[{"_1":2,"_111":-5,"_112":-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",[32,75,87,99],{"_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":68,"_72":73,"_74":73},"mediaId",6253075,"mediaKeyId","3183155-dda5355c54b1d32ec43d3eb7c5121681","parentId",3183155,"title","Commission approves multiple plats, site plans and bond extensions; Kroger fuel center and Woodmont amenity plan approved","audioSeconds",1540,"startMs",5898000,"endMs",7438000,"viewUrl","/Search/View?dp=1&key=3183155-dda5355c54b1d32ec43d3eb7c5121681&start=5898&end=7438","thumbnailUrl","https://assets.pipeline.soar.com/3183155-dda5355c54b1d32ec43d3eb7c5121681/thumbnail_5898000.jpg","articleUrl","/articles/6253075/Smyrna/Rutherford-County/Tennessee/Commission-approves-multiple-plats-site-plans-and-bond-extensions-Kroger-fuel-center-and-Woodmont-amenity-plan-approved","mediaUrl","https://secure.pipeline.soar.com/6253075-0f48ed5e853cd17111d5437e61249060/orig.mp4?Expires=1770799015&Signature=PWexZeD1ao5M0dAfqRo5hRxHjuO8PWTJkU6wRxXkMy1126m3CgtK0vUTB9MKgcLPNTo5Z6thcv2GZ6SWeSgNQMM0PxcpcrEp2v8Y4VDafkMsgvg-eVmQUzLps1dF~cOI67AQqrdtIsDqUPO6dqyBgkQjOt0zKUi0rk0MErwCwU8OedjjYSGeTeyRjfIkIJpCpoVCEI8PvydsZvx2bb6CYrMP~khwfHF8Gu7thXODUNebHwOQH9nHmvWZu7g9vPrSKulZeuNmwRyFfSsWbYD07seVMON2PZ3bPJ7vDZwewowGrlVb0yp6UCNHikkxGdjy4TrgHSfhENP1fH9C0wN4Rw__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Smyrna, TN","date","2025-05-03T00:24:56.197Z","article","The Smyrna Municipal Planning Commission on May 1 approved a bundle of routine land‑development applications and bond actions, including final plats, one commercial site plan and an amenity center. Planning staff recommended approval with standard technical comments for most items.

Items approved

- Kroger Fuel Center (Lee Victory Parkway & Bulldog Drive): Commission approved the fuel center site plan with staff conditions. Staff asked for a revised material‑percentage breakdown on exterior wall faces (to include glazing) and left a utilities technical comment (backflow/reduced‑pressure device coordination) for the utilities department to resolve.

- Woodmont amenity center (Phase 9, Blue Diamond Drive): Approved with staff comments; the plan includes a pool, pool house and parking area. Staff noted the water pressure/fire‑flow requirement will require sprinklers in houses served in the development and a maximum roofed area restriction that the developer acknowledged.

- Final plats and resubdivisions: The commission approved multiple final plats and resubdivisions that staff characterized as meeting standards with routine, addressable comments (Foxview final plat, Sullivan Subdivision, Sagefield resubdivision and others detailed on the agenda). Staff highlighted standard items such as hydrant location labeling, confirmation of sewer easements and cross‑section details for private drives intended to support fire apparatus.

Bond review

Staff presented the May bond review report and recommended targeted extensions or releases based on construction status and punch lists. Recommendations included short (three‑month) maintenance‑period extensions on subdivisions nearing completion, six‑month extensions where paving/top coat remained, and one‑year maintenance reductions when appropriate. The commission approved the bond review report as presented.

Why it matters: These approvals and bond adjustments are routine parts of the town’s subdivision and infrastructure oversight. The Kroger and Woodmont approvals are commercial/residential‑serving investments that will move forward with technical conditions; bond actions affect developer financial assurances and the town’s ability to ensure public‑infrastructure completion.

