Planning Commission - Regular Meeting

I love you. [Music] [Music]

Good afternoon. Uh welcome to the town of Municipal Planning Commission meeting for August 7th, 2025. I'll call the meeting to order. Uh we're going to be led tonight in prayer by Mark Atkins and Matt will lead us in the pledge. So may stand, please. You would bow with me, please. Lord, in heaven, we just come to you this afternoon, Father, and just uh grateful for another day here in our town. Father, we ask that you uh continue to watch over our city, watch over our citizens, and continue to bless us as you have. Father, our first responders, fire department, police department. They put their lives on the line every day. Father, we ask for a hedge of protection around all of them as they do their work. And for all the other employees of our town who go out and make the town beautiful, do the road work, cut the grass, anything all of our employees do. Father, we appreciate. We ask your blessings upon them and their families as well. go with us now as we uh deliberate the business of the town. Forgive us where we fail you. We ask these things in your precious name. Amen.

If you want to face the flag and join me in the pledge. I pledge 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. Okay. Thank you, Mark and Matt. Um, under citizens comments tonight, Kevin, I see that we have three people who have signed up. Yes.

Okay. And, uh, for our speakers, as you come up tonight, I'll I'll, um, remind everyone the town's public comment period shall be reserved for those citizens that have signed up to address a board of committee at least 24 hours in advance of the meeting pursuant to the town's comment policy. Speakers are limited to three minutes. Additional comments, uh, if it's you need to say things beyond the three minutes, you can submit those in writing. Katherine will be our timekeeper. And with that, uh, the first person I have on our agenda is Teresa Stewart Fitzgerald, 6586 Lee Road. Uh, that's in Smyrna. So, if you'll come up and since I guess since I read all that, if you'll just confirm whether or not you're within the city limits. Um, I actually have two properties. The 6586 is in the county.

Uhhuh. And then but I also live I have I live at 108 Hutcherson Drive in the city limits. Very good. But yes. Yep. With that, we'll we'll let you talk, Teresa. Okay. Go ahead. And and I guess I should start with um got an email from Kevin's office that they're going to his office will recommend that the Hidden Springs final plat be deferred till next month. that's what I was coming to to speak on. Um and then I I came so if there's any questions um I'd be here to answer them as well. Okay. So well thank you Teresa.

You saved that in three minutes. That was pretty good. Uh next up we have uh Stephen Taylor. Is there Steven Taylor here? Okay. Uh next we have Simeon Pantagatos. Panagatos. Very good. Come up and give us your name. I think I got it. My name is Simeon Panagatus. I currently reside 611 Tammy Circle, NY's Place. Uh but previously to that, I was discharged as Sergeant Pentag discharged from this base in 19 uh 68. So I go way back then traveled a lot with the Veterans Administration.

Well, thank you for your service and and I know that you you my wife's family goes back even further. was almost almost as far back as some of these pictures. Uh so for as far as Smyrna goes, but what what I'm here to talk about is the the way green spaces are portioned out in this in this town. I've of I've joke I've talked with people in administration in the past and I often joke jokingly said we should have a bulldozer on the great seal of the town of Smyrna because it seems like all I see is is beautiful things being flattened out and then we pay a people who do the construction pay uh pay nurseries come in plant a few dozen you know nursery trees. I think there needs to be better stewardship, custodianship of our green spaces. They're essential for human health, for human physical and mental health. They keep they keep a city cooler. They they affect energy costs. And we have we have seen I've seen so many old trees gone gone down and you won't replace those in a lifetime. There's got to be a better way. Got to be a better way that rather than having construction gone right up to been 20 m 20 feet of the sidewalk. Seems like people come in to develop, they want to put as many units either for rental or for mortgaging in uh acreage allotted. I just see a lot of disregard uh hundreds hundreds of acres. We have currently 800 acres in our park system. We have a town of about 21 roughly 21,000 acres. Look at the ratio there. I mean, that's good. The parks for what they're attended are doing well. But we don't have smaller areas. I see wildlife driven out running around in places where it shouldn't be because

they know have no longer natural cover. I I have a background in biology so I know what I'm talking about. I think there's a problem and and I've uh kept quiet for so long. I apologize for that. That's basically what I want to say is that we when we people come in we need to you know an average of 17% of acreage should be set aside for green either ma either uh recreational or natural areas just leave them like they are so they provide refuge for for wildlife that's all I have to say thank you sir

we have one additional uh person Um, Patrick Fusain, he and his wife had had submitted comments in writing and so they were not able to be here tonight and so those are were submitted and and I think we all have a copy of that. That is correct. All right. Very good. I just wanted to make note of that. Okay. We are now on to our next uh agenda item which is approval of corrections of the uh minutes. And this will be for the July 1, 2025 regular meeting and the July 31 quarterly joint workshop meeting. Councelor, are the meeting minutes in order? In order as to form, unless you have any recommended changes you'd like to make,

we'll ask the commission, are there any changes or discussion concerning the minutes? Uh, hearing none, I'll entertain a motion. Move to approve. Have a motion to approve the minutes. Do I have a second? Second.

Motion and a second. Further discussion. All those in favor of approving the minutes, please signify by saying I. opposed. The minutes are uh approved. Uh we are now on to old business. The first item is annexation zoning and plan of service request 452 properties LLC Bill France Road and I840 annexation and PUB zoning request. Kevin, there's a note here that uh staff is recommending uh a deferral until September. Is it staff or is it the developer is asking?

Uh well, that was a staff recommendation. We did talk with the developer. they're well aware of it and and agreed to it as well. So, we're re we're still working through some issues on the sewer agreement and other things. So, we would would recommend one more deferral through the September meeting. Okay. Any questions or comments concerning this deferral request? Make the motion to defer until our September meeting. Have a motion to defer until the September meeting. Do I have a second? Second. Motion and a second. Further discussion. All of those in favor of deferring this annexation zoning and plan of service request, please signify by saying I. I.

Opposed. This uh motion uh is approved. And this has been deferred until September. On to new business now. Our first item is a resoning request from Gamble Design Collaborative Rocky for Gambleville and Browley Road reszoning R3 to PRD and PRD amendment.

Yeah, this is a request. There's a it's an existing approved PRD there along Rocky for Commonwealth Road named called Bradley Downs and this is a request to add about 3100s of an acre to that PRD. It's currently zoned R3. It's adjoining to it. Um and then as well as just amend the overall PRD as well as as part of incorporating that additional property uh into the development. Um surrounding zoning is a mix of uh there's about three other three or four other PRDs uh adjoining two uh Bradley Downs um the Collins Grove Alfaro subdivision revert music city and then the Lynwood developments and then there's also has some adjoining properties owned RM and Rutherford County. Lanny's plan would support medium density single family residential in this area. um major thoroughfare plan does designate Rocky Fork Island Road as a minor arterial and rightway dedication is shown on the plans for that road. Um again there is an existing approved PRD. Uh it is for 212 single family lots on 67.68 acres. It's a density of about 3.13 units per acre. Uh there are about 15.47 acres of open space in that development. And so the density of that those lots um on that 52.21 acres uh is it makes that density of just over four 4.06 per acre on that when you don't count the open space. Again the amendment the amendment would add about 3100s of an acre that's currently zoned R3 to that pud to this BRD which would be for 217 single family lots. So it would be an increase of five lots on 67.99 acres. So it's about 3.19 units per acre. So increase in the overall

density of a little bit there. Uh they are uh roughly the same amount of open space being provided. Uh so the 217 lots on 52.54 acres, it's about 4.13 units per acre. Um, in addition to the overall layout changing and and that sort of thing and adding five lots, there are some, uh, changes to the amenities, uh, they've adding a pool and a clubhouse, replacing a pavilion, dog park, and community garden. Uh they're also uh amending the front setback uh from 35 ft was was the requirement um to allowing a front setback of 20 ft with a 35 ft setback to the garage which is that has been approved for this entire development using the current approved PRD as well as the final plat for all phases of section one. Um, so if this amendment is approved, the preliminary plat would basically all have to be reapproved except the So again, that's about all that I have. Again, it's it's relatively the same development other than the five additional lots that were being uh submitted and then some changes in the amenities. So

questions questions for Kevin on this PRD. Would this new um request fall under the new guidelines for PRDS?

Um because they've already had the they've had the uh vested rights submit with the plats that have already been submitted and everything like that. Um there it's the only part that would even in theory could be would be the five lots. It just didn't make sense to us to to make it really couldn't make the whole development meet the new requirements because it it is with the vested rights they've had from a zoning standpoint as well as the plat approvals. So I mean they're already constructing that one phase of section one phase two um plat actually just recently was u submitted for recording. So

Kevin, when you uh you know, you look at what the density is for the overall project uh and then you take out open space um open space does it not equal green space uh with you know potent trees, grass, things like that. And if you're looking at a percentage uh what is 15.4 47 of the 52. If that's is it about 20 about 20 something over 20% of open space. So we got in this project we got 22% of um open space here. That's pretty close. I'll do the Yeah, I'm looking at their drawing. It's 22.72%. I thought you did that in your head. No, it's not.

Okay. Yeah, that's pretty quick math. Yeah, it was. I was like, so and of course some of that is improved. Some of some of that is basically being left alone is as is more natural area and some of it will be improved with again some of those amenities that I mentioned

for four acres of the 15.

Okay. Other questions or comments for Kevin concerning this? This was the Wi-Fi and I've got a I had worked with some people on the Bryley project before. So, I'm going to abstain simply from that standpoint since it's trying to connect in. I don't want to have any vote on this. So, I'll abstain my vote. So to I trying to bull it down just because it was a lot of reading there.

Sure. Essentially they're adding five more lots with the additional land. Mhm. Um they're modifying the amenities and they're changing their setback to only to be 35 ft to the garage but 20 foot to the house. Is that the only changes? Those are the changes. Yeah. I mean, there's some some of the lots are getting moved around a little bit and different things like that, but essentially that's that's substantive changes. That's that's it. Amenities. They're going to a pool and pool house from whatever it was before. Correct. So, they're improving the amenities. Yes.

And how long ago was the PRD approved originally? At least two years, maybe long maybe longer. Yeah.

Other questions or comments? So, we're adding five lots.

Yes. We're also adding but we're also adding 31 acres. Yeah, we are adding 3100s of an acre to the overall develop. Yeah. Yeah. The overall density comes to 3.19 units per acre which is almost standard R3. Yes. But R3 would not include the open space or the amenities.

Or the amenities. Do we know what the square footage of the lots and the houses is going to be? I don't see that. I see that they're a mixture of 55, 50, and 45 ft width, but I don't know what the depth is to figure out the square foot is there.

The Yeah, I can't recall there. The average lot size is a little over 8,000. Um, some of them go obviously smaller and some larger. So, Um, this is I think the minimum you get down to that those smaller 6 7,000t lots um the average is a little over 8,000 Other questions, comments? I will entertain a motion then.

I motion we approve the additional lots and the changes set forth by staff with staff comments. 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 the motion, please signify by saying I. I.

