[{"_1":2,"_112":-5,"_113":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6627524,"mediaKeyId","2723705-0e5b21121262162d6ec543b06131af11","parentId",2723705,"title","Planning Commission recommends annexation and approves Tillman Place master plan but voters voice traffic concerns","audioSeconds",961,"startMs",3987000,"endMs",4948000,"viewUrl","/Search/View?dp=1&key=2723705-0e5b21121262162d6ec543b06131af11&start=3987&end=4948","thumbnailUrl","https://assets.pipeline.soar.com/2723705-0e5b21121262162d6ec543b06131af11/thumbnail_3987000.jpg","articleUrl","/articles/6627524/Tennessee/Planning-Commission-recommends-annexation-and-approves-Tillman-Place-master-plan-but-voters-voice-traffic-concerns","mediaUrl","https://secure.pipeline.soar.com/6627524-98728fa35af04115e022cc0936e59c91/orig.mp4?Expires=1771116349&Signature=DtdsIxqp0ggBw0YLuqNxEDthtTLT9vx4xA9DE~4ZJ9wtZremcc7n87Z8bro-r8ap8xWjovU8VOFIK46E~SkMrpkqoZavMRw78CrC01eI0t6FhzMrdmoAxTZI1HRWlQo4OW00IFzg4KMWYPqqL~Gv8ii4Fc9e4WyE0jiY~wQWnqCdxBP7KRPLmzqgR0n1XNJR8AMmjNffSG3E~7yBP6FamW0UXW19aCZFV0-g0NSwoLK8qmmfHYdQwBsql0BN9knjwHGI921vH3YcLO5eir6Btd5Gw18twPXjmlk05t7Pm6lTOYfwZeIfW8kOhrlKM-XjciMmaeXi2dlHalYQ~x1MCA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Mt Juliet, TN","date","2025-03-21T04:17:59.113Z","article","The Mount Juliet Planning Commission voted to recommend annexation and to forward the Tillman Place preliminary master development plan (PMDP) and plan of services to the Board of Commissioners with positive recommendation, while hearing strong resident concerns about traffic, school capacity and sight distance at Central Pike.

Tillman Place (6235 Central Pike) is a proposed residential development comprised of roughly 37 units (a mix of single‑family detached lots and a clustered townhome area) located on land that straddles the city boundary and the unincorporated area. The developers and their design team presented a plan emphasizing preservation of a central stream corridor, pocket parks and trails, private townhouse courts with alley access, and larger executive lots near the site’s northern edge. The team said the townhome portion would be RM or RMA‑style product for sale, while the detached lot averages are sized to transition to existing neighbors.

Planning staff recommended a positive recommendation for annexation, the land use amendment for the southern parcel and the PMDP, provided stated conditions and waivers — including requested waivers for private streets within the townhouse courts and for the townhome alley/parking treatments. The developer said the project will deliver turn lanes at key accesses and offered to fund or construct a signalized intersection at Central Pike and Pleasant Grove as part of off‑site improvements.

Residents spoke in large numbers. Speakers from adjacent neighborhoods said Central Pike already suffers visibility problems and frequent congestion at John Wright Road and Pleasant Grove; several noted recent traffic incidents and asked for postponement until larger corridor improvements or the planned interchange are in place. “Please come try to pull out of John Wright,” said resident Liz Grama, describing long morning queues and traffic safety concerns. Neighbors also raised questions about school capacity and stormwater impacts.

Commissioners and staff discussed the interchange planned by TDOT and the city, timing uncertainties, and required off‑site improvements. Public Works staff said sewer easements and TVA/utility approvals remain outstanding for parts of the project and asked the commission to require documented utility access prior to Board of Commissioners action. After public comment and staff discussion, the commission voted to forward annexation and the PMDP with a positive recommendation and with staff conditions (including submittal of required easements and further utility documentation) and granted a waiver for the townhouse clubhouse requirement.