Speakers

- Mitch (town staff/engineer), role_title: Town staff/engineer, affiliation_type: government
- Kevin (planning staff), role_title: Planning staff, affiliation_type: government
- Applicant representatives present (Kroger, Meritage Homes, and various developers)

Authorities

- Type: policy; Name/description: Town sign and design review ordinances (referenced in Kroger materials discussion); referenced_by:[\"staff\"]
- Type: regulation; Name/description: Fire‑flow/minimum hydrant and sprinkler requirements (applied to Woodmont); referenced_by:[\"staff\"]

Actions

- Kroger Fuel Center: Motion to approve site plan with staff comments (materials adjustments and utility coordination). Outcome: approved.
- Woodmont amenity center: Motion to approve site plan with staff comments. Outcome: approved.
- Final plats (Foxview, Sullivan, Sagefield resubdivision and others): Motions to approve with standard staff comments. Outcomes: approved.
- May bond review report: Motion to approve staff recommendations for extensions, reductions and releases; outcome: approved.

Discussion_vs_decision

- Discussion: staff walked through standard technical comments (landscaping caliper sizes, material percentage breakdowns, hydrant labeling, and private drive cross sections). On the Kroger site plan staff required building material percentages to include glass as a primary material in façade calculations. On Woodmont staff noted sprinkler requirements for houses served by the development because of fire‑flow constraints.
- Decisions: Site plans and plats were approved subject to the listed staff comments; bond review actions were approved as recommended.

Clarifying details

- Kroger: vehicle use area 27,318 sq ft; parking shown 23 spaces (requires 3 by staff calculation); staff requested updated material percentages to include glass. Source: staff
- Woodmont amenity center: vehicle use area 6,942 sq ft; parking shown 21 spaces with one accessible space; landscape and materials match subdivision designs. Source: staff
- Bond review: staff recommended varying extension lengths (3 months, 6 months, 1 year) depending on punch lists and paving status; specific recommendations recorded in the bond review report.

Community relevance

- Geographies: multiple subdivisions across Smyrna; Lee Victory Parkway commercial node; Woodmont residential subdivision
- Impact groups: future residents, Kroger fuel center customers, homeowners associations, and the town’s public‑works/maintenance budgets

Meeting context

- Engagement level: multiple routine items, many applicants present to answer technical questions; actions taken in single meeting; several items deferred or extended in the bond review for short periods.
- Implementation risk: low to medium (technical comments to be addressed as part of permit issuance; bond extensions track developer completion progress)

Searchable tags:[\"Kroger\",\"fuel center\",\"final plat\",\"Foxview\",\"bond review\",\"site plan\",\"Woodmont\"]

Provenance

- transcript_segments:[{\"block_id\":\"block_5898.68\",\"local_start\":0,\"local_end\":1200,\"evidence_excerpt\":\"This is a site plan for the fuel center ... material percentages ... staff comment 2 ... include glass as part of the primary materials\",\"reason_code\":\"topicintro\"},{\"block_id\":\"block_7418.265\",\"local_start\":0,\"local_end\":900,\"evidence_excerpt\":\"This is a amenity center within the Woodmont subdivision ... vehicle use area ... 6,942 square feet ... parking shown on-site about 21 spaces ... staff would recommend approval with those comments\",\"reason_code\":\"topicfinish\"}]