Opposed. This motion is approved. Okay. We are now on to our next item which is Sewart Landing 2001 Montlo Boulevard and Simley Parkway West. Reszoning C2 to PUB and PUD amendments. Yeah, this is a a put amendment request as well as a a zoning change as well, similar to to the the last request. Um this is on Samly Parkway, corner of Simly Parkway, Milo College Boulevard. Um the um this was a sewer landing pud. Um and um there's uh so about three or so acres of this property that was still had a C2 zoning as well that has been requested to be zoned to the to this PUD and incorporated into the PUD. Um this was uh held out at the time um basically that there was going to be something potentially uh a use of that property by Malo State Community College. Um that has hasn't come to any type of fruition and so would be uh it was a part of the the land sale uh from the town to the developer and so they're now just wanting to incorporate that into this this PUD. uh surrounding zoning is a mix of C2 in town and as well as u agriculture in Leverne because it does border Lever as well. Lanny's plan is a Sberly corridor character area um which would support a combination of retail uses and services um that kind of both local and regional in scale. Um um the major thoroughfare plan uh does designate Samly Parkway West as a principal arterial mart Boulevard as a

collector and adequate rideway does exist for those streets. Um the existing approved PUD uh would allow for 280,400 ft of commercial buildings, 245,500 ft of office space, 240 hotel rooms, and 75 forellale condominiums. Um, this requested amendment would again, as I stated earlier, add those three acres uh to the to that area. Um, and then would also would amend basically removing the 75 uh four cell condominiums and then replace that with 268 4 apartments. Um there was a requirement um for a minimum of 75% brick, stone and glass exterior. Um that was a as a part of this pud. Uh they have requested that that be amended to a minimum of 64.31% masonry and glass. Uh the list of primary materials uh would be amended to add um authentic stucco, composite metal panels, pre-finished wood and painted wood. And the list of secondary materials would be amended to add uh cementous siding, fabric awnings, architectural metal panels, and smooth face concrete masonry. Um we had some other comments. Number nine, they has been addressed. All the partials are shown correctly now. So we can remove that one. Um comments um 10, 11, and 12 were from our fire department with regards to fire auto turn uh building height which may require the wider width drive aisles or roads. Um and then then that the fire flow will be be would be determined per building. They have agreed to all those and so those would would be looked at in more detail if this zoning is approved

and at site plan review but they have agreed to to meet all those requirements. Um we did have a comment number 13 did ask for some additional details. They they have as part of say are increasing the number of residential units here. Uh they're looking at some increased um uh amenities recreational type amenities. Um, and so we did ask for for some additional detail. They did say that they're uh they're still working on those details and they don't have those nailed down yet. So again, it's something that they do still need to provide us. Um, we could certainly if planning commission is okay with that, it could be a condition of the approval that they look at it and provide those details at site plan review again if this zoning is approved or put amendment is approved rather. Uh and it kind of comment 14 is is a similar uh with regards to the sign ordinance within a pud. The sign ordinance does require a u a pud to kind of give us a to include a signage plan. Uh that was a condition of the approval this pud when it was originally approved and still does need to be provided to us. And so uh they still need to work through that. They did provide some examples kind of some possibilities of what primarily we're concerned with with those kind of the the large scale type of the way finding type signage and those kind of things for a development of this size not necessarily the individual signage on a building for a for a particular business or something like that. Um, comment 15. Staff would recommend that the standalone non-residential buildings be required to meet the current PU standard with regards to the minimum required percentage of brickstone and glass. Um, and we would also recommend that that requested amendment be

brickstone and glass, not masonry and glass. Um, this would be consistent with the town's design standards for any commercial or office development. this was a a higher standard when this was approved. We have now made that our standard everywhere and so uh I would recommend against that for the standalone non-residential building. Um the percentage amendment with regards to the mixeduse buildings or the the residential buildings that are proposed would have no issue with that reg in that regard. I did ask that they show those percentages on the guidelines similar to what was shown on on the original thud documents as well just for for clarity. Um just to look at the maps. Um this this just highlights the partial air or the portion of the parcel that would still be zone C2 that would be incorporated into the overall uh PUD. So this shows the entirety of the the track of land. The plat has already been recorded creating the the first couple portions of the public rideway there as well as the lots along Samberley Parkway. Um and then this is this kind of shows the overall development plan as it's in front of you now. Um what is was being recommended or requested uh for uh for the amendment as far as the layout, the building layout, uh road layout, all those things. just for clarity just so everyone knows the if I can make my pointer work the building six there which is at the end which is the one where my the kind of the circle is um and then the building this building which I think is building one or I can't remember that number there those two buildings as proposed

would be all residential buildings um the four buildings here on either side of the boulevard. There would be the mixed use buildings with the commercial on the first floor with the residential above them. So that's that's where the residential would be with the open space uh amenities package kind of in between to just to the east there would be the primary um that area here again where my circle is there that would be kind of the primary kind of open area as a for for the residents. Um so uh one thing we did ask them to look at and they did show that is the um with the increased residential uh units they're proposing that the that we would look at the parking again uh to be sure that there was adequate parking provided and they did provide that information and and there there is this overall plan does still does meet the parking requirements for the commercial as well as the increased residential units as well. So, we did want to um show that as well or wanted to look at that as well. So, um I think that's all I've got. Developers over here um and would they they have provided us they would like to us to play once you all obviously get to the point where you want to see this a thumb drive that would that would play a video. So, if you would like to see that as well. So, that's where I'm at.

Okay. Questions for Kevin? Kevin, can you talk about the parking a little bit? I'm not I must be skimming over it, not seeing it clearly, but I I imagine we're jumping from, I don't know, 150 spots up to over 500 spots to accommodate the the increase in doors. Um, and how did we do that without encroaching upon the the retail mixeduse space?

Well, that's the the number of park permit or parking spaces required for se for condominiums is higher than an apartment um in our ordinance. And so it is two per unit for apartments. For condo it's four per unit plus a half space per unit for guests. And so the number is not it's not as big of a jump because 38 spaces versus 5 big of a jump as you would think. We looked at that and and the numbers do work out with what they're proposing um around the the units themselves as well as the commercial space that they're providing. is one, two, four, five in that main corridor. Those are going from condos to apartments now.

Well, those are 1, two, four, and five are mixeduse buildings, right? They are going instead of having commercial first floor with condominiums above, they would be apartments above. Yes. Rental. Uh, and then building three and six would be all would be all residential units. What's that uh area towards the back area D? That looks like an amphitheater.

That is an amphitheater. Yes, that would be an amphitheater. It would be one of the part of the open kind of the amenities before the development would be that amphitheater area. I think you said that E was an open space, but on here they're showing it as kind of a pocket park. So,

yeah, that's that's that's the that's the primary kind of pocket park area. It's really kind of geared towards the residential units. Yeah. I mean, they would obviously have access to other things and I think there's maybe a playground area or whatever they're proposing in in that area. And there's also I think yeah kind of just behind that there's kind of some walking trails an area that it's kind of indicated C. I think that's some some trails in that area. Did they give you any insight on the shift from condominium to apartment?

Yes, they did. I mean, and they're here can can explain this maybe better than I can, but it was essentially a um it was it was a when they when they were talking to condominium developers, condominium builders, those kind of things, they were the struggle was the mi honestly the the mixture of commercial non-residential and residential parking for a forale product I guess was is where they they were kind of struggling with and and again they can that was one of the things that was mentioned. Um, so I mean again they can there may be other issues that I I'm forgetting as I'm thinking but um that they can probably explain that better than I could. I

think four or five of these sites are already signed leases. Is that correct? Yeah, those out partials in front, we've had site plans on several of those, not all of them certainly. Um, with approved, you know, developments on them already. Um, is Sprouts, which which block is Sprouts going into on this plan? It's 16 16. Okay. Which we do have. And where where's the Waw Wa block? 15. So, Wawa has the frontage. That's correct. I think there's a couple restaurants as well. That's correct. Yeah. Yeah. Where are they located? Can you just just for information for everybody?

14 um is the Jonathan's Grill. I think 12. I'm remembering right. 11 or 12. I can't remember. One of those is the city barbecue. And then we had the lots buildings 7 8 9 and 10 have also had a site plan approved as well. So there's they're just not signed leases yet. there. Do we know? I think they may. Those are the buildings that are going to be more multit. Okay.

So, I met with uh Lan Elliot who's here and some of his staff. We've talked about this quite a few times and you know, even what I told him is, you know, obviously going from for sale to apartments is not ideal. It's not what we would like. But after meeting with them and kind of understanding what's driving the conversation, uh, one of the biggest changes was the original plan had a very large grocery store at the end of the alley of the plaza there and that ended up not coming to fruition and became Sprouts, which is a much smaller grocery store. So, they had to make some modifications to their plan to accommodate that additional or lack of square footage. It was went from I think 100,000 nearly 100,000 to down to 23,000. Um can we can I we get land to

Yeah, I think that we're probably at an appropriate point for land to come up. What I was supposed to No. Well, sorry about that. No, no, no. You're you're good if you could give us your name and address. And I you've heard a couple questions. I'm sure there's going to be some more here. Sure. I can I can answer them. I think all of them. Landelli at Equitable Property Company. I'm the developer for Seward's Landing. Okay. So, so yeah, if you could kind of some of the conversations you and I have had, if you can kind of just lay out for planning what's kind of facilitated the change and kind of what you're trying to do to keep the project moving and viable and all of those things.

Yep. So to address kind of to tag along on Kevin's comment about the forale product and some challenges with that and you know one of the bigger ones was how do you dedicate parking for a condominium that's for sale in a mixeduse environment and without uh and not being covered. um we were just struggling with local um real estate firms advising us on the viability of that and so we started looking at other options. We looked at putting some town houses on it and uh started to work with the city staff on the concept of maybe adding some units and and the reason for that was uh number one um we needed to have or we wanted to have kind of a 24-hour activation on the site. So people actually living there above all the retail. So, additional people to shop there, but basically having the lights on in this development all the time and activity all the time on the site. And so, uh, we started looking at mixeduse developments all over the southeast. And when you look at the best of the best in the southeast, they really try to integrate, um, living directly in the commercial environment. And so, uh, we started to build on that concept and, uh, in working with the city staff and and specifically Dave, um, we had about 1.3 acres in the original plan of green space. And so Dave said, well, if we're going to give you guys a additional density, can we pick up more green space? And so we started to study the different options for uh along the line of of what Steve's talking about when we lost uh HY to Middle Tennessee in general. They

they were they had three deals in in Rutherford County slated one in Williamson County, a distribution center in Middle Tennessee, and then they were contemplating our site and they completely pulled out of the market. So, we had designed a um 97,000 square foot building um looking at the in front of the pocket park and up onto the boulevard uh to the right where the uh retention pond is. And when they pulled completely out of uh the Tennessee market and we were left with uh some some open space kind of moving the puzzle around trying to get that grocery anchor which you know we all wanted because it drives commercial activity and all the other tenants to the site and we were fortunate enough to secure Sprouts in the last month. They've signed a lease with us. Um, and so with under Dave's kind of guidance, uh, we started to look at how we could open up green space. So we went from 1.3 acres of of green space and the original PUD to now over 6 acres of green space. The two kind of largest uh parts of that are the pocket park which is E uh the 2acre park A at the end of the boulevard and and then I believe it's D I can't see very well but D on the on the site plan that is the amphitheater. Uh those make up the majority of the the now six acres of green space. So there was a kind of a give and take on, okay, if you're going to ask for this density, um what are you going to give the city and the citizens of Smyrna? And so that's what we we worked on with the staff. Um Steve, does that answer your your question?

