some feedback uh before this meeting. um you know we've seen some things online and we think we have addressed those already in many respects but you know we understand the feedback and want to consider that. So

um with that said um Ken go ahead with your questions. Correct me if I'm wrong. When we're talking industrial, isn't the buffer type D is the heaviest, right? So, a 20 foot buffer is going to be acceptable on this. It it's it is required. Typic uh it's a type D is basically the same landscaping is required as a type C, but there's a burm as well. It's on top of a burm. Yeah. And we we're I think we're going above and beyond there. We're

proposing more than that, but understood. I couldn't remember on which industrial which the buffer grew to a greater like we had at Jefferson. Yeah, industrial to residential is our biggest most heaviest buffer requirement. But this is the same size buffer as we're doing, you know, PIDs up against other residential. It just it just seems off. Um, real quick question. Uh had did you consider or or have they had any conversations to restricting truck traffic to this properly semi-tra traffic completely?

Um I no and we we haven't considered that. Um we do address traffic um and and I think that we understand the resident's concern about that. That said, for an industrial use, the size of these buildings um in practice really do not result in the type of truck traffic that I think would really be a burden. Um but okay.

Yeah. Yeah. And the reason I asked that is, you know, besides several citizens mentioned traffic, um, in general, that's the issue, but my concern is, and I've talked to you about this, the left turns on a Nissan, the left turns onto Jefferson Pike. Um, especially with a 55, 50, 60 foot semi-trail and truck coming out of there. Um, you turn onto Jefferson Pike, it's a zero grade curve with a downgrade. So essentially, you're going to come around a curve, start down a hill thinking you've got wide open road, and now there's a truck turning out. Um, it just seems inconentive. So I've even talked to you about no left turn, some of those options. But, um, honestly, that's kind of where my thought was going was if there were no semi-traics here, that takes that takes a lot of the my concerns about traffic. There's still traffic, but you're going to have traffic whether this is apartments or R3 or R1 or whatever, right? And um, so regular box truck traffic, regular commercial traffic, non semi-trail might be an option. This only only reason I was bringing that up. The the majority of the tenants that we are uh targeting for a building like this are typically fall under, you know, housing materials supply, your roofers, your plumbers, homegoods showroom, you know, a countertop showroom, you know, that HVAC, you know, that type of business typically would accept a delivery from a WB67 18-wheeler. you know, maybe once or twice a week, but the majority of the traffic would be typically, you know, box trucks and customers and staff that work work there. Um, and and I think the site plan kind of sh shows what the intent is. It's really not um

I'm going to flip to it real quick with the shared truck court. you know, that's not conducive to a high truck operation, right? You have different businesses in the different buildings. If there's just a ton of trucks going in there, you know, businesses that need that level of service for that many trailer truck, tractor trailer trucks aren't going to lease this building. They're going to go down to South Park or somewhere, you know, by the airport where it's designed more for that. And so, however, you know, those tenants do need those once or twice a week deliveries and that's why they pick a building like this is because it has the dock high doors and, you know, they they need that and they need a modern version, too. [clears throat] And that's what we're trying to provide, high quality, modern version for these businesses that are really serving this this locality and region. you know, this isn't a a drop off from the east coast going to the west coast. You know, it's not it's not conducive for that. It's for products that are going to be used within the area. Um, I wanted to get through this and I definitely want to answer your [laughter] questions too, but I think I might address some of them. Just really quick with KBC, we've been um in the Nashville area operating for 20 years. Uh we've done 8 million square feet of quality class A business and industrial parks um over the last five years especially um you know and again many tenants are local and regional. We have brokers, engineers and development experience with all industrial product types and sizes in our company. So, I think we really take pride in understanding this market and we're not just trying to plop any old building that we can and you know somewhere. Um,

this is a spec development so there are no current tenants or leases. We're not designing this building [cough and clears throat] for anyone in particular. You know, this is building it for those tenants I requested that might have a lease coming up and are trying to upgrade and get a better space. Um and then I kind of touched on the other two points already. So airport industrial um or sorry airport innovation district is on the future land use plan and includes this site. Um we understand it's zone residential now but this is on the future land use plan and the airport industrial uh land use plan includes uses like I1 I2 and I3 industrial professional and office buildings and airport district and you know just to talk about the intensity of of what we're proposing you know I1 light industrial is you know a lighter intensity. I know it doesn't, you know, depends on how you define that, but you know, I still we still think we're not proposing the heaviest thing that is contemplated for this innovation district. You know, I wanted to point out as well the 840 gateways, which is, you know, along Nissan Drive all the way to the south and, you know, is up against a lot of residential, also includes light industrial uses, contemplated as well as residential and commercial. And you know, to your point, um, Steve, you know, and I have a a slide on it, those all have more traffic than what we're proposing from a volume standpoint. I understand there's not, you know, as much trucks associated with those, but from just a pure volume standpoint, it's a higher ratio.

Just just can I speak just a second on that? Sure. Yes. That's actually not correct. That's not an 840 gateway character area on our land use plan. That's that's actually mixed use center as a policy area. Okay. Um which is more commercial or residential in nature, not no industrial at all. All right. So that's that's my mistake. I'm sorry.

So I just wanted so everyone here knows as well that's not I want to make sure they understand that that's not what we're we're not talking about industrial all the way down Nissan Drive, including the the farm and everything that's still there. to Ben John's farm and all that. Um, so that that character area is at 8:40, not not here. So just just for clarification, and that's my mistake. I'm I'm sorry I got that wrong. I would not intentionally present that. I hope you all know that.