Salience

- overall:0.40; overall_justification:\"Series of routine approvals and financial‑assurance adjustments; notable to affected property owners and developers.\"; impact_scope:\"local\"; impact_scope_justification:\"Site plans and plats affect local development and infrastructure completion.\"; attention_level:\"medium\"; attention_level_justification:\"Kroger and amenity center approvals of local interest; bond actions affect completion timelines.\"; novelty:0.20; timeliness_urgency:0.30; legal_significance:0.10; budgetary_significance:0.25; public_safety_risk:0.20; environmental_impact:0.10; affected_population_estimate:0; affected_population_estimate_justification:\"No population estimate provided.\"; affected_population_confidence:0.10; policy_stage:\"passed\"; follow_up_priority:4; fact_check_risk:0.15; uncertainty:0.20; source_diversity:0.40; stakeholder_balance:0.45} ,{","mediaType","Video","parentTitle","Planning Commission Meeting - 05/01/2025","oneSentenceSummary","At its May 1 meeting the commission approved several final plats and site plans (including a Kroger fuel center and the Woodmont amenity center), accepted routine staff comments, and approved a slate of maintenance‑bond extensions and reductions on subdivision infrastructure.","taxTitle","Smyrna, Rutherford County, Tennessee","taxId",7984,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6253080,"Commission approves 6‑acre Lee Road annexation to allow one house to tie into town sewer",189,4156000,4345000,"/Search/View?dp=1&key=3183155-dda5355c54b1d32ec43d3eb7c5121681&start=4156&end=4345","https://assets.pipeline.soar.com/3183155-dda5355c54b1d32ec43d3eb7c5121681/thumbnail_4156000.jpg","/articles/6253080/Smyrna/Rutherford-County/Tennessee/Commission-approves-6acre-Lee-Road-annexation-to-allow-one-house-to-tie-into-town-sewer","https://secure.pipeline.soar.com/6253080-c338e096aaf1bc371545baf89eec00f2/orig.mp4?Expires=1770799015&Signature=hfba-ZbKPyaovoLbk9LQPZUs~sk9QO3zlmoeddBuTUN8BFwuFueVdiZvnuQvOjmoccKp10vVLrDfc4~sEM6HYvav8CwPDugic73thynW11QbiX2yMxCNRFdbKJAmjTJJfRlFyjfghOkk4Rrk7F7QL3KFNgy3J2JcYFMILEJv4r9V7F3ow65llEoGUdcx3LYkr80a0pM15mQBx-D2u~UG~QlMyl4QQgQyTEXFSjfdfi74dqd8oRBLvXp~oGTujFzyGioW5fSaoQOeTfq4KIJi70o-cgb3yD59TL0~xLkEIcBVJuPg82qqKdYFcGARIKJCNEqWg4hrpBDmrRA8gNNmIA__&Key-Pair-Id=KUT5TJCACFTXG","The Smyrna Municipal Planning Commission voted May 1 to approve the annexation, R‑1 zoning and plan of services for a roughly 6‑acre parcel on Lee Road submitted by Weekly Homes LLC.

Planning staff reported the property was part of a larger tract that remained in Rutherford County when adjacent land was previously annexed and that the current owner now seeks to build a single house and connect to the town sewer system. Staff characterized the request as consistent with the land‑use plan (medium‑ to single‑family residential) and with surrounding zoning. The commission approved the annexation with staff comments.

Why it matters: Approval allows this property to receive town sewer service and to build inside town limits; planning staff noted the request involves only one house and that the applicant chose annexation to access sewer service.

Speakers

- Kevin (planning staff), role/title: Planning staff, affiliation_type: government
- Applicant representatives (present, not named in transcript excerpt)

Authorities

- Type: other; Name/description: \"plan of services requirement under state law\"; referenced_by:[\"Kevin\"]

Actions

- Motion: \"Approve annexation, R‑1 zoning and plan of services for Weekly Homes LLC (approx. 6 acres on Lee Road) with staff comments.\" Mover: not specified; Second: not specified; outcome: \"approved\"; notes: \"Applicant will connect to town sewer; standard staff comments to be addressed.\"

Discussion_vs_decision

- Discussion: property history (remnant from prior phase of Hidden Springs), intent to build one house, need for sewer connection.
- Decision: Approved with staff comments; item now proceeds toward council as applicable.

Clarifying details

- \"parcel_size_acres\":6.0; \"intended_use\":\"single single‑family house\"; source_speaker:\"Kevin\"

Community relevance

- Geographies: Lee Road/Hidden Springs area
- Impact groups: adjacent homeowners; the single property owner

Meeting context

- Engagement level: brief staff presentation and applicant present; item approved in same meeting
- Implementation risk: low (single‑house annexation to tie into town sewer)

Searchable tags:[\"Lee Road\",\"annexation\",\"R‑1\",\"sewer\"]