Yes. Charles, Charles, were you okay? Okay. Uh, other questions for land while we have him up here. Within the You got a lot of asphalt going down here and it looks like you got some islands and so forth. What's your plan for in that space to trees green it up? Do something like that.

Yeah, we in fact we this the the green space concept is kind of constantly evolving for us. We've hired a company called Ginsler to take this site plan. They do a lot of landscape architecture work. They did um Fifth and Broadway downtown. So, if you've ever been down to like that food court on Broadway, they they were the architecture firm that did all the hardscaping and did all the planning uh around that development and other marquee developments in the southeast. And so we we've taken this plan and gone to them and um if you look at the boulevard and unfortunately this isn't a color rendering um and I believe when we play the video you'll be able to see some of the trees and some of the the landscaping that we've incorporated but it's constantly evolving. Uh if you look down Mlo College Boulevard and the first entrance that you come to as you're coming off of Genie Lane, that whole um that big thoroughfare there is kind of becoming what we're calling like a secondary boulevard and and it's kind of to draw the pedestrian traffic from the neighborhoods behind it into the development. And so we're creating green space and park space, you know, doubling the size of the normal um sidewalks in there. So the concept is to draw the pedestrian through and into the back of the development and all of the retail tenants that will be on the ground floor and the back of the boulevard. Um to kind of talk about a little bit of the leasing, if if that answers your question about about green space, we can get into it. There is very intentional work around that and and maybe after the video if you've got more questions, happy to answer. But I think somebody was talking about the leasing activity on the space um or on the on the development. The four buildings on the front of the boulevard are 85% pre-leased. Um if you work from east to

west on the front of the um on the out parcels on the development, you've got City Barbecue that has signed a lease on the east side, a coffee uh company called Brewy Coffee, which is a local concept. We wanted to try to incorporate kind of a mixture of national tenants that we all know with local companies. So, we're we're doing a real big push to try to give some of these local operators a spot in the development just not only that to to support local businesses, but also to kind of add that flavor um to the development so it's not just generic. And then as you move into the four buildings on the boulevard, again, 85 pre 85% pre-leased to restaurants and services companies. Still looking for some soft good type tenants in there to kind of fill it out. And then uh 13, which is the the site to the west of those four buildings, is is currently up in the air. We've got an LOI from Shake Shack, uh an LOI from Bank of the Ozarks that we're working on on that. They want to they want to be in the the market. They're they're entering Middle Tennessee right now and have chosen Smyrna as one of the markets that they want to go into. Um, and Tim Hortons, uh, is another group that we have an LOI from. So, we're just trying to figure out who the best fit is that, uh, for combining the different uses of all of our tenants and how who will fit in there from a traffic standpoint the best. Um, 14 is is Jonathan's grill. They close hopefully next week on their parcel. Um, Kevin would know, but I think they've really close to getting a permit if they don't already have it. I don't know where they are on that. probably don't have a permit yet. They may be getting close with their reviews and

whatnot, but so very close on that. Um pad delivery to Wawa, who's building their own building, um will be at the beginning of September for the the corner of the out parcels. And then of course, Sprouts is the box as you're going north uh from the out parcels on the far west side of the development. And then buildings um I can't see it. the buildings in the parking lot in front of Sprouts 17 and 18.

17 and 18. That's where we were trying to make up the difference that Steve was talking about from the HY which is which was 97,000 ft. And we we're we're proposing a um 25 to 30,000 square ft on the north building there and roughly 17,000 square ft um in the smaller building in that parking lot. So, we're getting really close to uh replacing the H high- square footage by incorporating those buildings, which, you know, we haven't marketed really until we we've kind of held them back because we thought we could get better tenants with sprouts uh in place. And now that that's been announced, um we'll full-fledged start marketing it. We're we're getting a lot more interest um since the announcement of of Sprouts. And then um looking at the the back corner of the development, we've got a um back northwest corner of the development. We've got uh some flexibility on whether we want to we find a retail tenant or we do an office tenant. We've been looking for a medical office user in that quadrant. And then we've got the 240 hotel keys, which would be two hotels. Um 120 keys each design back there um next to the amphitheater.

21. Yes, sir. from a property management side of thing. My only concern would be when you go in with from condos to apartments, you know, that sense of ownership goes away. And I don't think anybody would want to see coming up the front boulevard there, you know, railings covered with people's bikes and clothes and, you know, drying and so forth like that. You have given any thought to that look and

Oh, yeah. I mean, so I would say that maybe the opposite is true because now we've got an asset that's worth, I don't know, whatever it ends up being, $50 million worth of apartments there. And so the management of that whole center, which will be one management company controlling all of it, will really standardize the management and control it. Um, and so it's very intentional about having full control, full autonomy from a management company versus, you know, individual owners. And we have uh rules and regulations for uh the handful of buildings that aren't being developed by us. Uh that would be Jonathan's and WAWA. So they're under strict guidelines where there's self-help clauses for the management company that manages the entire, you know, development to come in and if it's not kept up to our standards to actually do it ourselves. So yeah, the control of that is I I would call that kind of a non-issue from from a management standpoint.

So you look at this is to be kind of upscale looking complex. I mean, this will be a class A development and and arguably one of the better ones in the state when we get done with it. Um, I would compare it to if you've been to Franklin maybe to Mchuan on on that level of finishes and quality if you've seen that development. So, um, along the lines of that or maybe if you've seen like the Hill Center and Green Hills, something like that. I don't like to use one Belleview, but you know, it's it's kind of a combination of all all three of those kind of combined together in one space. So, there really won't be anything quite like it in Middle Tennessee and I would argue nothing like it in quite in Rutherford County really when you talk about mixing all these uses together on one site. I mean, even the avenues in in Murphy'sboro don't have the intentionality that we have with the parks and the public art and all the things that we're doing to place make this this space and kind of make it world class and using the firm that we're using out of Atlanta reference Gendler. Um the developers of Fifth and Broadway use them as their architect and land planner. So, we're really trying to elevate this to something unlike anything really in Middle Tennessee. I'd like it to be on, you know, the place that developers and cities and towns all over the south come to to look at, you know, how to how to do it, right? So,

from the hotels, what kind of hotel we talking? We like Hilton or we talking

So, you know, I would really like to see something that's kind of a boutique branded hotel that maybe uses um the Hilton or Marriott um you know, booking systems just to keep the the ADR up. um we have kind of a unique opportunity because there's really not if you think of um maybe some of the developments maybe in Brentwood um that where they put a courtyard Marriott at the end of a retail boulevard. If you think if you've seen that development off of Franklin Road um or you look at the Harpath in downtown Franklin, those are kind of some of the reference points we're kind of using. Um we're really trying to be kind of distinctive from the interstate offerings that that that exist that some of which are older um that kind of drag down the the rates in Smyrna. Um so we would propose kind of a class A, you know, full service type hotel at least for one of the flags um restaurant and bar and that kind of thing in it. And so, um, hopefully utilizing the the green spaces and things like that, we think we can drive rates up, drive sales tax dollars up by creating great place that people want to stay in that's amenitized through all of the different tenants and the different uses that exist in the development. So, we were talking to three or four hotel groups. A couple of them are local. Um, one of the groups is out of Detroit and they've done some really nice things in downtown. I don't if you've seen heard or read about the UVI revitalization of of downtown Detroit, but um, we have a partner up there that we talked to a lot about this and so um, we're excited about that piece. Um,

how far we talking structure-wise? How far away from when we Yeah. So what we're hearing from those guys is, you know, as soon as the retail starts going vertical and you start opening those businesses, that's probably when we would try to start construction for them. So it's sort of coming on the the back end of the activity, I would say, but um it'll happen relatively quick because these businesses will be um open for business at the end of next year, the beginning of 2027. Um, so as soon as Sprouts opens, you know, everything's going to fivetory, eight stories. What's the height? It's going to have to meet our height requirements. So,

so for this area, that's going to be 60 ft. It's going to meet our ladder. What's our length? Right. Right. What's our height? Um, it's not quite 60, is it? I don't think it is 60. It's not quite 54. It would be five stories. You We have some fivetory hotels in town. That's kind of the tallest we've got. Yeah. Yeah. Yeah. So, it would be in that that these are designed as four stories right now with the number of rooms we have. L I've heard you say all these people are interested and I know when I met with you and talked to you about this previously some of your concern was foot traffic and getting the the businesses supported by foot traffic.

It sounds to me though a little bit like people are pretty excited to get in here anyway. Yeah. I mean, I just think it enhances it to have the citizens living there. Do you in your mind uh and I may have asked you this when I talked to you. Uh we talked about the end corridor uh building there that um Ken was talking about. Uh I I I don't anticipate you're going to have, you know, stuff hanging off the balconies, things like that. It'll be maintained, but

um is there any thought of doing ownership on that building? We have not talked about that. I think it would require structured parking or underground parking and it's just kind of it's part of the reason we came to the city in the first place. It's just kind of cost prohibitive to to go through that that that limestone and and so the other building would be number six. Yes. Okay. So, you're looking at three and six really as the alternative request

pretty much. Yeah, that's kind of where the density moved. There's a little bit more along the boulevard, but six is near the pocket park, which sort of makes sense. And three is near the amphitheater and the pocket park. Pocket park. Say that fast three times. Um, and I told you this, I still have heartburn about adding apartments. Um, I saw an email today. There was a request uh from one of our councilmen to know how many apartments were on the Parkway, and it's quite a few. It's over 4,000. So, I think the the the support system is up and down the road, but the walkability is what you're looking for inside. Keep the lights on 24/7.

Yes, we we want activation on this site for safety reasons and and uh for commercial reasons and for just the vibrancy of the place. From an elevation perspective, how differently would these buildings look as apartments versus uh condominiums? Well, I mean, if we did condos, it'd likely be either above the retail or maybe in one of the two buildings that Mark was just referencing. Um, we've been we're pretty excited and I don't know if it's appropriate, but Kevin, could you show the video real quick because one of the things and I may ask I don't know if you can pause it at different times that if I don't know how you

gentleman over there is one that's going to be controlling this so that I don't know if it's if it's easy just to do it do it. If we want to pause it if anybody wants to we can figure out how to do it. Um, it's kind of nice to be able to uh pause it and Yeah. So here we are um coming in off of Sam Ridley and just so can I walk over here to point at this? Okay, your mic.

All right, so one of the things that we've really tried to address or different we've been we're on our fourth parking study to everybody's point about what's how's the parking going to work on all of our off-site traffic that we've had to do with T dot. But as you come on the San Ridley um heading east, this will be uh per T DOT's plan a right in lane right here. Um this is a fully accessed traffic signal and it is coordinated with MLO signal. As you come out of the development, there is a new lane right in or right out lane that will then also be able to turn right on MLO. And then I always forget the name across the street that Mlo Tucker, I'm sorry. And then what T do DOT has proposed that we extend this turning lane taking a left on Mason Tucker. Um so that'll be longer just to alleviate any kind of traffic concerns uh around this development. So, there's been a lot of offsite work and expense that's going into um this development and uh making sure that the traffic flow works really well for the community, please. [Music]

Okay. All right. If you'll pause it right here. [Music]

Sorry. We'll work on it. [Music] It doesn't want to do anything. Those [Music] are twotory office spaces to the left above the buildings. This is the approach in and that's Sprouts and the Shadow Box retail. [Music] [Applause]

One of the things that perspective answer questions. Yeah, I apologize. I'll try. It's okay. I don't.