So here's a a concept rendering of our building. You know, we had this, you know, this is done by a professional architect. This is class A designed. You know, we we take into account the surrounding area and you know try to make these buildings um you know as attractive as is, you know, makes economic sense. Visual interest with paint and texture variation to break up those walls so you're not looking at a big, you know, blank wall. We have vertical and horizontal articulation. Uh sorry. Um, you know, you can see kind of at the at the top of the panels there. And then we selected some earth tones to blend in with kind of the more natural surroundings of this particular site. Regarding the height, um, I believe these buildings are planned for 28 feet, sorry, 32 foot clear height. And so that's the internal that's just a technical spec for the internal um, height of like racking within the building. So necessarily there's some steel and roofing and then the panels along the edges are taller than that to screen you know HBAC units and stuff. So

you know how tall that barit wall is? Usually they're about four or five feet. It kind of varies because the rope So we're talking about another additional 5 foot steel. You got you got to count the trusses. Yeah, that's what I'm asking about. So 32 foot clear normally ends up around 45 ft, maybe 43. That's where I was wanting to go.

Yeah. So we don't need 50, but it's not 30 either. So I just wanted to clarify that. Um so regarding the site plan um you know as far as this site you know although it is adjacent to some residential you know 23 of the effective area which we're looking at developing actually but a undeveloped and undevelopable flood plane and US Army Corps of Engineers green space. So, you know, from that standpoint that it's isolated by that surrounding use, you know, there there's never there's not going to be anything there moving forward. Um, so from a transition standpoint, although we are up against some of the residential, mostly we're not and aren't going to be, you know, ever. Um, as far as the building design, you know, we have the internal truck court, but we also added those uh bumpouts is what we call them, but the building, you know, outlined in red there. Um, screen the truck court and, you know, which effectively blocks views and and noise. That's not required by the zoning code necessarily, but you know, we understand the adjacency to our neighbors there and thought that that would be a good way to help kind of keep the activity in the truck court in the truck court and not, you know, be spilling over into our neighbors. And then lastly on on the buffer, the required is 20 ft. We're what we're proposing is to maintain 20 ft [clears throat] against the property line of the existing foliage which if you go out

there is you know 50ft tall trees along with understory and then adding an additional 30 ft of type C buffer uh for a total buffer of 50 ft. Now, we chose type C for that extra 30 feet because type D requires a burm and we thought going in there installing the burm would or could, you know, impact that existing natural buffer of existing trees that we want to keep healthy, right? That is that's the that's the best way we're going to screen this other than going in, you know, tearing it out and putting rows of evergreens. you know, those trees exist today and we think would do a good job as a first step to buffering us from the residential. So, you can kind of see here there's a few cross-sections A, B, C, and D between the buildings and the adjacent houses. These are, you know, those cross-sections in profile view. Um, and you can kind of see, I mean, there's varying widths of that existing foliage between the houses in our property line. Uh, but the main point is, and I don't know if this I don't think this has a laser pointer, but those two kind of vertical lines in the middle are the 20 foot that we're maintaining. And then to the left of that where you have those pine looking trees is the extra 30 feet of type C buffer that we're proposing. So you know whether or not that's acceptable certain is your prerogative. But you know from our standpoint we really did do our best to you know present a buffer that was going to you know save our neighbors exposure to this driveway.

So from a traffic standpoint um you know purely from volume I1 is the least intense commercial use of what can be in this district. Uh there's a table down here and those rates are um generated by the institution for traffic engineers the IT code and so an equivalent square footage of other uses from what as from what we're proposing if you look on the right is you know between five and a half and six times the volume of traffic that this use would produce. Now, I understand, you know, an office building or shopping center would probably have less building square footage, but, you know, not 20% of what we're proposing. And so, to kind of get that equivalent traffic, um, like I told you earlier about our target demographic, they're taking a few deliveries per week. It's not intended to be a major truck terminal and we don't think any truck terminal clients would look at this site for longer than two seconds. Um and then again the shared truck court, the single loading docks, the major truck terminals use um prefer to use cross docks because you have trucks coming in, trucks coming out. We didn't propose that here. And also the proximity to the highway. You know, the big industrial buildings with the high trucks want to be close to the highway. That's money to them. That's going through traffic to them. They are not interested in a building that, you know, is in this location generally. So, you know, all this to say, we have an intended user for this and it's it's not a hight truck user. There will be trucks, but I think when considered in the context of how much traffic could be

here for these other uses, it's not as intense as it could be.

Trucks a few times in your traffic study. What was the amount of trucks versus normal traffic that was considered or was it just all average traffic? So, in the traffic study, um they just got yesterday, uh our traffic engineer assigned about 30% um of total traffic to trucks. Uh let's see here. So, there's 218 trips. A trip is one way. So, a car coming and going is two trips. And they assign about a 30% total trips to trucks. So that's about 70

well yeah 70 trips 35 in 35 35 trucks per day you know majority of these are operating during the business day so it's not typically coming and going at rush hour patterned like you would see uh multif family use or the grocery store or something to that effect. So, they're spread out all of the day. I think it averages out to about three or four an hour. Um, [clears throat] our engineer can go more into detail there, but that

Yeah, I was kind of I was reviewing that and honestly I was a little surprised [clears throat] to see that the West Brown approach on Nissan Drive and driveway B, which is one of your it would be at full build a D-rating and we were okay with that. I don't see how that doesn't warrant an adjustment. On top of that, you could modify those numbers by simply saying more cars are going to go out the other way and that reduces it. So, um, we're not gonna I'm as a town, I'm not going to accept a D-rated new [clears throat] build anywhere. I mean, that we're just setting ourselves up for failure, right? Uh, not to mention your own counts show that 29,000 people on Nissan Drive that it during the day. 29,000 traffic on that one road and you're going to [cough] derating. That's just a recipe for disaster. I I understand, you know, being empty buildings, it's hard to know exactly what the traffic patterns are going to be. you know, we we understand unfortunately we can't really, you know, control those surrounding roadways, but I totally understand, you know, some sort of stop sign or some sort of traffic, you know, device there just to make sure that people are being safe. You know, we're big fans of maintaining that.