Provenance

- transcript_segments:[{\"block_id\":\"block_4116.545\",\"local_start\":0,\"local_end\":300,\"evidence_excerpt\":\"This is an annexation request on Lee Road ... about just over 6 acres of property ... They wish to build 1 house on that property ... they do wanna be in the town sewer system, and so they have requested annexation in order to be able to do that\",\"reason_code\":\"topicintro\"},{\"block_id\":\"block_4325.47\",\"local_start\":0,\"local_end\":200,\"evidence_excerpt\":\"A motion to approve the annexation r 1 zoning and plan of services request ... Aye... This motion is approved.\",\"reason_code\":\"topicfinish\"}]

Salience

- overall:0.45; overall_justification:\"Small‑scale annexation to access sewer, routine planning action.\"; impact_scope:\"local\"; attention_level:\"low\"; novelty:0.10; timeliness_urgency:0.30; legal_significance:0.10; budgetary_significance:0.05; public_safety_risk:0.05; environmental_impact:0.05; affected_population_estimate:0; affected_population_confidence:0.10; policy_stage:\"passed\"; follow_up_priority:3; fact_check_risk:0.10; uncertainty:0.10; source_diversity:0.30; stakeholder_balance:0.30} ,{","The commission approved annexation, R‑1 zoning and plan of services for a roughly 6‑acre parcel on Lee Road so the property owner can connect to Smyrna’s sewer system and build a single house.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6253085,"Indoor Smyrna soccer complex plan deferred for more parking and operations detail",1231,6169000,7400000,"/Search/View?dp=1&key=3183155-dda5355c54b1d32ec43d3eb7c5121681&start=6169&end=7400","https://assets.pipeline.soar.com/3183155-dda5355c54b1d32ec43d3eb7c5121681/thumbnail_6169000.jpg","/articles/6253085/Smyrna/Rutherford-County/Tennessee/Indoor-Smyrna-soccer-complex-plan-deferred-for-more-parking-and-operations-detail","https://secure.pipeline.soar.com/6253085-1ae5161c79c335406f497646deae2f1e/orig.mp4?Expires=1770799015&Signature=SJchK~0OZaCim8v8SSk6AenhROX5YxbbysTRPj7-Pm~hu5bYYbDlBeL8zUMQ6ogjaDvO4vBeQZjrl4oB23hcnzu17sqquS6kRQBUwU~oJPbh4LAp3OKyFH30CQtpOOI7Pocq-cmn-5Jov3IcvUs~Ib0B1BHj6X3BmUoaSLiW7KklBWqaeZ2SOS5HLHkADE6MmkQGaCjxBBe18FssYLluLMc9RxgLVkoCJ532kOc8JatLRqfM2Vrwart~7M8JgAZOQj-xm4xRVwdBiWPFnqCZD-ZlCeau5QhOctYvuJAfwJxkAKNi6LCYH57E99xn17OIUjNsl1DV4RYzqyDoU9Q0tg__&Key-Pair-Id=KUT5TJCACFTXG","The Smyrna Municipal Planning Commission voted May 1 to defer action on a proposed indoor soccer complex on Enon Springs Road East after staff raised concerns about whether the site’s parking would meet peak demand.

The developer and project engineer told commissioners the facility would contain two small 4v4 fields (intended for youth or recreational play), a concession/waiting area and storage; the most recent site plan showed 69 parking spaces after the applicant reduced storage and added 10 spaces following staff review. Planning staff said additional information is needed to establish a safe, enforceable on‑site parking standard because usage can vary — practices, leagues, tournaments and accompanying spectators all change demand.

Why it matters: Inadequate on‑site parking can spill into neighboring properties and create safety and access problems for adjacent businesses and residences; staff asked for a clear occupancy/operations plan so the town can verify the proposal will not displace or impede nearby uses.

Details from the meeting

- Parking and peak demand: Staff asked the applicant for evidence of expected peak occupancy and a description of how games would be scheduled to avoid simultaneous peak loads. Staff noted other indoor recreational facilities have varied widely in parking demand; one local comparison showed a larger facility with more than 100 spaces, while another similar‑sized facility had far fewer.