But one of the things that we really like about the the scale of this as you hit the play a little bit, but as you see what we've done is stepped up to a twostory, three story and fourtory building in the back. So, as you're coming off of Sam Ridley, you just have this perspective and it gives it the density of a place of great places. Uh you can see here in the in the uh what we're calling this the runway instead of a boulevard's idea, but anyway, we've got a a P-51 replica that's full scale. That'll be like a sculptural element. And these are jewel boxes. This is going to be handles ice cream in the middle of the runway plaza. Um, and as you kind of keep going through it, uh, office space up there. Um, and as you you can kind of see now, we've got we've kind of turned these into four different buildings. And the reason for that, and Kevin, we work really closely with Kevin, is to create these these end caps that also have canopies. and the ability for pedestrians to walk through those buildings from the parking areas and create cafe areas, streetscape for restaurants and different types of tenants that might want outdoor space incorporated into their space. Um, all these awnings make this better for all of us. Um, Ginsler's idea today was to actually slide this park back into this park, this natural area right now. So it would move the parking up a little bit, but it would basically increase increase the scale of the park and kind of give the green spaces u continuity together because this walking trail that's going around here would be nice to be able to connect into that park. So it was an idea that was proposed today. we have brought in here.

So, you know, we because this was always intended to be office parties development, it was important to kind of retain not only the office availability in the back, which we continue to market, but we wanted to have office space back a little bit to create kind of wider sidewalks. This is your normal sidewalk depth here. So what you've got here is the ability to either have a wide boulevard type sidewalk or draw cafe tables and dining out of the street. So that the idea is just to have um activity in and uh pedestrian traffic kind of interacting just to create a place that people want to be in right here. So you you're starting to see right here. This is uh some of the square footage that we were trying to make up from the high deal and we were talking to National Steakhouse for for this. We're on a call with them today. They really like this this particular building. Um and as you can see, here's the Sprout starting to emerge in the video. Um and we're working with the staff right now. One of the things the staff commented on um in this most recent rounds of comment comments is if you look at the sprouts as it's related to MLO and this boulevard right here it kind of looked like the back of the building was facing MLO and so what we're working with the staff right now on is putting up kind of faux storefronts on on the sides so that even though it is a side and it is a back it doesn't appear to be that from the streetscape. And so there's a lot of intentionality and tweaking that we're doing to try to make this flow better and to make it more inviting to pedestrian and vehicular traffic

shadow space here. If you'll pause it right here. So, one of the things that was proposed today from Ginsler is maybe maybe taking this building and sticking it over pulling it this way just a little bit and then actually having a breezeway, maybe even a covered breezeway that connects into the amphitheater. If you'll go play, it may make more sense. But the idea is visually to be able to see through these buildings and connect it back to the hotel. So, what we're trying to do at this point is just refine these plans. So that um everything interacts better with the the experience for everybody. Hopefully drop value, higher rents, higher sales or sales tax dollars. Everybody wins. Another question I've got. I mean, we talked about the request.

Mhm. What kind of uh you may not even know this, Lamb, but what kind of rental product are we talking about from a rent standpoint? Wow. I mean, are we looking at upper end rental, lower? So, the handles like the jewel box that we should I'm talking about the residential portion. Oh, the residential portion. Yeah, it would be market rent. So yeah, it' be comparable to like TDK and Grey Stars rents around the corner. That's what we're basing our They're not terribly cheap. No, they're higher end.

Yeah. And we've we've also kind of addressed some concerns, too, about like our our uh unit mix. So, we don't have any three-bedroom units. It's not really design it's really designed for, you know, singles and young couples or empty nesters, that type of thing. It's not really designed, nor would you would many families want their kids running around in, you know, in parking lots and whatnot. This is more of a um more of an higherend um singles and empty neester type concept the way the unit mixes have been intentionally. And with building with building three, is that your parking area in front of it?

Yes. Yeah. We we started to look at the parking here recently and we we have significantly more parking that's than than what's required in this development.

Is there a challenge? I'm only asking. Mhm. Is there a challenge moving the park into the rear? I don't think so. So, I mean, I think the the benefit outweighs any inconvenience because what people that live in places like this want are all the amenities. So, they want to be able to walk to the coffee shop or Well, I'm just talking about the residential portion. Yeah. You know, building three is a residential request. Mhm. And I'm looking up that whole thoroughare right there. And I'm just wondering if parking is what you want to see at the end of the thoroughare. You know, as you get higher up in those buildings, you're going to be looking back at green space and all around it. So, I think the views are going to be pretty good.

I think the Are you talking about the area that's kind of in in kind of in encompassed with the three sides? Is that Yeah, that's from that the A block right here. That that that's actually a that's actually more of an open space area there. Okay. So, it is in the rear. Yeah, parking is the rear rear the It looked like a roundabout a little bit on the A block. Yeah, it's not it's not going to be it's going to be more of a park. Um that Well, yeah, I'm sorry. I misunderstood you. I'm looking at it wrong to be honest. It's my fault, but the the that's a pretty large park. Um I think it's roughly two acres, but it's it's a big 1.4 acres according to your plan.

I see the parking now. My mistake. Thank you. Yeah. Hopefully, you know, you'll see people on their balconies looking down the boulevard.

So, you're requesting a variance from our design review. Is there a reason that you're doing that? you know, for for the materials. Is that what you're talking about? Yeah. It's just started to, you know, and our architect is here. Paul, I don't know if you want to comment on it, but it just started to feel um a little institutional. And honestly, Paul V, consortium of architecture and planning, Franklin, Tennessee. We do meet the standards except for the 75%. So, it's actually over the the 50% brick and glazing for those buildings. Kevin, yeah, the 75% rule is for any any elevation visible from a public street. From a public street, that's that's the part that's

But the building as a whole, like you had mentioned earlier, is 63.41. The building as the buildings as a whole would meet it. It's just the elevations visible from a public street, we do require 75%. The buildings that have been approved to this point have all met that requirement. I'd like to take an assistant there if we can. Are there are there any buildings not visible from the public street? You maybe maybe maybe well because even that that new street is going to be public. I don't think any of the streets any of the buildings would are going to have some visibility from either Mllo Sam Ridley or one of the new streets they're building. Yeah, that's what I was thinking. I was like those aren't going to be private. So, right. So, the 75% is going to have to be met anyway.

Maybe the rear of building three, but that's one of the non-residential buildings that we don't have. or maybe the rear of like building 20 maybe you know some of those may be in 22 um but also I mean the design guidelines also have a stipulation and with building 3 and six being 100% multif family it stipulates that hardy it can be used that's correct and and I don't I don't the 75% I would recommend was just on the completely non-residential buildings Okay. So, the mixed building would would meet design review.

The residential would be fine and the nonre the mixed the four mixed use buildings would be okay. It's really just those buildings that are completely non-residential. So, they're meeting design review for the buildings as per either commercial or residential. Correct. on any commercial nearly 100% brick or thereabouts because the brick on buildings one, two, four, and five are 100% brick relatively on the first floor. Correct. And then we switch over. But if we leave the comment in that meets design review, that's applied as that would be applied as what's required for a commercial building and would be applied as what's required for residential if if approved.

That that was ours that was staff's recommendation. Okay. Right. Yeah. They requested the 64% for all the buildings and and I my recommendation was just on the the nonresidential ones that 100% non-residential in use which would be again the buildings that already been approved the sprouts today that's on the agenda later on tonight 17 18 1920 2122 those buildings are completely non-residential meeting that 75% rule if it's for the ele the elevation is visible from a public street and all other commercial buildings have met that to this point. Yes.

Yeah. Okay. And L understood you to say that T do DOT has given approval to the things we talked about on the Parkway. Has that happened? We have a permit. Yes. Yeah. As of today, we have a permit for for everything on Sam Ridley. So coming from the bridge to this development um do you have any inclination how far back that that stack would be? Turbo. Why don't you step up here? If you can give us your name.

Yes. I'm uh Turbo Pley with Equitable Property Company. Um could you repeat the question? Well, going back to the bridge, which is the Lowry Street Bridge, how far back would this stacking take you towards that bridge? Uh, the um the right end lane, it starts right at right um as you come in past the detention pond. We're uh taking that existing guard rail down about 150 ft and then starting from there all the way down to our main entry into Allen Sur Way and then past that we're continue a right turn lane into Mllo College Boulevard as well. Does that capture any of the merging traffic coming off of Lowry at all?

Um the merging traffic. When people are merging onto Sam Ridley coming off of Lowry Street in that same lane, is there any issues with that? I guess T do DOT doesn't seem to think so. I don't think so. We just we had to redo a whole traffic study, you know, to satisfy them and they signed off on it recently. Would the bridge have to be widened for that? Well, I'm talking about how they they come up on there from Lowry. Yeah, that's what I'm saying. To pick that lane up and carry it down, but wouldn't the lane have to exist on the bridge, too? Well, I'm asking how far back it comes because bridge ends. It merges to a right turn lane for the bridge. I think Mark's looking,

you know, it's merging in and somebody trying to get in the turn lane. Yeah. Right there as they meet each other at coming off the bridge. So, if you're coming down that road now, I got you. You know, when they loop up and come in and they're doing all that work down underneath now. I just want to make sure we don't have a a problem with people merging in and people trying to get over at the same time. Yeah, I'm just trying to think there's not much you could do to prevent that if there's an entrance there. Well, that's why I asked the T dot question. So, I'm sure share all that information with you. Yeah, I T DOT's going to do what T dot does. Yeah, that's all right. So, well aware of that.

Yeah, I can't know if I can speak to to the specifics other than I know that T DOT's been involved with the idea of what they're doing there as well and incorporating all this together. I know that's been part of that that's that discussion. So, they are aware of this development. Obviously, they're aware of the project they've got going on to to make those changes they're making to the intersection.

We've done three different traffic studies for them. So, and done done a lot of uh tweaking along the way of our plan, original plan. So, we proposed we're on like there were three revisions to the plan. So, it's been pretty evolved. This hadn't been a a very fast process. Yeah. So, well, I remember when this this uh first came to us and originally and the excitement that this brought to the town, I I don't know that there's anything near us that will rival this at all.

Um when I met you, we talked about uh uh the place in in Destard. Have you been down to Destin or Sand Destin? It sort of reminds me that concept a little bit. It does. There's a big public's there and then you've got all the out parcels and restaurants and things and so uh I still have a little heartburn about some of it but I get it. I understand what the con the concept reason is to put life in the middle of it to have foot traffic in the middle of it. So that keeps the businesses thriving a little bit better. the tenants like it.

Two bedroomedroom, onebedroom. Yeah. Combination of both. Um, yeah. So, we're pretty equal two and one bedrooms. But to Tim's point, design review has been satisfied, and that's big. We We've always tried to stay consistent, no matter who it is, we try to stay consistent with that. So, Okay. Anything else for land? Thank you. Thank you, sir. Thank y'all. Welcome.