What is the projective projected user for the parking and outdoor storage? So that is our phase two and just like that that is [clears throat] a um speculative you know that there's kind of a piece of land there that's on the other side of high voltage power lines. So it's pretty limited on what could even go there feasibly and we thought this was a there are users out there that need that. It's kind of tucked back in there. Could you give me an example of a typical user for that? [clears throat]

Well, like, you know, a plumbing company or like outdoor utilities company's got 20inch lengths of PVC that, you know, doesn't really fit into the oversaid door very well with a forklift. So, they might have a lay down yard for something like that. Or, you know, roofing materials. We've we've had tenants that have like an outdoor store, you know, where they load them onto flatbed trucks for roofing contractors. Um, that's just some examples. Any trailer type storage at all?

Um, I mean, possibly, but it's pretty small. You're not going to be able to get many trailers in there. [clears throat] So, not an RV storage. Is that what you're going for? Well, that or you know, maybe some empty trailers that have made deliveries and you know, I know not a lot based on it. My first thought was those empty dumpsters we've been dealing with recently, too. Would they be allowed here as a That's an issue we had over on Burks Road, too. Yep.

With it got abused, honestly. um you know several gosh it's been five months ago four or five months ago I think I met with some of your people because they wanted some input and so one of the things I asked at that meeting I don't see here but it looks to me like both your ingress egress points of interest are uh Jefferson Pike and Nissan Boulevard correct yes sir

I think I specifically asked about the one on Nissan on at that time. I'm trying to recall the whole gist of the conversation, but I had some real concern about a left turn for any kind of truck coming out of the one uh on Nissan. For anybody that lives over there knows that's a pretty steep hill and it's blind. when you top the hill. It looks like either nobody listened or this is something you're going to propose anyway to cross over those extra lanes to get somebody to go towards Nissan.

Those are the same issues that I raised when I met with them about not Nissan but Jefferson Drive as well, Jefferson Pike as well, is even closer to the intersection. It's downhill. people accelerating and now you have a semi- making left turn across multiple lanes of traffic.

And it's kind of the same concept if you're coming out of the one on Jefferson Pike. You're crossing lanes there to get either in a turn lane or to get in the far right lane. So those were my concerns. It I uh truck traffic and traffic in general egress was some of the big ones I had. as I've learned more about it, I guess I'm a little concerned about the proximity to Pinbrook and some of those neighbors there that have spoke tonight. Um, now one thing I do want to put to rest, I had a couple of emails about this and I don't know if they were Pinbrook neighbors or not, but just know no matter what happened here, we're not going to open a Pinrook Lane to truck traffic. So, there was some people that had that concern and voiced that concern to me in their email. I don't think anybody on this body would ever open up truck traffic into the neighborhood, but

that's not our intent either. We do not desire that.

So, I want to put kind of put that whatever it was a room or whatever, that part needs to be put to rest. But, um I I'm like Steve. I've I've known a lot of people in this room for a long time and no matter what we do here tonight, I want them to know we're going to take our citizens at their best uh process. We want to make sure we process this. Every email I've answered has been this. We'll listen to the presentations and then we'll we'll delineate what we want to do after that. I appreciate the neighbors coming out here and I appreciate them being um polite and respectful as they've spoken. I know the Olarude family uh gosh,

don't say it. That's okay. I'm not going to say it. [laughter] Gilbert's in the room. He he and I graduated. It'll tell us how old you are.

Well, so Gilbert tell you he's almost 70, they said. So, my point is this. No matter what we do here tonight, I want everybody to try to be as pleased as we can make them, right? And so they are our constituents and they're the ones being affected by this the most. The zoning for me is not it's not there. So the zoning that's currently there, that's why you're asking for a reason. And um that part is a little bit challenging for me. R1 was the default zoning of land when we started zoning the property. everything was zoned R1 until it started growing. And so those are the challenge, but I I did mention those challenges in that meeting. I I shared it with I think Jenny when I talked to Jenny. And um that's a big concern for me is is the traffic and the noise. That's that's my concerns.

[clears throat] I think even if it stays R1 and let's say it won't houses or whatever was in there now you're not doing semmit trucks you're doing double that amount of automobiles. Well, so there's going to be some traffic. Well, I mean, right now Pimbroke is uh stubbed into that and so I think that would probably be one of the natural ways out versus not necessarily if it was go to residential. Yes.

There there would definitely be options, although I know most of the neighbors in this room wouldn't want Pimbrook open either, but if it was residential traffic and a red light installed at Bentree, there could be some things done to make that tolerable. Um, I mean, I'm going to, my comments are really for Jenny and Candy and Gilbert. I want you to be able to develop this land. Do what you want to with it. I just don't know that this is the right solution. Um, I would definitely support, you heard my questions about restricting truck traffic altogether. It sounds like that's not really an option or even a discussion point, which not that that would be the difference, but that would help. [snorts] Um, so I would be more than supportive for anything that's just even a little less uh impactful. Um, commercial honestly C2 up against residential we have trouble with sometimes.