The commission also recorded a separate earlier negative recommendation for a different Mirabella PUD land use amendment on Lebanon Road (item 10a) during the same meeting; the Tillman Place items will proceed to the Board of Commissioners for final action and any required conditions.","mediaType","Video","parentTitle","Planning Commission | March 20,2025","oneSentenceSummary","The Planning Commission voted to recommend annexation and to forward the Tillman Place preliminary master plan and plan of services on Central Pike to the Board of Commissioners with a positive recommendation, while residents urged delay and stronger off‑site infrastructure because of traffic and drainage concerns.","taxTitle","Planning Commission Meetings, Mount Juliet, Wilson County, Tennessee","taxId",69755,"location","Tennessee","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6627528,"Planning Commission accepts developer request to defer rezoning and final plat at 615 Rutland Drive after complex legal and use issues",2277,5644000,7921000,"/Search/View?dp=1&key=2723705-0e5b21121262162d6ec543b06131af11&start=5644&end=7921","https://assets.pipeline.soar.com/2723705-0e5b21121262162d6ec543b06131af11/thumbnail_5644000.jpg","/articles/6627528/Tennessee/Planning-Commission-accepts-developer-request-to-defer-rezoning-and-final-plat-at-615-Rutland-Drive-after-complex-legal-and-use-issues","https://secure.pipeline.soar.com/6627528-f3fb6def1b0cbdf5014c03c2a6445489/orig.mp4?Expires=1771116349&Signature=KHcIpiY69SvhMky69HXMB65TNPdVs0PAnht84TlwlzOAg~OEcXZwZzQlLXcbawkVSkR5Gp3ktV3A~-~wQbJPTGo8SMBL4Sk5X6dmQUeDpDiNkVguRNznEsRNxE86OZeDC01wphkjFY~A977MRfP0Q9lyDUq9OiTZjIyZHSw-OuUnwgrnGlLVt0cGBK747VSxipzhtCN9yU4kLhQ2vX6IPlB78oo1BOAiW5WGDD6LpnDmBmCLgih05Y5EPpBKVKQNuW9HCCn7zKOVrgKzIbhsrFop1fhqBv1nGWOW4gXWK9j3MYIpgNsK~q3-rskOl6KHyAkYs5Rpxycm8JQBbL58vw__&Key-Pair-Id=KUT5TJCACFTXG","The Mount Juliet Planning Commission granted a deferral at the applicant’s request for consideration of a final plat and a rezone request for the property at 615 Rutland Drive after a protracted public hearing and detailed staff discussion.

The applicant, Justin Rogers, who recently bought the property, told the commission he purchased the parcel to legally park commercial vehicles now stored on railroad‑adjacent land. The plan before the commission would subdivide the lot into three parcels, rezone the corner parcels to Commercial Mixed Use (CMU) while leaving the central lot containing an existing house as RS‑40. The proposal’s intent was to allow continued commercial vehicle parking while retaining the house as a residence. Planning staff noted multiple technical complications if the corner lots become CMU: several existing accessory buildings (pole barns) would become the primary structures on a commercial lot, potentially violating setback, facade and other commercial standards unless they are removed, relocated or brought into compliance.

Owner Justin Rogers said his business stores vehicles on the property and that he intended to keep the existing house rented. Planning and legal staff told the commission that commercial automotive parking is not permitted in RS‑40 zoning and that converting only part of the parcel to CMU can orphan accessory structures onto commercial lots. Staff listed conditions the applicant must meet if the rezone is approved — for example, updating zoning data on the recorded plat, addressing building setbacks, and either removing or bringing accessory structures into compliance if they remain on a newly commercial lot.

Neighbors and other speakers attended and raised concerns about property values, buffers, potential requirements for improved parking and stormwater, and the prospect of the owner incurring substantial costs to relocate or rebuild accessory buildings to meet commercial standards. Staff recommended either proceeding with a careful, conditional approval or deferring to allow the applicant time to rework the plat and gain clarity on which lot lines and uses best meet the owner’s needs and city requirements.

At the owner’s request, the commission deferred action on both the final plat (item 8a) and the rezone (item 9a) to allow more time for the applicant to evaluate alternatives, gather needed easements and address staff conditions. The commission and staff said they will continue working with the applicant on options — including possible replatting that retains the residential lot or creates a commercial parking lot built to standards — and clarified that enforcement actions are unlikely while the applicant is actively working with staff to resolve the compliance issues.