All right. Quite a bit of discussion and good discussion. Uh any other questions uh for staff at this point? If not, I'll entertain a motion. I got one for Kevin on the for to staff is um you know the video is impressive to see and what we've had come across us before is yeah had a look like this but what we end up getting isn't quite the same and I'm going to speak specifically just to landscaping. there was a lot of grass shown or a lot of trees shown and how do we make sure that happens?

Well, it would be when the development plans come in for the site plans, you know, we'll just have we'll review them. Uh just as we do with any project and so um if this bud shows the green space being there, they'll have to it'll have to be there. And so they'll just have to provide all that. Um and we'll just have to review it when those plan the plans come in for each of those different pieces as the site plans come in.

At this point, we don't have any site plans other than the sprouts area itself on that side of Allen Sewer Way. So a lot of that open space is still to come because it's obviously the the parks and the amphitheater, all those things. So, um,

and Kevin will let us know as as we site plans, uh, come forward for the different buildings. You know, one of his comments, well, will will be is whether or not it's consistent with what's been previously submitted and and again, you know, we do have rules and regs as far as landscape design and what's required. And if we require anything additional that's included in the PUD, then Kevin and staff are going to remind us when it comes before the board. And we've got some recommendations just the site plan that's on your agenda later. We've got some recommendations on some landscaping improvements in there. So

yeah, just to to to land in some of your comments is we've had a lot of discussion over the last several months about and you heard the one gentleman here about keeping green space and so so that's becoming a bigger topic. So we're really watching for that kind of thing and this improves it. Yes. Yes. This is this improves what was Yeah. Yeah. Okay. Anything else? I'll make a motion to approve with staff comments. I have a motion to approve uh with staff comments from Steve. Do I have a second? Second. Motion in a second. Further discussion. All those in favor of this motion, please signify by saying I.

I.

Opposed. This motion is approved. Okay. Still under uh new business, we have a uh sketch plaid hidden hills section 7 west of Tamlin Drive, Burgundy Drive, and Bonaf Drive. Owner developer open land communities. Yeah, this is a sketch plat uh for Hidden Hills section 7. Um, this is kind of the last uh piece of property that was kind of part of that original uh master planned area from it's probably close to 20 years ago that it got started actually. Um, so this is um in an R3 zone. It's 59 lots on 22.78 acres. Um we had several comments which are really kind of the standard comments. Uh really one through five are all standard comments. Um would remain that none of there are no streets affected by the major thoroughfare plan in this phase. Uh comment number seven um was regarding the 1-in water service. um just as a as a just a hedge against the the possibility of if if we don't know exactly as an R3 zone, we don't know what how big the homes will be. Uh if they get over 3600 ft, it's a higher fire flow requirement as and there is also there's some some uh topographic issues in this area. And so the fire flow could become an issue. And so just having that larger um service line would allow for the the ability to um put sprinkler systems if the need does arise. So um comments uh

eight and nine are really just kind of some standard type comments again and just also to let them know there would not be any burn permits issued here because of the surrounding residential homes. Uh again just and then the comment 10 is just anformational comment really for the developer more than anything just because of that existing topography. Um once this gets down to the preliminary plat we are looking this more a little more closely. Um most likely there will be several critical lots within this development. They'll have to be looked at just from a driveway slopes and those kind of things. So but with those comments staff would recommend approval. questions for Kevin concerning this? I will not I meant to uh there are three existing streets um that they're going to be tying into um and connecting this neighborhood to to the surrounding neighborhood that's existing as well as the future neighborhood to the west there which is the Sims Ridge development which Tamlin Avenue has been connected there and would eventually tie over to Spring Hill Drive and all that. So we'd be tying uh some neighborhoods together there. So good. Anything from the commission? If not, I'll entertain a motion. I'll make a motion to approve to put it on the table.

Okay. I got a motion to approve with staff comments from Mark. Do I have a second? Second. Motion in a second. Now, any discussion? Are there any differences between this and what was previously contemplated? Um, I think maybe the some of the roads are a little differently, connecting a little bit differently, but um, not significantly. No. Anything else? All those in favor, please signify by saying I

opposed. Sketch pad is approved. Uh we are now on to a preliminary plat uh Greystone phase 1D Winger Winterway owner developer Meritage Homes. Yeah, this is the just the next phase of Greystone. This is phase 1D. Um it's uh 64 lots, 15.82 acres. Um this is a part of the Greystone PRD. Uh and so u this is the layout and everything in this is consistent with the the approved PRD. U several comments, but most of which are are standard comments. Uh one through six are all standard comments there. Um again no those streets affected by the thoroughfare plan in this phase. We did ask them to change the road one of the road names and so that has comment number eight which can't be taken care of and has has been addressed can be removed. And again comment number nine is a similar uh comment regarding the the 1 in water service. again just to be sure we address any potential um needs for for uh sprinkler systems could be accommodated with that 1-in service. So, and with those remaining comments, we would recommend approval. Okay. Questions uh for staff on this one? This lines up with what was approved before.

Yes. I make a motion to approve staff comments. A motion to approve the staff comments from Mark. Do I have a second? Second. Second from Matt. Further discussion. All those in favor, please signify by saying I. I

oppose. This motion and plat is approved. Uh now we're on to Sewwards Landing Squadron Street, 2050 Mro College Boulevard. Owner, developer, Sewarts Landing Partners LP. This is a preliminary plat to um create one additional lot as part of the Sewish Landing FUD um about 6.93 acres. It also includes um creation of a a new public uh street or the rideway for a new public street that would be named Squadron Street. Um again several standard comments which all would would remain one through six. Um major thoroughfare plan does designate Mlo Color Boulevard as a collector. Um and so they are showing the rightway there accommodation accommodation of the rightway there as it does already exist. Oh comment uh the last comment there they did add the signature of the surveyor and signature and stamp the engineer that prepared the plat that wasn't on the original plans we had. So that one has been addressed and can be removed. So with those um remaining comments we would recommend approval. this would be consistent with the uh with the PUD that you just looked at as far as those revisions as well.

Okay.

Questions or discussion from the commission.

Move to approve. I have a I have a motion to approve for staff comment. So I have a second. Second. Motion and a second. Further discussion. All those in favor of approving this motion, please signify by saying I. I.

Opposed. This motion is approved. We are on to final plats. Our first is cornerstone section one Hollings Head Circle owner developer Southern Rock Manufacturers LLC. Michael A. Hollings Head Hollings Head Land LLC. Yeah, this is the final plat. This was part of the this was shown originally as a preliminary plat um for uh there were no real lots to create with this plat. It was just to uh to show the rideway uh and utility easements. Um lots would become later. Um so this again we had a few standard comments. Uh comment number two with regards to the thoroughfare plan again Jefferson West Jefferson Pike is a principal arterial and Hickory Grove road is a collector and they are showing a rideway does exist for Jefferson Pike and rightway dedication is required for Hickory Grove road and they are showing that rightway dedication. Um this final plant doesn't match the approved preliminary plan with regards to the kind of the configuration of that Hickor Grove Road and Hollings Head Circle intersection. It was shown originally as a four-way stop. um they uh it hasn't been constructed as such. Um we're okay with the connection as it's shown, but if that there is the master plan did show a connection coming in from the north uh on that north side and if that is every connection is ever made, they'll have to um create the intersection as it was originally planned. Um, in addition, Hollings Head Circle was originally planned as a public street. Um, but it would now be a a private street. Um, but still the layout is the same just that it would be a private street. Um, we did ask them to show the existing hydrants and they have done that. Um, there are there's a

couple of tracks that need to be combined and reconfigured to be consistent with the site plan that we saw last month for the convenience store. uh that is still to come, but so they'll still need to clean that up and that can be done on a separate plat if need be. Um so but with those remaining comments, uh staff would recommend approval. [Applause] Questions for uh Kevin on this? Where was Kevin? Where was the four-way stop you were talking about? Where?

Um, it would be kind of on that western side. Um, pointer toward here. Right in this area right here. Okay. Yeah. Gotcha. Oh, I see. Like the road went up. Yeah, it was meant to be a kind of a 90 degree Yeah. situation. eventually would be a four-way stop against that other connection comes in from the north. [Applause]

Anything else? I will entertain a motion. comments. A motion from Lena, second from Mark. So I have a motion to approve and a second to approve a staff comments. Do I have any further discussion on this? Hearing none. All in favor of this motion, please signify by saying I.

Opposed. This motion is approved. Our next final plat is Bulldog Drive, Lee Victory Parkway, and Bulldog Parkway. owner developer Near Homes Inc. Kroger Limited Partnership One.

Yeah, this is a eight lots on 27.51 acres. It is zone C2. Um again, we have several standard comments uh that would all remain. Um major thoroughfare plan does designate Le Victory Parkway as a principal arterial and bulldog drive as a collector. adequate rideway does exist for those streets. Um, comment number seven has been addressed regarding an easement width, just providing the dimension on an easement width. Uh, we can remove that comment. Um, comment number eight, they're showing a public utility and drainage easement as well as an access easement along the rear of kind of what is lot one, the kind of the eastern side of lot one. We did ask them to show that as a private drainage and access easement with the public utility easement. Um because the city would not be maintaining the the the access for the storm water infrastructure there, but would be public utilities. Um the label they need to tweak the label a little bit. It doesn't actually say what we asked for them to to say. Um so they we'll need to keep that comment. Um the PL was labeled initially as a preliminary and does need to be labeled as a final. That's been taken care of. So we can remove um comment number nine. Comment 10 was just kind of anformational comment. They do show a sign easement on lot one. Uh which is fine. We don't have an issue with the easement, but we just wanted to be sure a 20 by 20 easement and it has to be at least 10 ft off the rideway, the edge of the sign. We want to be sure that they were aware of that because it was right out right at the corner of two rideways. Um and so that was really just anformational comment more than anything. Um and comment number 11. Um part of the original approval of this with the preliminary plat when this came in uh was to provide an access easement from the proposed kind of that eastern

end there where there is a private road and private all all the internal streets here are private. Um but from there we did ask them to provide an access easement to the property that's uh is being donated to the Rutherford County Board of Education. Um that was a part of the original preliminary plan approval and so we would just to be consistent with that we did recommend that be shown as part of this as well. Um they would like to request that that not be required and they have we engineers for this project. Um so you know the question we're asking.

Yes. Yes. And so we had we've been talking with Kevin about this um from the beginning. Um we had responded to it on the preliminary plat um but then it just got approved with the conditions which is great normally but um we do want to try to have that removed and obviously that needs to go before you guys. So, um, the easement in question, uh, uh, from our understanding, they, um, you guys wanted to come from the sort of southeast corner down there and then, uh, extend all the way to the 30 acre property. Yeah, this is just Yeah, let's take our time here. That that's the 30 acre track here, correct? about there and he would come

can can speak to this um officially, but it is our understanding that the intent is to actually absorb that 30 acres into the school's property. Um it's large enough that that can just be done by deed. Um so um that 30 acres would be the same piece of property as the school um once it is officially handed over. Um, so for that reason, you know, it it wouldn't need an access easement because the access would, you know, be the same as the schools from Bulldog Drive there. Um, and the so the second reason and the reason we just don't want to do it right now is because the um we don't really know what's going to go in that the future development there. Um so we just didn't want to lock anything down as ter in terms of um you know how that site would be you know developed or oriented. Um you can see there's also a flood plane there um at the edge of the the future development which I I assume does extend into the the um donation parcel as well. Um but I I think that area is intended to be you know sort of undeveloped just as um walking trails uh you know natural areas that kind of thing. Um so we just again didn't want to put an access easement through it um for for no real purpose if the um if the donation parcel is truly absorbed by the high school. So be glad to answer any questions. So, um I guess I've got a couple of thoughts. Um the the first one is an access easement, they could just abandon the easement if they decide not to use it, right, Kevin?