So definitely industrial is a challenge. I want to address uh Mr. Montgomery. Where's he at? He's in the back. Uh he he specifically pointed out some drainage concerns. I want Kevin to address how that is looked at from a standpoint of making sure that it doesn't dump water on a neighbor. I want him I want our planner to speak to that for you. Thank you.

Yeah, I can give the kind of the high, you know, 50,000 foot view of that. I'm not the the storm water engineer on staff for sure, but uh yeah, our requirements we we're part of the the the MS4 program administered by TAK. So there's a whole lot of storm water quality as well as quantity that we have to look at. U but we require that you design detain the 25ear storm event on the site. So as far as the pre-develop you look at what what where the water's going now and then when it and how rapidly or or not it leaves the site and then after you develop you put the rooftops pavement all that goes in. You have to then look at the post development runoff and it has to be designed so that it doesn't leave the site any faster than what it's doing today at the 25-year storm event. we require you to route the 100red-year storm event. So, um if there's a drainage issues, now this wouldn't necessarily fix the drainage issues, but it would have to be designed so it wouldn't make them worse. So,

in other words, you could not displace any more water from that property that's developed than what it's doing now, what it's doing, adjacent properties. Correct. As to what it's doing today again at that 25 year storm event. Well,

well, I think that's what's changed over years. And Tom can probably, you know, speak to this or at least nod that as as development has progressed and, you know, as we've looked at it from different municipalities from a state perspective and whatnot, when it when it's drainage, we recognize um the issues from the past and now there are corrective measures in place so that you don't see u this dispersement or addition or adding or flooding something that's on a an adjacent property, it's not allowable. And if you can't develop a site plan that accommodates that, it's not going to get approved.

Yeah. And certainly those rules were not in place when Bentry was built. So that may be why there's some concerns and some issues.

Yeah. you know, growing up there, I know personally that the property the the there's a rather large drainage ditch that runs along Pimbrook Lane um directly behind most of the houses and my parents house uh flooded multiple times because of the way that drainage ditch was constructed back in the day. It dra it runs into um all of that area right there beside Jefferson Pike, which eventually makes its way to the river. So the water is flowing towards Jefferson Pike. Um and right where pretty much right at the corner of their development is where that ditch comes into that property. So um I think the biggest concern would be the area they are in holds water. So where's that water got to has got to go? But the the main drainage ditch that runs behind Pinbrook probably could be redirected to the right and into that property and avoid it. But I definitely know specifically the water issues. Pin Brook happens to be the bottom spot. The next road to over is called High Point because it's the High Point. And so the water from there runs to Pin Brook Lane and runs right out there. So that's how it works.

We have our civil engineer that May I speak to the storm water? Give us your name and address, please. Yes, I'll allow it. Travis Todd with Thomasson Hutton, 252 Robert Rose Drive, Murphy'sboro. You know our friend Jerome.

I do know your friend Jerome. my friend too. Um, part of the issue here with the storm water with the existing flooding concerns which which we have definitely seen is that there's a good portion of the the subject property that we're talking about that storm water flows toward the neighborhood and that ditch that you mentioned floods there was not sized to handle what goes to it. The good news is we're going to be taking most of that that flows toward the neighborhood away. So that ditch will not see nearly what it sees today. So, we're not just doing the bare minimum to meet the code. We'll actually be directing that on toward the core property and it will never get to the neighborhood. So, the the drive you see coming all the way down our southern property line, everything from from that point into the development will will not flow toward the neighborhood anymore. Um, many of our projects when we have site conditions near us, residences near [clears throat] us, the projects improve the drainage. They don't make it worse. And this is one of those cases. We'll be directing I did a back and napkin calculation out there which we'll get into at the site plan stage but we think you know upwards of 70 75% of that storm water is not going to flow toward the neighborhood anymore and we have a plan for that. So there there will be improvements to what neighbors see coming to that area.

Do you want to speak to the access to anything to add on that?

Sure. And just a a few comments about traffic and truck traffic. Um, again, land use and traffic are are tied together very closely. Um, I think we've tried to demonstrate that this use is very low in terms of traffic in terms of what could be developed here. We don't know what the plans are kind of for the corner or anything else in this area in the future. Um, the study does show we're talking about three trucks during the peak hour, three in the morning and and and three in the evening during kind of that 7 to 9 and 4 to 6 hour. That's all that was projected to come in and out of here. And those trucks don't, they're big. They don't shoot gaps, right? So, the level of service and the delay you see is the truck has to wait longer to get out. It's because they want to be safe, too. Um, and that's uh, you know, significantly better than a car going, I think I got a gap. I'm going to shoot out, which is where you see those that high speed is what contributes to a lot of those accidents and fatalities. And so out of the things that are proposed in the airport innovation district, this is really about the the lowest use in terms of traffic, especially as it relates to uh to trucks. And so we obviously will be designing those accesses to meet all the sight distance triangles both vertically and horizontally. We're aware of the the vertical curve on Nissan Drive and have a plan to address that.

Okay. Anything else for these gentlemen? Thank you.