The deferral gives the applicant time to return with revised materials and clarified sewer, stormwater and façade plans; staff said they will provide specific guidance on bringing accessory structures into compliance or removing them if rezoning proceeds.","The commission granted a developer request to defer action on a final plat and associated rezoning for 615 Rutland Drive after lengthy public discussion about commercial vehicle parking, existing accessory buildings, and potential impacts of rezoning a parcel that contains an occupied home.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6627534,"Mount Juliet Planning Commission approves Elliott Reserve grading plan after extensive neighbor objections",2745,1435000,4180000,"/Search/View?dp=1&key=2723705-0e5b21121262162d6ec543b06131af11&start=1435&end=4180","https://assets.pipeline.soar.com/2723705-0e5b21121262162d6ec543b06131af11/thumbnail_1435000.jpg","/articles/6627534/Tennessee/Mount-Juliet-Planning-Commission-approves-Elliott-Reserve-grading-plan-after-extensive-neighbor-objections","https://secure.pipeline.soar.com/6627534-4e929e50f5dcc0949f39c196e3640990/orig.mp4?Expires=1771116349&Signature=lFD5JBWrqO4~qzpNyji~3BNRv1UlorgLv5GdnTr31ulvyeZM3YyS1mWkbzioO-lPn0qip4f0aL28U2ulXQvmpVuGfv8d7t2axScliXQI2~GFrDEqf~o5qw~uUJYwBp4irNmbg5pWH6UhPuWLYT57YgsQqpMQals32cLU-N~U7DJwvoq2EoDRPokZLqOMe3AiwlCK5910BO3936a0EXRJdcvDbGkP-SCca3zRhuhaLAqQCnzR2OhYK55Idqq3QcyI2Frx6iwsKyyUiumR2St2~LUDRIthJClUO8IYxEqHlRPr~qCBUMqjfXIcN-~ZcAPtVdGcGLurAIkM9C0pzQVL5A__&Key-Pair-Id=KUT5TJCACFTXG","The Mount Juliet Planning Commission approved the mass grading plan and preliminary plat for Elliott Reserve, located at 12440 and 12582 Lebanon Road, after extensive public testimony and questions from commissioners about tree preservation, drainage and unit pricing.

Neighbors criticized the project during public comment, saying the development would worsen existing drainage problems and remove mature trees. “The townhome construction is a major issue for us residents,” said Stephanie Beamer, a Nichols Vale resident, who said more than 250 people signed a petition opposing the plan. Several homeowners described flooding and undersized drainage near existing head pipes. Developer representatives said the plan would reduce the land area draining to neighbors’ yards and route more runoff into a proposed detention pond sized to the 100‑year storm rather than the city’s 25‑year standard.

The project team, represented by civil engineer Jake Porter of Harris Civil and by representatives from the developer, told the commission the townhomes would be for‑sale units and estimated earlier marketing targets “somewhere in the $600,000 to $800,000 range.” They said the mass grading plan is an early construction staging step and that later site plans will return for detailed review. Planning staff confirmed buffers and tree preservation were addressed in the mass grading notes and that the mass grading plan will be followed by final master development and site plans.

Commissioners pressed the developer and staff on specifics. Commissioners asked whether trees that began inside a 10‑foot nondisturbance buffer would be considered protected; planning staff said trees whose trunks lie within the 10‑foot nondisturbance strip are protected and removing them would intrude into that buffer. Public works staff and the developer explained that silt fence and erosion control measures would be installed and inspected before grading begins, and that stormwater measures — including ponding and temporary sediment controls — are required and will be inspected by the city’s stormwater division.

After the public comment period and follow‑up questions, a commissioner moved to approve the mass grading plan and preliminary plat subject to the staff conditions listed in the staff report. The motion passed by majority voice vote.

The commission’s decision allows the developer to proceed with grading per the approved mass grading plan; the developer must still submit subsequent site plans and final master development plans for review and approval, and any construction will be monitored by Public Works’ stormwater division.