It could happen certainly. Yeah. Any easement could be My point is if they give them the easement to get to the property, let's say for whatever reason the school determines they can't use the property, they can't build on it, they decide they're just going to sell it. Um, I know what they're may say what their plans are now, but what actually ends up happening, we don't know. And that easement would be critical at that point. If if they do absorb it, then they don't need the easement and they can just abandon it at that point. Right. Sure. Yeah. And that's I was not aware about the the the absorption that last I heard. They didn't know what they were going to use.

That's what I heard, too. So, um, so it was required. it was deed restricted that they give them be given the right to to accept it if they wanted it and they did they did vote to accept it. Um what their plans are I don't know and I guess my other comment is is if we don't require the easement at this point and you guys develop the this section that you're developing and then don't move forward with any of the other development for some period of time. the school decides they want to move forward or they decide to sell it, they can't do anything until you guys come back and ask or get them agree to give them an easement.

So, it kind of and and I mean that and that's a fair point and to that end the the property the donation parcel is currently accessible from the school's um parcel. I I think uh I believe there's a soccer field sort of in the back back there and it is currently accessed um from the back uh kind of where that call out is for the 860 linear feet of um common property line. Um I I believe the school uses it for ROC purposes right now just doing some drilling.

Um so that is how it's accessed now. Um I I I assume they have a gravel drive or something back there. Um, so if at some point, you know, like you said, it's a fair point. If the school does decide to not absorb it and sell it, um, an access easement could be granted from the school's property as well. Um, you know, you you could access it either. We wouldn't want to do that with a we wouldn't want commercial or some other entity driving through school property. There's obviously lots of security concerns with that. Yeah, I mean that's the whole point is this parcel pretty much without an access easement could pretty much only be used by the school and and yeah and that leaves the school with less or the RO county school board with less options

and and that's completely understandable. I I guess our point is just that with not knowing what is going in that future development of this lot that could be done at that point. um our our like the Kroger development, you know, lot one down there. Um the entire loop around Kroger is an access easement. You know, it will be publicly accessible um to the, you know, to the future development there. Um, so at that point, you know, when they have a better understanding of what's going in there, you could very easily extend that public access um up to the um the donation parcel there if it, you know, if it did get sold or something else happened. Um,

okay. Yeah. So, we're, you know, very open to that when it comes about, I suppose. comments.

Kevin, what are your thoughts? You recommended it for a reason.

Well, we recommended it because my understanding at the time at least was the school board didn't know they they had voted to accept the property, but they didn't know what they were going to do with it. There was talk of I mean there was talk of it becoming town property and and and we were in at least discussions with potentially having this as a some sort of park area or something like that or greenway trail head and things like that that were being discussed just as ideas. There was no formal negotiations or discussions. It was just ideas that were being tossed around um because they didn't know what they were going to use it. It's it's all flood blank. You can't build on it really. I mean, it's just it's it's a recreational type use or something like that is all it could really ever be. Um, we just wanted to be sure that access could be come a different way than through the school if it if it was ever to be used by anyone other than the school as they're using it right now because the owner has allowed them to do so and for years has done that for that for this old track of land, not just that piece of it. Um, that's that's was my that was our thoughts originally with when this came through as a preliminary plan. And so we wanted to at least have that discussion again.

And I I don't want to put words in the school board's mouth. That was just the latest indication we got was that the intent was to absorb it. But you know, and if that were to if it does become all schoolboard property, it comes all one parcel of land. This does become a new point at that point. So, well, Kroger's here today because the school board did not want that property. Correct. So, yeah. Um, I think that needs to be told because there's a lot of a lot of stuff out there that says, why didn't you know, why do you, you know, yeah, not going to go there. But,

that's why we're here because the school board did not want to purchase that property for the school. So, uh, and you probably, you guys may have sat through that meeting when Trey Lee came and talked about it and voiced the opinion that they don't want the property. They'd rather spend money on property that need new school zones, right?

This was just maintainable for them. So, uh, and Kroger had the zoning, by the way. They already had the zoning in lie of what could have been several hundred more apartments. So, I think that needs to be cleared up while we're talking about it today. That's one reason that's uh it's come in and gotten approved. As to the easement, um I'm like Steve, I'm not so sure there's any harm in having it other than the fact that nobody seems to know what may become of it. You can always abandon it. So, I'm not I'm not sure I see the reason why necessarily we need to get rid of it.

That that I mean, and that's completely fair. Um, if that is the case, can we possibly request that the easement just be um kind of located along the western edge of that future development? Um, that's a that's completely fine. We as far as where that is located, we don't we're okay as long as it's usable. Okay. It's not on a steep hill or something like that. It's actually could be usable. That's completely fine to that location. Okay. It may never get used, but yeah, just having it there, I think, gives everybody a little bit more option

that and that's completely fair. Um, so yeah, if Kevin, if that's okay with you, I mean, obviously I'll put that in writing, but so the location to be determined is fine. I don't have any issues. Yeah, our public access easement does sort of extend um to the um our northern edge there, what is the sort of western edge of the future development. So just yeah coming off of that area or something will be fine as long as we again as long as the toe pole and everything works that'll be fine. Okay. Yeah, that will that is what we show. What you're saying is rather than bring it all the way down across that. Yeah. I think that would just be a little a little more

digestible for you know whatever gets done with um as minimal as minimal impact as possible. Right. Yeah. I mean really all I'm concerned about is the access. Yeah. I don't really care how Yeah. Yeah. Cuz if it doesn't, we can work through that. The future development happens and you can it can get moved incorporated into a different roadway or something like that. It can that all can be addressed later. Yeah. Okay. Thank you guys. Thank you. Okay. Do I have a motion? I I'll motion we approve with staff comments. And I am making the assumption that staff comments includes number 11 which requires the easement. Correct.

To be determined. Yeah. Location to be determined. Correct. Yeah. All right. Do I have a second? Second. Second. Motion a second. Further discussion. All those in favor of approving this motion, please signify by saying I. I.

Opposed. This motion is approved. Okay. Last under final class tonight, Hidden Springs phase one Lee Road owner developer David Weekley Homes. Yeah, this is the one that we are recommending for deferral. Um there's been a lot of discussion between the developer and the the three property owners directly to the west. This was there was a condition of the original PRD approval of of the developer and the neighbors working through uh buffering to say that

just I had well that's just that's that's the history on it. Um they are working through that. They they they've made progress. I think they're getting really close. In fact, there's a I know I've seen the draft agreement and and and everything. Um and so I we would recommend a 30-day deferral. Um give them 30 days to finalize everything. We would also recommend next month probably not going to recommend another deferral unless they both parties come through us begging for it. Uh because we we do want to get it this does need to get settled and and worked through and agreed to. So we do want to move forward with it. Move forward with a plat one way or the other next month. But we're okay would recommend a 30-day deferral tonight to or not a 30-day sorry

deferral deferral to the September meeting. Yes. Okay. want to state that correctly. Okay. Any questions uh for Kevin on this? If not, I'll entertain a motion. Motion to defer until the September meeting. I'll second. Okay. Motion from Charles, second from Steve to for deferral to the September meeting. Any further discussion? All those in favor of this deferral, please signify by saying I. I.

Opposed. This motion has been approved and is deferred to the September meeting. Okay. Uh site plans. First, uh we have uh 12415 Old Nashville Highway. Um owner developer BLP Investments, Inc. The applicant has requested that the item be deferred. Yep. One. All right. Deferred till September. Staff's good with the deferral. Yes. Make a motion to defer until September meeting. A motion to defer until the September meeting. Do I have a second? Second.

Motion and second. Any further discussion? All of those uh in favor of deferring this site plan until the September meeting, please signify by saying I. Opposed. This motion is deferred and September is getting pretty busy for us, folks. Okay. Yes, it is.

Next site plan, Sew Landing Phase uh 1.5, Pilot Place in Mllo College Boulevard, owner developer, equitable property company. This is the site plan for what was mentioned earlier, Sprouts. Um they are proposing a 23,300 square foot grocery store within access is provided via Pilot Place and Squadron Street of where this site is to be developed at. Um the building would be on the same parcel as two future buildings that would have a site plan submitted as a later date than the overall parking lots for the site. Uh basically so those would be ready to go whenever the future tenants do come in with their site plan building permits for this development. acres which does require 16,000 applicant is proposing for 27,85 ft total parking B uh basically a parking study that was done by the applicant showed about 222 spaces would be required they're showing for 323 spaces handicap parking is eight spaces required and they're showing for 10 six of those 10 spaces would be shown in front of the sprouts development with four others spread throughout near the other two future sites that would be developed later. The landscape plan does show a variety of trees and shrubbery to be planted throughout the site along the public roads within landscape islands. Designer use does require streetscaping uh which is not being met based on the current plan that is presented to you tonight. Um they have upped it a little bit from the time it was submitted last month or last week. um but still does not meet desire view at this time based on streetscaping requirements particularly along MLO College Boulevard and Squadron Street.

Architectural elevations show the building to be finished with a mixture of brick stone glazing ephus fiber cement siding and metal trim. The sides and rear of the building meet designer view with the front of the building not meeting Designer View. Uh previously when the packs did go out they were sitting closer to 50% primary materials and they have upped that now to 73.1%. So we do do need that extra 1.8% or 1.9% to be uh primary materials in order to meet designer view for the front facade. Um additional as mentioned additional windows and trelluses have been added to the exterior of the sides and the rear of the building to increase that extra interest in the facades. Standard comments one through seven would all remain at this time and comment one regarding the final plaza be recorded prior to issuance of any building permits. Number two, the architectural comment for the front facade is what that is in reference to just meet center view of the 75%. So comment number two will remain as well. Uh number three it goes back to the additional architectural characters that we asked the applicant to provide and they have done so. Uh specifically on the rear elevation, we had asked them to do something else in addition so it didn't look like the rear of a building facing M College Boulevard. So they did add those trelluses and then having some additional signage on the rear of the building as well as the both sides of the building. They added some windows and some windows and awnings and uh some extra signage as well to once again create some more architectural variation on the sides of the buildings. So that didn't satisfy comment number three. Comment number four for the uh fire department ask that all hydrants are within 400 feet. The hydrants are located off a reuse water line. So hydrants cannot be located off reuse water lines. So that needs to be relocated. So comment number four will remain. Uh number five, we asked them to show

the shopping cart corral locations. Uh back when comments went out to you last week, there were some additional parking spaces that have been removed and that was as result of them now showing those parking corral uh cart corral locations. So number five came removed. Six, the dumpster enclosure elevations have now been included as part of the elevations. It is brick that is more or less integrated into the overall building. So it does meet desire use. So staff is satisfied with the way it is shown today. So comment six to be removed. Um, number seven is regarding the landscaping. Uh, landscape designer review does require streetscaping to have street trees placed every 40 feet with shrubbery between those trees. There is a lack of street trees notably along Squadron Street. And then there's a one chunk along MO College Boulevard where it's not being met. Uh, so we do need both of those streets to meet street requirement. So number seven will remain. And then comment number eight, there is a there was an odd looking uh shape on the lower I guess southwest portion of the building. Um basically it's to be used as a future generator spot if needed. Uh empty when not needed. So it was more of a question for staff more than anything else. So common A can be removed as well. Uh comments three, five, six, and eight have all been addressed. Can be removed. And with that staff would recommend approval with those remaining comments. Questions from Mitch.