Thank you. You know, I was thinking about just a couple of months ago, we had a big project that came to us out at the 840 area, Hillwood, and [clears throat] boy, we uh we mashed over that one for a long time, a year, year and a half, I think, before we ever really got anything to look at from a study perspective. And I mentioned Jerome. Jerome was kind of the driving force behind making sure we didn't kind of feel that was necessary at the time. So, um, with his engineering background, he shared a lot of wisdom to us and, um, he's not here obviously, but I appreciate you guys comments. And, um, anyway, um, we didn't do that one for a reason. And I guess I guess the part that aches with me the most goes back to the traffic. And if we wouldn't do it out at 8:40, what makes sense to do it right here on the corner of town? That's a little bit of the question I have about it. Any other comments, questions? If not, I'll entertain a motion.

Um, I'll make a motion that we deny this request, but I want to make sure I'm clear. My concerns are specifically with the truck traffic. Traffic obviously is going to be an issue. I understand you guys are the lowest traffic option, but you're also the biggest vehicle traffic option. Um, and then the industrial next to the residential, I'm just not sure is it a fit. I would like to see either soft commercial or stay with a residential view because of the abupment to Pin Brook Lane. Initially, I like this. I thought it was closer to Jefferson Pike and I didn't see see that it was as far down behind Pimbrook as it is. Uh I thought it was more like behind the existing buildings and and I didn't realize it was further down as it is after I've looked at it. But I um I make a motion to deny. So, and and to be clear on your denial, it's based on traffic concerns as well as inconsistent zoning.

Inconsistent zoning, right? Okay. Second. Motion and a second. Further discussion. Uh just just one caveat. Um they have a right to develop this land and it was mentioned tonight that something eventually is going to come in there. We may see you again. And just remember how we deliberated this tonight. We will deliberate the next thing again and again and [clears throat]

uh it may not always fit your liking, but we're going to do our very level best to make sure everything blends and matches pleases everyone. I want the Oliver to be able to sell that property as quickly as soon as they want to. I can tell you this wasn't their motivation. This was your motivations. You came to them, asked them to sell. They weren't looking to bring an industrial warehouse into your neighborhood. I just want to make that real clear, okay? It wasn't their proposal. It was this proposal. I've had that conversation with them. I don't think you all mind me telling them that. And uh because uh I know them. I know their hearts and they want to be good neighbors. They have been good neighbors to this community as long as I've been here, well over 50 years. Gone to church with them. I know their family. My first job was at Gills IGA. So you talking about bringing jobs into the community? I appreciate it. But they did too. And so they have a right to be able to do what they want to do. Candy ran the gas station. Gilbert was ran everything. Everything you look up and Gilbert's everywhere. But uh a lot of you in this room shopped and traded with them. So I hope you know that their hearts is in the right place. They want to be good neighbors regardless of what they do. The next thing could be something you don't like as well. We'll listen to it. We have to listen to it. But I want them to be able to have success selling that property and I know they want to be good neighbors with you all. So all

let me add this. Um my concern of course was also traffic and um I didn't feel like the zoning was consistent with existing zoning and I felt like if we were here and we were looking back out on safari and out that way. It's a wonderful project. I think it's a wonderful project. I guess some of the things that disappointed me the most, and I'm not saying folks in this room, but Shelby talked about some of the attacks on social media. Let me tell you, I go back as far as he does with the Olaroo family, and I can remember growing up and my parents going to their store and being a little short on the bill and Mr. Oliver writing it down. and then my dad coming back and and paying it. That's what Smyrna is.

Good people

and this is a fine family. So, u for folks that maybe jump on Facebook and they reach all these preconceived notions, it's really easy to be that keyboard cowboy, but you don't know who you're talking about. And I would just ask everybody to be civil and to understand that, you know, we're a board that we hear things out. We look at things. You know, I talked about it earlier as far as land use, regulation, ordinances, consistency, and all those things there. Everybody, well, let's just say this. Two, three, four, and then number five, who's vacant. We're not elected. We serve and we we're happy to do it for our community. These guys are double service right here. And

double whammedi. Double whammedi. I was in that and I got smart. So was Jenny. And Jenny also too. So was Jenny. So I I just want to be clear about my thoughts on the family and and my thoughts on what I've looked at and Linda. I didn't want to forget Linda. She sits over quiet live. She did this to Okay. All right. All right. So, I have a motion to second. Any further discussion? All in favor of denying this motion, please signify by saying I. I. Oppose. This motion is denied. I just want just for clarification. Uh this is a recommendation to council still for denial. So, this will be on

unless it is withdrawn. It will be on the council meeting with a negative recommendation on Tuesday night. Just just so the folks in the room who I know don't do this every day like I do may not know that. So I want to make sure they know. Let's do this. If if you're here and you're really enjoying this, we want you to stay. But if you would like to leave, I'm going to give everybody just a few minutes so that we can get to the next item. Oh god.

Well, good. You can get over it.

[laughter] Hey, Gilbert. You better go. Yes, sir. Talk to that young lady right there on the new way. I know I heard it. to see everybody.

All right. The rest cover Okay, let's let's uh let's come back in order here.