- Building footprint and use: The applicant reduced the indoor building from about 18,500 square feet to 15,704 square feet in response to staff comments and reduced the planned storage area to add parking. The applicant described the fields as 4v4 configurations and said typical play would involve about 16 players at a time for both fields combined (plus coaches and referees); the developer said small tournaments are possible but the site is not designed for large spectator events.

- Accessibility and utilities: Staff confirmed required site elements remain under review, including sanitary sewer connections, ADA routes from sidewalks to the building, and water‑line sizing for domestic and fire service.

Action taken

Planning staff recommended deferral to allow time to document operating plans (typical hours, expected peak occupancy, whether tournaments are anticipated) and to finalize utility sizing. The applicant requested the deferral so staff and the applicant could work through parking, circulation and operations; commissioners voted to defer the item to the next planning commission meeting.

Speakers

- Chris McGuire, role/title: Project engineer, Huddleston‑Seals Engineering, affiliation_type: business
- Mina (contractor/owner’s representative), role_title: Contractor/owner’s representative, affiliation_type: business
- Mitch (town staff), role_title: Town staff/engineer, affiliation_type: government
- Planning staff (unnamed in transcript): planning/engineering reviewers

Authorities

- Type: regulation; Name/description: ADA accessibility requirements (sidewalk to building routes); referenced_by: [\"staff\"]

Actions

- Motion: \"Defer action on the Smyrna Soccer Complex site plan to allow additional discussion of parking and business operations.\" Mover: not specified; Second: not specified; outcome: \"deferred\"; notes: \"Staff requested additional information on peak parking demand and operations; applicant requested deferral to work with staff.\"

Discussion_vs_decision

- Discussion: parking adequacy, likely user groups (recreational, youth matches, small tournaments), hours of operations, concession food prep, and proximity to neighboring properties.
- Direction: Applicant to provide a detailed operations/occupancy plan and final utility line sizing; staff to work with applicant on a parking standard and on whether ordinance amendments or waiver language will be necessary.
- Decision: Deferred to next meeting with staff follow‑up.

Clarifying details

- \"proposed_building_area_sqft\":15704 (revised reduction from ~18,500); source_speaker: \"staff\"
- \"proposed_parking_spaces\":69 (latest revision); source_speaker: \"staff\"
- \"field_type\":\"4v4\" (projected small‑sided fields); source_speaker: \"Chris McGuire\"
- \"storage_area_reduced_sqft\":2800 (approximate reduction to add parking); source_speaker: \"staff\"

Community relevance

- Geographies: Enon Springs Road East near town facilities; local businesses adjacent to site could be affected by spillover parking.
- Impact groups: recreational users, youth sports families, nearby medical offices and city hall staff.

Meeting context

- Engagement level: Applicant and engineer present; staff requested additional documentation; item deferred for one month.
- Implementation risk: medium (parking and operations unresolved; utilities near completion for review).

Searchable tags:[\"indoor sports\",\"soccer\",\"site plan\",\"parking\",\"Enon Springs Road East\"]

Provenance

- transcript_segments:[{\"block_id\":\"block_6169.89\",\"local_start\":0,\"local_end\":1600,\"evidence_excerpt\":\"This is a soccer complex indoor facility ... applicant has reduced this building down to 15,704 square feet ... staff does recommend deferral, due to the need for further discussion regarding the business operations to ascertain adequate on-site parking requirements\",\"reason_code\":\"topicintro\"},{\"block_id\":\"block_7386.442\",\"local_start\":0,\"local_end\":300,\"evidence_excerpt\":\"I have a motion to defer until our next meeting next month ... This motion is deferred for 1 month.\",\"reason_code\":\"topicfinish\"}]