Mitch, I got a question about the handicap spaces. Yes. You said required eight, but they have 10. Is required eight include all three buildings? Yes, that is for based on the total number of parking spaces they have shown on the site. There's a ratio and based on that ratio, only eight are required for ADA. Okay. That I just want to make sure we're including the future buildings. Yes, that is for everything. Okay. Other questions or comments? ment that area where the generator is going to go. Is that going to be enclosed? I believe it's open. The applicant is here can answer any questions on that, but best of my knowledge, it is open space. Open with a above ground tank.

From what I understand, it is a just concrete slab to be used. If a generator is needed in the future emergencies, it can be brought in, placed on that concrete slab, and left there for the temporary time. So, we wouldn't know if the generator went in what color that would be and how much that would look if it wasn't in an enclosure. Just something to note. Yeah. Can you probably answer that better than I can? Okay. Come up and give us your name and address, please.

My name is uh Yates Baitman with Fulmer Lucas Engineering. Uh we're at 2002 Richard Jones Street in Nashville. Okay. Um, the generator pad is is purely temporary. It is if there's a power outage, in order to not lose food, they will bring in a generator for however long the power's out. So, it would not remain there indefinitely. It just it's there while power's out. They plug it in. Once power is back on, they they remove the truck. They can respond that quickly. I don't I don't pretend to understand how sprouts work. Food. It must be worth it. United ask that question. They actually can. Yeah,

we we did that for a data center outage. We had four generators brought in in a matter of hours. Yeah. In Florida, Publix went back and reinstalled generators at all of their facilities. Anything else? Thank you, sir. Great. Thank you all. Okay. Anything else for Mitch? If not, I'll entertain a motion. A motion approve the status of business. You want the second motion? Second, Ken. I didn't know who you were talking to there, Ken.

I don't have it in front of me. Staff comments included getting to Yeah. design review up to 75.9. I don't know how you do that. as well as the landscaping comment as well. And the landscaping. Yeah. Okay. I just want to make sure. All right. Any other discussion? All those in favor of approving this motion, please signify by saying I. Opposed. This motion is approved. Our uh last site plan for the evening is the SRM block plant, Hickory Grove Road, owner, developer, Hollings Head Land LLC.

Yep. This is a site plan that SRM is proposing to construct a 62,350 ft block plant on Hickory Grove Road south of the entrance to their quarry. Uh, two access points are shown to the site with one off of an access road and a new point of entry from Hickory Grove Road. Half of this just over 8 acre site would be used as a um basically a layown yard or a show area for product and then the other half would be where their actual building would be located at. Vehicle use area in the site 1.29 acres. That does require 4,523 ft of landscaping which they are showing for 13,313 ft. Park required a 46 spaces which they are showing for and that does require two handicap spaces which are being shown. The landscape plan shows a burm along the along Hickory Grove Road which would be two feet minimum of 2 ft tall and 3 ft wide at the top. The top landscape burm would be a variety of evergreens and ornamental trees. The purpose of this burm is to provide a buffer between Hickory Grove Road and an area on site to be utilized for the product sales and storage. Additional shrubbery is shown along the southern drive aisle into the site with mixture of trees and shrubbery. And there are trees shown lining the right ofway to the north of the site as well, which is that access into the quarry. Designer view. Uh we did receive updated elevations since packets went out last week. So the elevations that they have submitted for this round do show the building to utilize a mix of glass and concrete tilt panel with metal rollup doors. The PUD does permit office, retail shops, and other buildings to be a combination of concrete, stone, brick, and cement board siding. So, based on the materials that they are showing in the elevations and what the PUD does permit for, they are within the PUD requirements.

Standard comments 1 through six all remain. Uh staff comment one, the site plan approval for this would be contingent upon upon the approval of the annexation and I3 zoning request that is uh being worked through right now. That is the partial there's a jagged parcel on the north end of this site and that is that parcel that is under consideration. Comment number two was from the utilities department. The water and sewer plans are under review at this time. And number three, we asked them to show the size of the fire and domestic water lines. The applicant did note that these are to be added at a future time when the plans are more finalized. Number four, the site is required to to detain and treat storm water. Uh this is a comment that we would like to let our public works department review and address sufficiently. So that comment will remain. Number five, we asked them to provide a sidewalk along Hickory Grove Road, which is not being shown at this time. So that comment also will remain. Number six, we asked them to dedicate the rightway along Cickory Grove Road 30 ft from the center line. Uh they have shown that so that comment will can be removed. Number seven, the architecture elevations for need to be submitted still for the dumpster enclosure and material bins and other structures showing the height and materials to be utilized. Um we did have the building be submitted obviously. So we're still waiting on the dumpster enclosure and material bins. Uh coming number eight, regarding the landscaping not meeting desired view. Uh as mentioned previously, streetscape requirement does require street trees every 40 ft with shbery in between. Um this plan does show that landscape burn with ornamental trees and shbery along Hickory Grove Road. Uh the applicant is requesting that as a waiver due to overhead utility lines that are present along Hickory Grove Road. Uh so with the overhead utilities, you can only have certain type of vegetation be planted along that area. So, they're hoping with the burm and the additional vegetation

and ornamental trees in this area that that be considered as a waiver from the traditional design review requirements. Uh, comment number eight, sorry, that was comment number eight. Comment number nine, uh, square footage didn't line up appropriately, so they have addressed that accordingly. Can be removed. Uh, number 10, the there's a washdown plan for the plant. Uh that was another comment that we're going to let utilities department review as part of their uh plan review is comment number two. Uh comment number 10 though we can get rid of as it is sufficiently addressed with comment number two which is remaining. Uh number 11 the acreage shown on the site is less than the total of the four parcels listed. We ask them to provide a survey or proposed plat to combine and resubdivide the four parcels into one or two tracks. Uh this is to also be recorded prior to issuance any building permits. Um so this just goes along with basically the plat must be recorded prior to issuance any permits to straighten out the paral lines on the site. Number 12 uh utilities comment which has been addressed and can be removed and then number 13 we asked them to show a meter and backflow size and that has not been done yet. So that will remain. Uh comments 6, 9, 10, and 12 have all been addressed, can be removed. Uh with that, staff would recommend approval with those above listed comments. Um notably, the outstanding one is the designer view waiver that the applicant is still going to be requesting as part of this. And they are here to answer any further questions you may have on that.

Okay. Questions or comments? So, sewer, water, gas is all being ran from Jefferson Pike. I think it's we have a Chris. Yep. Name and address, please. Yes, sir. Chris Magguire with Hudson Steel Engineering, 2115 Northwest Broad Street. Uh we are taking sewer from Hollings Head Circle. We had done a stub out down there. We're going to do a private E1 pump and pump it to that main. uh spoke with utilities and uh um don't want to speak for them, but we've we've for the most part gotten their blessing for that. Okay.

Um water will come off of Hickory Grove Road. Um there's pretty good capacity since the main's been updated on Jefferson Pike. And uh as far as gas goes, I'm I'm not positive what's what's out there or what's going to be required for the site yet. Um, and as far as sizing the fire line and sewer line, we're waiting for mechanical, plumbing, electric plans to be uh done for the architectural portion of the building. And at that point, we'll show the sizing and get to utilities. So that that main I guess runs up the up circle towards his headquarters today. Is that what happens?

It actually there's a pump station down near the headquarters. There's a large kind of gravel area that's the bottom. And then we ran the gravity main up to Hongs Head Circle and then all the way up the hill towards Hickory Grove Road and that's where it currently stops. Yeah. Okay. So the private pump will be your pump. Correct. It'll be a private pump and u force main. Yeah. It'll be no maintenance on the town's part. No, sir. Right.

Yeah. I don't know. My biggest question was I'm not sure what the water requirements are for a brick a block plant, but I didn't know if it was living or not. We've discussed it with the client. It largely bathrooms for employees. Okay. I mean, it water is not a high use uh in the production of uh block. If anything, they're cooking it out. Got it.

This like cinder block is what they're talking about. Uh it it's actually uh they've got a product called Decra Stone. It's a it's a high-end uh block that um it's they've done some pretty uh incredible projects. I went on their website the other day. Um it's used in like ballparks and stuff like that where you do traditionally have like that block face, but it's a little bit higherend finishes. Okay. Anything else for Chris? Thank Chris. Thank you. Okay. Anything else uh from Mitch on this or any further discussion that needs to be had?

Mitch, you're okay with the waiver or are you okay with the waiver on the landscape because of the power lines or should that be set back some or what? It it does provide a bit of difficulty especially with Military Electric having their utility lines. So, I see why they are making the waiver request for it. um added the burm as well to try to get a little bit extra height out there. And they are evergreens as well in mix of some other ornamental trees. So you would have that constant in lie of in lie of a standard street tree. You know your maples, your elms, things of that nature. We have a call out for how high that burn will be. It was minimum of 2 feet tall with a 3ft wide at the top.

We're planting some pretty good trees there. Yeah, a variety of trees as well. Anything else? I will entertain a motion. Motion to approve with staff comments. Have a motion to approve with staff comments and a second. Real quick, staff comments show to meet design review. So, if you want to to include the waiver if you that's what you'd like to do. The waiver in your motion. Yeah. Yeah, we'll amend it to include the waiver. Okay, still the second. Okay, so I have a motion and a second. Any further discussion?

All those in favor, please signify by saying I. I oppose. This motion is approved.

Okay. Uh let's see. Next we have subdivision regulations amendment section 7-1.01.2 and addition of appendix A. Yeah, this is something staff is is recommending to you and really for tonight just for any discussion or any answer any questions. We would need to hold a public hearing and and all before you vote on it and we could do that next month. Um but this is really just for discussion tonight. Um this is something we're recommending to you which would uh basically provide an al a third alternative for financial shity which would basically be um it would be have to currently we require letters of credit or cashier check the money we hold in escrow. Those are the only two options. This would add the ability to for a developer to provide security in another form suitable to the town attorney. So it would really be up to the town attorney to that. Um and then it basically was still would ensure that the town is protected in the event of a develop developer's failure. Uh the appendix that we're proposing to add is really just an example. Um we've had several and I had one desert just today um a developer asked for it. Can you give me a sample letter of credit or something an example of what you're looking for? And so this would just kind of put this in the rag so it's out there for everybody to see. Um and so um that's really just kind of an appendex that we would be adding to that um just the information we need for that letter of credit to include. So um and this is just something we we as a staff are recommending to you. We've had some internal discussions. Um I feel like this would be good additions to add to to the uh to the rags. No.