Okay, excuse me. All right, our next item uh under resoning is Aria Saber and Mariana Messiah Saber 11264 Old Nashville Highway reszoning R2 to C2. Yeah, this is a reszoning request uh at um 11264 Old Nashville Highway. Uh this is uh requested to be zone from R2 to C2. It's uh about 0.54 acres, so a little over half an acre. Currently zoned R2. Uh surrounding zoning is R2 and C2. The land use plan would support medium density single family residential in this area. The major thoroughfare plan does designate Old Nashville Highway as a minor arterial and adequate rideway does exist for that for that street. Uh there is an existing house um and a detached accessory structure on this property. Uh there is an existing 8-in sewer line which runs west to east through the middle of the property. So this sewer line location and easement would have to be accommodated within regards to any buildings or it would have to be relocated, one of the two. Um the rear about onethird of this property is within a 100red-year flood plane with a small area of 500-year flood plane adjacent to it to that 100-year flood plane. So any development would require some available footplane development permit application. Um uh the this property is a part of a a residential neighborhood. um does front old Nashville Highway and is across the street from commercial zoning with a commercially developed that's the uh uh gymnastics building that's directly across the street there. Um this was there's no proposed use or anything like that. They just requested C2 zoning. They just bought this property very

recently um and have requested the commercial zoning. Um I think that's all I got at this time. Kevin, the uh two adjacent properties, they are residential. Are they are those R2 as well? Yes, that that's the entire uh east side of Old Nashville Highway. That entire development there is zoned R2. And the closest commercial would that be at [snorts] the corner of on that side of the street? On that side of the street, it's at Hazwood.

At Hazlewood, no Nashville. Yes, sir. Okay. On that side of the street. Did we not look at something maybe close to this on old netway at Noel that was Was it Noel? There was one at Noel more recently and there was one closer in in this same general area uh as well. Noel was declined. They were it was they were both turned down. Okay. Yeah. All right. Other questions or comments? Well, if you look at Google Earth, it looks like both buildings are being used commercially now. Um, let's both uh 11264 and 248.

Well, they're not they're not zone for Well, they're just storing. You could see cars and trailers and Yeah, we such that may not be commercial, but that could be a issue. Yeah. Yeah, I think it's definitely a codes issue for sure. Yeah, Christiey's in the room. Maybe we need to have her go take a look at it. [laughter] Other questions or comments?

Are we ready for a motion? I make a motion to deny based on unsuitable zoning. Have a motion to deny uh based on unsuitable zoning. Do I assist in zoning? Second. Second from Ken. Further discussion. All those in favor of this denial, please signify by saying I. I. Opposed. This motion is denied. Um, next we have a final plat Rock Springs Senior Living Subdivision Medical Park in Addison Drive. [clears throat] Owner, developer, health and educational facilities, Rutherford County, Tennessee land. Uh, so so car LLC something like that. Yeah.

Yeah. Thanks. Uh this is the final plat for the Rock Springs Senior Living subdivision. This is the PR part of this is PRD is one track and then the other seven are R3. Um so Medical Park and Addison Drive two two connection points to existing streets there. Um eight lots 13.62 acres. Um no streets on the major thoroughfare plan are affected with this development. Signs or standard commenter signs do require separate permit. must be within setbacks. Um, storm water control measure long-term maintenance agreement. Um, it must be completed, recorded, and referenced on the final plat. Um, we asked them to, excuse me, [clears throat] add the signatures of the owners and land surveyor prior to submittal for recording. Um, the there is an 8 in water line shown going across Rock Spring Road. That doesn't exist yet. They now show actually it's not shown going across Rock Springs anymore. t into the water line on this this same side of Park Springs Road. So, um that comment may be able to be removed. I want to make sure the utilities department has a chance to look at that. Uh comment number six regarding hydrants that has been addressed and can be removed. The stream buffer along Rock Springs branch at 60 ft. That is correct now. So, we can remove that comment. uh general note one to revise that to show the correct number of lots and buildable lots that can be removed. Uh that's been taken care of and to show the minimum building setback line at least 5T off the drainage easement on lot one that's been taken care of. Uh so comments 6 through nine can all be removed. We do have one little minor comment that we do need to add the there is water line [clears throat] easement on the east side of medical park. um they show the easement, they do not show the width of that easement. So they just need to label that width. Um so we would add that comment. So with

that added comment and then comments one through five, we would recommend approval and this is consistent what we saw previously including preliminary the preliminary plat as well as the the overall when the PRD came in for the the senior living as well. This is very consistent with what was shown. And as I recall, the lot sizes were consistent with the property immediately behind. That's correct. The existing development next door was R3 as well. Yeah. Okay. Any other questions or discussion? Chairman, I'm staying out of the coming obstain. Okay. We have one abstension and not participating in discussion. This is the site plan. So,

it's the final plan. This is the final player. Yeah. Yeah.

Anything? Okay. Not. I'll make a motion to approve with staff comments. With staff comments. Second that. A motion and a second to approve with staff comments, including the waterline easement being shown and labeled. Right. Okay. Further discussion. All those in favor, please signify by saying I. I. Opposed? This final plat and motion are approved. Uh we're now on to mandator, excuse me, mandatory referral. Cedar Stone sewer and temporary construction easements. [clears throat]

This is a mandatory referral. This is the town's preparing to obtain a sanitary sewer and temporary construction easement. Uh this is for a sewer line project that's needed to serve the Bradley Downs project. The offsite existing 10-in line is being upsized to a 15-inch gravity line and routed around the existing bridge on Morton Lane. Uh the easement would be obtained from the Rutherford County Board of Education which did approve granting the easement in January of this year. Uh did show the exhibit as there is on the screen as well. uh for this location of those easements. The planning commission is required to review the attending of these easements and find whether or not it's in keeping with the approved comprehensive plan of the town and make a recommendation to council. Uh staff would recommend approval.

Okay. Questions? I'm sorry. [laughter] Yes, we got we got a kick out of that one, too. That's that's the across the street property owner from this side. Yeah. [laughter] Almost sounds like a scammer to me. I'd take a double take on that. I think Ken's interested in that. [laughter] Back to the uh back to the referral [laughter] and the easel. Uh any questions specifically about that or discussion? If not, I'll entertain a motion. So to approve. I have a motion to approve uh for Mark.