Salience

- overall:0.50; overall_justification:\"Local recreation project with moderate community interest and operational impact (parking).\"; impact_scope:\"local\"; impact_scope_justification:\"Primarily affects adjacent neighborhood and nearby businesses.\"; attention_level:\"medium\"; attention_level_justification:\"Staff raised unresolved operational issues that affect safety and circulation.\"; novelty:0.40; novelty_justification:\"Indoor small‑sided soccer facilities are increasingly common but present novel parking questions for the town.\"; timeliness_urgency:0.45; timeliness_urgency_justification:\"Developer sought timely approval but staff needs more detail.\"; legal_significance:0.10; budgetary_significance:0.05; public_safety_risk:0.25; environmental_impact:0.05; affected_population_estimate:0; affected_population_estimate_justification:\"No attendance estimates finalized.\"; affected_population_confidence:0.10; policy_stage:\"committee\"; follow_up_priority:6; fact_check_risk:0.20; uncertainty:0.50; source_diversity:0.40; stakeholder_balance:0.40,","The planning commission deferred final approval of a proposed indoor soccer complex on Enon Springs Road East, asking the applicant and staff to provide clearer parking requirements and a business‑operations plan that explains peak use, tournaments and spectator needs.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6253090,"Planning Commission defers 818‑acre Hillwood annexation, cites sewer, roads and emergency‑service gaps",3541,544000,4085000,"/Search/View?dp=1&key=3183155-dda5355c54b1d32ec43d3eb7c5121681&start=544&end=4085","https://assets.pipeline.soar.com/3183155-dda5355c54b1d32ec43d3eb7c5121681/thumbnail_544000.jpg","/articles/6253090/Smyrna/Rutherford-County/Tennessee/Planning-Commission-defers-818acre-Hillwood-annexation-cites-sewer-roads-and-emergencyservice-gaps","https://secure.pipeline.soar.com/6253090-e185c34c34ab39c2766dc9356e9ee5ec/orig.mp4?Expires=1770799015&Signature=JxVDMdP8cN7I1qxn7X0j7jbMY72ssXqfmkJis7-Lxjv3c3EWuNYi-qeZJw6aypUiriXacV1Czm2zjNmN4U9MvxuLh0-9DajZRRxWYT9p67MscU1tLXwGJy9s6SnBrn1W1~wVQnciMBoti0j1Pg19ADGLPvDtcwamaYZVxUpk-VUIXnYpfVJ8i7Oijp3PXZm0GvfdEbhJJvdm8WKOFNx~TWwXmVEOhhUbCo~Sqg-onpEFEUwJISuXASV0BzOeI20XHk-7MXxMb5q7XUM4cchAjoZ9nv1pRfxZgC3slfALOso35d1~b4MrBlTxXoeBPRUG49vRu5rOKmiokzRQGix7dQ__&Key-Pair-Id=KUT5TJCACFTXG","The Smyrna Municipal Planning Commission deferred action May 1 on an annexation and planned‑unit development (PUD) request from 452 Properties LLC (Hillwood) for roughly 818.3 acres along Bill France Road and I‑840.

Commissioners said the town and the developer still need signed agreements covering sewer extension, road upgrades, emergency response responsibilities and an unresolved county‑line boundary that could affect whether parts of the tract can be annexed.

The project as presented would split the annexed acreage into C‑2 commercial zoning for about 34.3 acres and I‑2 industrial zoning for the remainder; Hillwood asked for a 60‑foot height limit in the I‑2 areas (the current I‑2 limit cited is 50 feet). The developer’s concept plan showed up to 350,000 square feet in the C‑2 areas and up to 8,500,000 square feet in the I‑2 areas at full build‑out. Hillwood submitted an economic‑impact estimate that staff summarized in the meeting as projecting about $1.3 billion in annual economic impact at full build‑out, roughly 5,800 jobs supported and about $2 million in direct sales tax annually (figures the town characterized as developer estimates for a multi‑decade build‑out).

Why it matters: annexation would commit the town to providing services (roads, police, fire, sewer, water) on a large, mostly undeveloped tract that — as staff described — would require new sewer trunk lines, road upgrades, and possibly a new fire station to maintain the town’s current ISO protection class. Staff and commissioners repeatedly emphasized they could not recommend annexation without clearer, executable plans for who will design, build and pay for those public‑service investments.