So, um, an alternative. So, are we talking about a shy bond? Because I know we we we have a bond review report, but there it's truly not bond. It's not it's not a shy bond. It's not a shy bond. Um, I guess if the if the town attorney wished wanted to accept that, they could. Typically, we haven't. That's because we have had issues in the past calling those when we've had to call them. Um, so what would be an example of

so I I'll just speak up. So this I I was involved in a little bit of this um uh in the last month and specifically there was a case where the same situation, you know, someone's trying to build a house. Um it was going to cost $50,000 to get the water man to the house to the property. And so putting up the bond uh affected the ability for them to be able to move forward building their house because they had to put up the $50,000. It was an individual, not a developer.

So what ended up happening was a letter um an agreement between the town and these folks that the town could apply lean to the property so that they could ensure that water mane was extended and covered by the builder before that land could ever be exchanged. So it basically was a lean that a letter where the town could put a lean on the property to ensure this got done rather than having to basically put up equity instead of putting up cash. So that's the alternative. That's the alternative. Yeah,

that was one. just gives us an extra tool in our toolbox for some of those situations that are not usual and so to have the ability to to we thought it needed to be codified if we wanted to be able to use those extra things. The the good and the bad is, you know, if if we the town attorney approves something and it doesn't cover it very well, then I'm going to be the town attorney is responsible to check. So, it's not going to be something that's going to be normal. I think it's just it's going to be a very rare case.

What this showed was that we really didn't have a mechanism in the town for an individual to build on a piece of property that they owned because everything was really geared towards a development or developer who had, I guess, you know, a company that could provide a bond and no danger of that bond being um no good in 10 years, right? because they're still a company in business. If an individual provides you a bond, that's just a a letter of credit saying that they have the access today. There's nothing that said they'll still have it in five years. So, we're not we're not opening this up to any type of shy bond such as a landscape bond or a, you know, some type of contractor's bond or or anything like that because I'm familiar with these because I write them

right quite a bit. Utility bonds, things like that. and that's a true bond. So, we're still saying the letter of credit,

this would allow us to do that if if whoever the town attorney is at the time so chooses. Um, but with some of the difficulties that all cities have had with collecting on some of those uh types of bonds, I think this is more of like in the situation we were discussing of well, if if a lean would satisfy because then the the local government is protected because at least you got something solid that you can uh hook on to for for a value. And so, like I said, this would not be a a normal a normal tool. This is this is something that would just be available in case we run up on circumstances that call for.

So, if you did place a lean, the only way you're going to be able to exercise that lean is if they go to sell or refinance the 20 years, you could be waiting quite a while. Well, you you could agree to do different types of lean because they're going to have to do an agreement to do this. Okay. So, you can Yeah, in this case you put a time limit on it though. You can sign all your rights away. Yeah. And in this particular case, there was no out of outlay of expense to the town until they tried to develop the property. And so whether it takes them two years or 20 years, doesn't cost the town anything. It's just guaranteed that they're going to get their money whenever they try to.

Yeah. Someday. Yeah. that there was no like, you know, the town's not putting the money up front, so there's no real loss or risk except for now they're just have a guarantee.

So again, no actions required tonight. That was just a discussion. It's really for discussion. Actually, we'll advertise for public hearing and everything and and have a public hearing and then a vote uh the next meeting. Okay, good idea, Kevin. All right, let's see. Next, we have uh mandatory referral Imperial Boulevard water line extension.

Yeah, this is a project the town is is undertaking. Uh we need to obtain easements for an extension of a 16-inch water man along Imperial Boulevard to Rock Springs Road. This would extend the existing 16inch line at the north end of Imper Imperial Boulevard and connected to the 6-in line at the intersection of Rock Springs Road and Imperial Boulevard. Uh this is part of the improvements being made to increase fire flow in the older part of town. Uh we did include a map that showed kind of the location of those where the easements would be as well as a spreadsheet that showing the property ownership and the amount of each easement to be acquired. Uh planning commission is required to review the obtaining of these easements and find whether or not it is in keeping with the adopted comprehensive plan of the town and make a recommendation to council. Staff would recommend approval.

Okay. Is that easement along the street that that's a private road there, right? No, that's a public street. It is. It is a public street, but it it would be along the along that rideway. Do you know if there's any improvements to that road planned? No, not no road improvements while you were digging. Okay. This this is just Yeah. Obviously, we have if there's any damage that happens, obviously we'll fix that. But no, there's no improvement plan at this time. All of that section one was approved for commercial, wasn't it?

Yes. Yeah, that that that whole area that one parcel that's there was all approved and they're they're not developing that. We're kind of somewhat waiting on this because the fireflow is not there yet. So, yeah, this this is part of an overall project for the whole downtown area. There's a lot of development downtown that can't occur currently because the fire flow is not there to meet fire code. So this would be you're requesting okay to procure the easement on that private property. Yes. This is just

for the town to for the town to purchase or property or easements planning commission has to make the recommendation for public improvements and purchase the property. So okay. Anything else? I entertain a motion. Move to approve. Staff comments. Second. So, I have a motion and a second uh to approve this um recommendation to council. Any further discussion? All those in favor, please signify by saying I.

Opposed. This motion is approved. Then we have uh another mandatory approval uh referral rather unimproved ro I'm thinking I'm back in the insurance world. Yeah ro is that rightway rightaway description. Yes. Yeah. Thank you. Description between lots 24 and 25 preserve at Stewart's Creek.

Yeah. This is a request that we're again we're looking at. We've had requests from the homeowners association of the preserver Stewarts Creek neighborhood um for this little piece of property. Uh the request is to quick claim that this rideway to become a part of the common area of the neighborhood. This rideway was dedicated as a part of the development of the neighborhood to connect potentially to the to the an existing county road miles down lane um if it ever were needed. uh it was not required that it was approved as part of the development to be dedicated but not required to be built and so it was never built so it's just open area open space um it was uh basically the HOA now has basically would like to obtain ownership of it and and make it usable as an amenity for the neighborhood. uh CUD does have a water line within this rideway. So that we'll need a a 30-ft easement will need to be dedicated for that water line. Um we did proceed or we did show you the recorded plat in your packet as well as the legal description of the property. So again, the the planning commission is required to review the disposition of this property and find whether or not it's in keeping with the adopted comp comprehensive plan of the town and make a recommendation to the council. U staff would recommend approval. questions for Kevin on this rightway request.

Not hearing anything. So I'll entertain a motion. Motion to approve with staff comments. I have a motion to approve with staff comments. Do I have a second? Second. Motion and a second. Further discussion. All in favor of making a positive recommendation on this mandatory referral to council, please signify by saying I. I. Opposed. This motion is approved. Okay, we're on to the bond review report.

All right, I'll go through this as quickly as I can here. First one is Hidden Hills Section 6 phase one. Uh they are about twothirds built out. They did request an extension and we would would recommend a six-month extension on that one. We have had it about three years now. It's developing a little slowly but would recommend a six-month extension there. Buckingham Place section one phase two. U they are final two items there and they are developer ensured me that he's working on that. If they get that done by the 16th we could release it. Um, otherwise a 3-month extension there. Uh, same situation on Woodrest 3. Again, one item. I think he's trying to knock that out. So, hopefully we can release that one as well. Uh, Burton Farm section six. Um, this is end of the maintenance period on that one. I did not hear back from the developer on there. Uh, he's usually pretty quick to return my calls. He he did not this time. Um, again, this is the end of the maintenance period. mainly some as belts and just final cleanup items left. Would recommend release if that's done by the 22nd of August, which is when it expires. Otherwise, extend it three months. Uh Buckingham Hills, um there are a few items there. Um the the amenity package has not been put in there on that one. So, we we do need to still need to hang on to this one um till they get that done. The other items they are working on to clean up. We really need to extend that one 3 months. I know they're not going to get that done by the 23rd. Um, Gwen Farms, I do want to clarify and change this one a little bit. We did staff did initially recommend calling this bond. Um, the developer we Mr. King primarily has been working with the developer on for a guard guard rail work on that bridge

there. Um the town is also has some work that we're doing be doing on the bridge. Um and so that's not their the developer's responsibility and and there was no movement on this being done. Um in in the intervening week since we contacted them and let him know we're going to recommend calling the bond. Some movement happened. Uh and basically what is coming is in instead of in lie of us calling this letter of credit um the developer we are going to the town I believe it was October is that right Charles? Yes. So we're looking to bid this project in October. Once we get a bid and we know what this we're going to include they're what they're required to do in the bid they'll re we're going to basically send them a bill for that amount of money. So they will be funding that portion of the project still but then we'll just be just the town will take care of the whole project but then they'll with their money in lie of calling the bond. So uh comment three on that has been fixed. I did hear from Mr. Rose on that that that has been done. So we can remove comment three. they still need to clean up one and four that would be covered by the bond and we would just keep this bond until the at such time as they as the bid is made and we receive their check to hold an escrow. So that would replace kind of replace the bond in that regard. Um, Helmsley Place. Um, this is again just cleaning up the final punch list items on this. Would recommend release on that one as it is in the end of the maintenance period again if they finish those items prior to August 30th. Uh, the rest of these are all Blakeney various versions of Blakeney. Um the first one, Bltony section 3 phase one. Uh that is when it's about 73% built out. So they still

have some several lots in there. Would recommend a six-month extension on that one. The rest of them, which I think is four different phases, are all at the end of the maintenance period. They all expire in September, early September. All those again have the same recommendation as some of the others that we can release if everything gets done by those dates. Otherwise, the three-month extension, all four of those, they had insisted three months ago that they would have everything done by that by this within the three months. So, hopefully they'll make that done, make those dates. So, and with those changes, staff would recommend the bond report to you.

Okay, questions on the bond report? Do I have a motion? Move to approve report. I have a motion to approve. Enthusiastic second and a second. Motion to approve and a second the bond review report. Further discussion. All those in favor of approving the bond review report. Please signify by saying I. Opposed. The bond review report is approved.

Staff comments or other business? The only thing I would as I as did forward an email to you all earlier today uh there is an opportunity for some uh online zoom class that MTAS is doing for planning geared towards planning officials. That's next Thursday from 4 to 6. Um if you all would like to be a part of that, just let us know. We'll get you registered to pay for it. It's not a very expensive class, but we would pay for it. So, if you would like us to sign you up, just let us know before before I guess probably Wednesday, so probably we need to know by then. So, I guess that's all I got. Okay. Yes, Charles.

I wanted to inquire about the uh development immediately to the west of the YMCA. Okay. I was working out yesterday walking the track with a 94y old uh retired marine aviator and we rounded the corner very slowly um and the development it looks like they've done a clearcut uh and he was quite takenback by that uh and I told him I would inquire as to whether they were in full compliance with our regulations and their development approval. You don't need to answer now.

Yeah, I'll have to look look into it. I don't know the answer to it right now, but and that's something that would be public works as part of their the grading permits all that's been issued at this point. So, but I certainly can will follow up. Are those going to be apartments? Those are there it's kind of conventional apartments as well as town homes, but it is an all for rent project. Yeah, that was has been zoned that way for years. So I'll look into that and let you know. Okay. Thank you. Anything else?

We stand adjourned. [Music] [Laughter] [Music]