Second. A second motion in a second. Any further discussion? All those in favor of this motion, please signify by saying I. I. Opposed. Okay. And this is approved. And this recommendation will be sent on to council. Okay. Uh we are now on to ordinance amendments. The first is sign ordinance, temporary signage, [clears throat] banners, flags, and inflatables.

Yeah, this is a discussion of or an ordinance amendment that was discussed at the last joint meeting with between planning commission and town council. U this is specifically addressing temporary signage. Uh B essentially in summary uh for regarding banners uh would remove uh the current 90 days per calendar year limit permit per permitted in 30-day increments. Uh essentially would allow for new businesses. So banners may be displayed for up to 7 days within 3 months of obtaining a business license. And then in a transition period, if a business may display a banner while waiting the fabrication installation of a permanent sign, provided that permanent sign has a permit issued by the town. So while they're waiting to get that sign fabricated and installed, they could have a banner. Uh streamers and pennants would no be no longer be allowed. Uh and inflatable signs uh would allow lot would no longer be allowed either. Um so the the actual ordinance amendments it's primarily chap sections of chapter 3 as well as chapter 7 of the sign ordinance that would be would be amended to but in summary uh what we what I just said is really what would be the effect of the amendments as they are proposed and I think that's all that I have.

Okay. I know that we discussed this in a joint meeting. Um, does anybody have any additional comments or simple dresses? That would be an inflatable, would it not? Well, some of them [laughter] some of them are waving, you know. Um, yeah, they would not be allowed. So, I don't think they're allowed currently, but we see them.

Anything else? Do I have a motion? Uh motion to approve. I have a motion to approve. Do I have a second? Second. Motion and a second. Any further discussion. All those in favor of this motion concerning the sign ordinance changes, please signify by saying I. I.

Opposed. This motion is approved. We're now on to zoning ordinance. The first is accessory apartments as a special exception in the R4 zoning district. And this is another one that we discussed at the last joint meeting. And this would just essentially um currently R1, R2, and R3 uh currently allow accessory apartments as a special exception review by the board of zoning appeals. Uh this would just add R4 to that as well, but only in the situation where there is a single family home in an R4 zone. R4 also allows for duplexes or zero lot line dwellings. Um, and in those cases, you could not have a third residence. Uh, it would only be for those situations where it is existing single family home where someone wanted to have an accessory apartment. Again, would be a board of zoning appeals review. Same as R1, two, and three. And so that's essentially it only affects that one FA section of the ordinance 5.051.4 4 C just adding this as an allowed use uh as a a in a as by special exception by BCA review uh in a situation where you have a single family residence [clears throat] and that's all that I got.

Okay. Again, something we've [clears throat] discussed previously. Any any other thoughts or comments or questions? Hearing none, I'll entertain a motion. Motion to approve. I have a motion to approve. Do I have a second? Second. Motion and a second. Any further discussion? All those in favor of this motion, please signify by saying I. I. Opposed. This motion is approved. Uh we're now on to bail bond agency under zoning ordinance.

Yeah, this is one we haven't discussed. This is one that had kind of came up and kind of like the uh um the rolloff dumpster use. This one kind of popped up. We had someone actually contact us about potentially opening a bell bonding agency here in the town. Uh this is not something that is addressed at all currently uh by the zoning ordinance. And so uh we looked at this and so we wanted to to correct that and so um essentially it kind of falls under general business services. If you look under our our various use listings currently that would be make this use allowed by right in C1, C2, C4, C5, PN2 and A1 and by special exception in I1 and two. Uh we didn't think that was appropriate in all those districts. So uh we would recommend that this be restricted um from operating in C1, C2, C4 and PO2 but remain by riding C5 and A1 and as a special accessory view in I1 and two. So it's changes article two by creating a definition of this use as well as then um amending the various districts uh or sections the various districts where it would would be allowed and not be allowed. So so again this is one we haven't discussed before. Of course, you may have questions on this one or maybe you didn't on the others, but again, we're just trying to address this so that it's inappropriate locations.

Basically, those we talked about putting vape stores and cannabis stores in the same category. Yeah. Well, well, this would be a separate that's that's the next [clears throat] one. This is the just for the bail bond agency is a separate one. Yeah. I think the vape stores are going to be C5. What proposed? or C5 proposed. Yeah. Is proposed C5 or I believe industrial as well. Yeah. So I guess I'm trying to get is is the bail bonds going to be the same? Is that very very similar? Yes. Okay.

Well, I think the int the whole intent is to put them in an appropriate place for business to be transacted while also being cognizant of residential areas and maybe some of the higher retail areas. and right things along those lines. Agreed. Agreed. Okay. So, it's a good move. Any other questions or comments on this? Do I have a motion? Motion to approve with staff comments. Have a motion to approve with staff comments. Do I have a second? Second.

Motion and a second. Further discussion? All those in favor of this uh motion for the zoning ordinance, please signify by saying I. I opposed. This motion is approved. Last under zoning [clears throat] ordinance, tobacco vape and cannabonoid retail establishments.