Key discussion points

- Sewers and trunk line: Town staff said sewer service for much of the property would depend on a planned Fall Creek trunk line; engineers and developer representatives said a mature design is underway but no final funding or intergovernmental agreement is in place. A staff estimate presented in the meeting listed roughly $10,000,000 as a developer‑borne cost for the main sewer extension (including lift stations and force mains), but staff said final costs and who will pay remain to be negotiated. Paul Ranke of Hillwood said the company is “committed” to participating in the sewer extension and is preparing draft agreements to present to town staff.

- Roads and bridges: Staff provided a rough town estimate of about $14,000,000 to upgrade seven miles of county roads the town would likely need to accept and maintain if it annexed the properties; that estimate excludes at least one bridge (Powell’s Chapel) for which the town did not yet have a separate cost estimate. Staff noted some upgrades could be covered by TDOT grants already in place for a Fall Creek bridge replacement, but transferring or securing grant funding would require further action.

- Public safety and ISO rating: Staff said parts of the eastern parcel would lie more than five miles from Station 4 and could jeopardize the town’s current ISO protection class unless the town builds and staffs an additional fire station; staff provided a ballpark construction cost of $5,000,000 (note: staff said a larger figure of $50,000,000 for a station had also been discussed in the meeting transcript, and commissioners asked staff to clarify estimates). Police staffing and equipment were estimated to require recurring annual costs; staff cited rough, conceptual numbers but emphasized they had not finalized funding plans.

- County boundary and legal risk: The parcels sit on or near the Rutherford/Wilson county line and the town’s urban‑growth boundary; staff raised legal uncertainty about which parcels fall inside the town’s annexable area and said the town would seek clearer legal guidance (county deeds, attorney‑general opinion or court rulings) before pursuing annexation of tracts whose assessment boundaries appear to straddle county lines. Staff recommended the commission not recommend annexation until such questions and required interlocal agreements are resolved.

Developer response

Paul Ranke, representing Hillwood, told the commission Hillwood has an existing relationship with Smyrna (the company developed Airport Business Park) and said it intends to contribute to utility extensions. He offered that Hillwood’s surveyors confirm the current county‑line mapping and said Hillwood would accept a condition making the annexation follow the county lines as currently mapped while the parties resolve exact boundary issues. Ranke said initial development would likely occur on the western parcels closest to existing utilities and that eastern build‑out could be years away, giving time to stage infrastructure and service additions.

Staff recommendation and action

Planning staff told commissioners they have “several issues” — principally the sewer agreement, funding and service‑provision details — that should be addressed before a recommendation to council. After discussion, a commissioner moved to defer the annexation and associated plan of services to the next planning commission meeting; the motion carried.

Speakers

- Kevin (planning staff), role/title: Planning staff, affiliation: government
- Paul Ranke, role/title: Representative, Hillwood (developer), affiliation: business
- Dave (town manager), role/title: Town manager, affiliation: government
- James (fire department), role/title: Fire official (identified in transcript as responding on fire/ISO questions), affiliation: government
- Steve (commissioner), role/title: Planning commissioner, affiliation: government
- Matt (commissioner), role/title: Planning commissioner, affiliation: government
- Jeff (town staff), role/title: Town staff (mentioned as staff contact), affiliation: government

Authorities

- Type: other; Name/description: \"state law\" (requirement that planning commission hold public hearing on plan of services for annexation); referenced_by: [\"Kevin (planning staff)\"]
- Type: grant; Name/description: \"TDOT grant for Fall Creek bridge replacement\"; referenced_by: [\"Kevin (planning staff)\"]
- Type: regulation; Name/description: \"ISO protection class guidance (fire protection)\"; referenced_by: [\"Kevin (planning staff)\"]

Actions

- Motion: \"Defer action on the annexation, zoning and plan of services for 452 Properties LLC (Hillwood) until the next planning commission meeting.\" Mover: not specified; Second: not specified; vote_record: not specified; outcome: \"tabled\"; notes: \"Staff recommended deferral until sewer, road, public safety and county boundary issues are resolved.\"

Discussion_vs_decision

- Discussion points: sewer trunk design/funding, road upgrades and who will maintain them, ISO implications and possible new fire station, county boundary legal uncertainty, developer economic impact estimates, requested 60‑ft height in I‑2.
- Direction/assignment: Staff to continue negotiations with developer and utilities, pursue legal clarification of county boundary and interlocal agreements; specific assignments were discussed but no formal direction was adopted at the meeting.
- Decision: Defer (no recommendation to council was made at this meeting).