The project’s principal outstanding concerns — neighbors’ complaints about drainage capacity at existing pipes, tree preservation within buffers and the timing of grading relative to submission of final engineered plans for the townhome portion — were recorded in the meeting and remain to be addressed through staff conditions and later plan reviews.","The Planning Commission approved a mass grading plan and preliminary plat for Elliott Reserve, a mixed townhouse and commercial project on Lebanon Road, after hours of resident testimony about drainage, tree buffers and potential townhome pricing; approval included staff conditions and a pledge for improved detention measures.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6627521,"Votes at a glance: Mount Juliet Planning Commission actions, March 20, 2025",3656,543000,4199000,"/Search/View?dp=1&key=2723705-0e5b21121262162d6ec543b06131af11&start=543&end=4199","https://assets.pipeline.soar.com/2723705-0e5b21121262162d6ec543b06131af11/thumbnail_543000.jpg","/articles/6627521/Tennessee/Votes-at-a-glance-Mount-Juliet-Planning-Commission-actions-March-20-2025","https://secure.pipeline.soar.com/6627521-edc807c56d3c5d00d8e931af3bcd6d9e/orig.mp4?Expires=1771116349&Signature=NGhl0HpK532eKOaWUrOAtWcXjmQL0K1gaaaW5OkNAy9mvjx~VJUGDOtliqv5ENumlYCBJ-C1tmI3sW6ztBFORgCFNvMUbMi9h1eAyjz0DMZbAUo1G9moWQY7Fon~grXi7CD8z9o7StL~vY6YCnFMc0vhcCvYQ90RMIgi1ajk5oBPLWpNpx6aArtEkJGFAcE65Vww5fT2-HKTaGDfrQCsxkEQwYhDiUB2KG2WCP94vfrlqBfWVkOwka6J4WIdifBh25aKetIxHFckRRFhyLVGf5HPM4dszNvHKxKQqI6DbE7EpLFy-TNinlM9FAGjGeh712~HsupwrVdjJw0HHylLsA__&Key-Pair-Id=KUT5TJCACFTXG","At its March 20, 2025 meeting the Mount Juliet Planning Commission took the following actions on consent and agenda items. Where the transcript recorded no roll‑call tally, the commission recorded approvals by voice vote.

- Consent agenda and releases: The commission approved release of development letters of credit for Jackson Hills (Phase 1 and Phase 5) and recommended approval of multiple final plats including Thomason Point Phase 3A, Nichols Vale Phase 9 Section 1, Christman property final plat, and a zoning ordinance amendment related to street lights for single‑family subdivisions (item 6l).

- Willow Landing Phase 4 (item 6c): The commission approved the final plat for Willow Landing Phase 4 (Mays Chapel Road), after staff recommended approval with listed conditions and no public opposition at the hearing.

- Green Hill Estates (item 6f): The final plat for Green Hill Estates (South Green Hill Road) was approved; public works noted an off‑site milling contribution, and staff recommended approval subject to conditions.

- Elliott Reserve (items 6h & 6i): After extended public comment and staff discussion, the commission approved the mass grading plan and the preliminary plat for Elliott Reserve (Lebanon Road) subject to staff conditions; the developer must submit drainage calculations and site plans for subsequent review.

- Golden Bear Senior Living (item 6j): The commission approved the final master development plan for Golden Bear Senior Living (4515 Beckwith Road), a 65‑unit, age‑restricted building, subject to conditions including off‑site infrastructure commitments and ensuring access to a city pump station during and after construction.

- Providence Commons Phase 2 site plan (item 7a): The commission approved the site plan for Providence Commons Phase 2 (South Mount Juliet Road), with public works requiring a pedestrian-activated rapid‑flashing beacon on Providence Parkway at the development’s unsignalized driveway and resolution of internal circulation issues prior to construction drawings.

- 615 Rutland Drive (items 8a & 9a): The applicant requested a deferral of both the final plat and the rezoning matter at 615 Rutland Drive; the commission granted the deferral to allow the applicant to work with staff on options to address accessory structures and parking issues.

- Tillman Place (items 11 a–c): The commission forwarded positive recommendations to the Board of Commissioners for the Tillman Place land use amendment, annexation and PMDP, subject to staff conditions and documentation of required TVA/sewer easements and required off‑site improvements; residents asked for stronger assurances on traffic and school impacts.

- Wells Farm preliminary plat amendment (item 12a): The commission approved the requested cul‑de‑sac length variance and recommended approval subject to the listed staff conditions.

Several items required staff follow‑up, utility easement documentation, or later site plan/engineered submittals before final approvals or certificates of occupancy. Two items were deferred at the applicant’s request (615 Rutland Drive final plat and rezone).","The Planning Commission approved multiple plats, site plans and a master development plan, granted some variances, and deferred two items at the applicant's request; key approvals include Willow Landing Phase 4, Green Hill Estates, Elliott Reserve mass grading/plats, Golden Bear Senior Living FMDP and Providence Commons Phase 2 site plan.","actionData","errors"]

Article not found

Planning Commission recommends annexation and approves Tillman Place master plan but voters voice traffic concerns

Planning Commission accepts developer request to defer rezoning and final plat at 615 Rutland Drive after complex legal and use issues

Mount Juliet Planning Commission approves Elliott Reserve grading plan after extensive neighbor objections

Votes at a glance: Mount Juliet Planning Commission actions, March 20, 2025