Yeah, this is one we discussed at the last joint meeting. Um, this would create a definition within the zoning ordinance regarding establishments conducting retail sales of tobacco, vape or cannib cannabonoid derived products as the primary business operation. The various amendments would lead to the use being allowed by right within the C5, I1, I2, and I3 zoning districts with some supplementary provisions applying to the locations within those districts. So um the first uh article two is just to again just to create a definition of what this type of uh where the where these type of establishments from what defining what they are. Um and so it would be basically where 25% or more the net floor or shelf area is dedicated to or 51% of or more gross sales are derived from those type of of uh retail products. Um and so again would create a separate activity type for it and then uh again allowing it in C5 I1 and two if it's allowed in I1 or two it's automatically allowed in I3 and so it would you wouldn't have to change I3 automatically be allowed and then the supplementary provisions um within those districts uh one they would not shall not be allowed to be located within the H1 historic overlay district uh shall not be permitted as a homebased business. Uh shall have a minimum of 1,000 ft separation from another similar establishment, public or private school, town park, daycare center, or church, measured from the closest property line to the closest property line. And they shall have a minimum 250 ft separation from property zoned or used for residential purposes measured again from property line to property line. Um those are very similar to uh what Murphy'sboro has in their regulations. So that's we were trying to copy those

just to kind of be consistent with what our neighbors have. So and that's what we've got on that. So when you're talking about a CBD delta 8 delta 9 or hemp derived cannabonoids is this in any form? Yes. Okay. Um, and then as far as any retail establishments that that are already doing this, are they anybody that is established at the time they would be grandfathered? Yes. Okay. Any further discussion? More questions.

Do I have a motion? Motion to approve with staff comments. I have a motion to approve with staff comments. Do I have a second? Motion and a second. Any further discussion? All in favor of this motion, please signify by saying I.

Opposed. This motion is approved. We are now on to the ma March bond review report. [clears throat] Yes. Um got several this month. Not not as many as sometimes, but we do have several. So I'll hit those. Um first one is Gwen Farms 2A. Um, this one's about 90% built out. Uh, they I did talk with the contractor or the developer there. Um, they said they're going to review that with their contractor and to ensure that all items have been completed. Primarily, it's the final topping and then just some clean up on the storm water issues, what's left. Um, we did recommend a six-month extension on that one because they do have still have a few lots to build there as well. uh bank side section 5 phase 2. This is a project that has been or bond that's been in place for many years. This is really for a as to provide a bond to to get a second kind of access emergency access road into that development because there's only one way in and out. Um talked to the developer there did ask for an extension. They're they're planning to submit construction plans for section 7, which would include a road connecting to Kedar Church Road. And so, um, they're looking at this year starting that construction. I'm okay with with extending that bond for a year. Courtyards at Stewart's Creek phase 2. Did hear from the developer there today on that one. Again, they're they're only about 19% built out there. We've only had that one a year, so it would extend one year there. They are hoping to, they said they're hoping to pave, you know, in the next few few months. Obviously, they got still got several homes to build before they would face at least in phase two need to pave. Uh Gwen Farms phase three section two again. This

one's uh this one they are about 100% built out again. So, we would not recommend a very long extension on that one because they are 100% built out. They need to go and get that that section paved. Um, Hemsley Place is complete. This is the end of their maintenance period. They had a three or four four items there just to clean up items. Um, talked to the developer. He's he we're basically just waiting on a good dry weather window to get everything fixed with the pond and get everything done there. So, if they're able to get that done by April 9th, we could release that. Um, otherwise, we may have to extend it three months, but hopefully they can get that done by April 9th. It gives them a month to get done. Hopefully, we'll have some dry weather between now and then. a derby run phase 1 A and B. Uh did hear from the developer since the packet went out. They're hoping to be completed by May 1st. Obviously, they're currently it's April 13th uh is their uh expiration date. This is an escrow. So, we we would recommend a three-month extension to hopefully get that done. And if they get done before that July 13th day, we we may go ahead and release them if they get done. Um, Hunter's Point section 3 phase 2. Uh, Mr. Gibbs, who was a developer on this project, unfortunately passed away uh, in the last couple or month or so. Uh, his wife who they were they were a team on that project. Um, she's trying to get she was very involved. She's she's working with our inspectors to finish up these remaining items. Um, so I would recommend a six-month extension on that. So, as she's trying to work through that and then Marlo um this is the end of the maintenance period on that project. Um they have three remaining items there on the punch list. I have talked with them. They are working on uh getting those three remaining items knocked out. Um I know they've been working with our

inspectors as well. So, if they get that finished up by April 17th, we could release that. Otherwise, extend it three months. And that's all we got. Okay. Any questions or comments uh concerning our March bond review report? Move to approve the bond review. Motion to approve the bond review. Second and a second. Further discussion lethally. All those in favor of approving the March bond review report, please signify by saying I. I. Opposed. The bond review report is approved. Staff comments? No other business? I don't have anything else tonight. Nothing, sir. Okay. Anything from the commission?

Yeah, just a thought. The uh action we took on the bail bond agencies and the tobacco and vape, have we ever done kind of a proactive all the very unusual uses that might pop up that we should get ahead of rather than be reactive to? Do you have a list of those unusual? [laughter] some it's got to somebody probably has done it right. Yeah, I'm starting to get worried. Charles, just just a thought. Yeah, I agree with you. I mean, that's why that's why we do a lot of the things that we do the way we do them is because we didn't think of them or they popped up. I think if there was a a list, we would certainly be interested in doing that. I'm just not sure how you identify.

It's amazing what people can come up with. Let's just say that. and and the technology changes so fast sometimes on things that they they get the technology is faster than than regulations can come sometimes obviously such as a vape. I mean I'm going to ask chat GPT before I [laughter] list I can tell you up until maybe what 18 months ago two years ago I don't know that we had ever discussed a rolloff dumpster business and since then we've had three or four things come along related to it. So it's kind of like once they show up they come in triplets or whatever. Yeah. Anything else? We stand a journal.