Clarifying details

- \"total_acreage\":818.3 (developer submission)
- \"developer_estimate_economic_impact_annual_usd\":1300000000 (developer estimate; full build‑out; presented at meeting)
- \"developer_estimate_jobs_total\":5800 (developer estimate; full build‑out)
- \"sewer_extension_cost_estimate_usd\":10000000 (town staff rough estimate; includes lift stations/force mains)
- \"road_upgrade_approx_usd\":14000000 (town staff rough estimate for upgrading ~7.2 miles of county roads)
- \"proposed_I2_height_request_ft\":60 (Hillwood requested)
- \"current_I2_height_limit_ft\":50 (zoning ordinance cited)

Community relevance

- Geographies: Smyrna vicinity along Bill France Road and I‑840; portions near Rutherford/Wilson county line
- Impact groups: local taxpayers (potential service costs), existing residents near Bill France Road, future industrial/commercial employees
- Funding sources discussed: developer contributions, potential TDOT grant transfers, impact fees over project life

Meeting context

- Engagement level: Extended discussion; developer present and spoke; multiple commissioners and town staff participated; item deferred for further negotiation
- Implementation risk: high (dependent on multi‑party agreements, TDOT grant transfer, sewer construction and county boundary resolution)

Searchable tags:[\"annexation\",\"Hillwood\",\"PUD\",\"sewer\",\"ISO rating\",\"Bill France Road\",\"I‑840\",\"public safety\",\"county boundary\"]

Provenance

- transcript_segments:[{\"block_id\":\"block_544.995\",\"local_start\":0,\"local_end\":2200,\"evidence_excerpt\":\"annexation zoning and plan of service request for 4 52 properties LLC ... This is an annexation request ... 818.3 acres ... sewer would not be available till that Fall Creek trunk line is in place\",\"reason_code\":\"topicintro\"},{\"block_id\":\"block_4063.835\",\"local_start\":0,\"local_end\":800,\"evidence_excerpt\":\"I'll make the motion to defer until the next meeting ... I have a motion and a second to defer until the next planning commission meeting ... This motion is deferred.\",\"reason_code\":\"topicfinish\"}]

Salience

- overall:0.90; overall_justification:\"Large annexation with long‑term fiscal and service implications; multiple unresolved technical and legal dependencies.\"; impact_scope:\"regional\"; impact_scope_justification:\"Project affects town infrastructure, county roads and cross‑county boundaries.\"; attention_level:\"high\"; attention_level_justification:\"Potentially large economic build‑out and material impacts to budgets and emergency services.\"; novelty:0.65; novelty_justification:\"Large industrial PUD proposals are significant but not unprecedented for area.\"; timeliness_urgency:0.85; timeliness_urgency_justification:\"Commission action could commit town to services; unresolved agreements require near‑term negotiation.\"; legal_significance:0.60; legal_significance_justification:\"Annexation depends on county boundary/legal interpretations and interlocal agreements.\"; budgetary_significance:0.70; budgetary_significance_justification:\"Town could incur multi‑million dollar road, sewer and public safety costs.\"; public_safety_risk:0.50; public_safety_risk_justification:\"Fire coverage and ISO rating could be affected if not addressed.\"; environmental_impact:0.30; environmental_impact_justification:\"Large build‑out could change land use but environmental specifics not discussed.\"; affected_population_estimate:0; affected_population_estimate_justification:\"Population impacts depend on future build‑out and were not quantified.\"; affected_population_confidence:0.20; affected_population_confidence_justification:\"Developer estimates were high‑level and not site‑specific.\"; budget_total_usd:10000000; budget_total_usd_justification:\"Town staff rough estimate for sewer main (developer estimate); other costs (roads, fire) discussed separately.\"; decision_deadline:\"next planning commission meeting\"; decision_deadline_justification:\"Commission voted to defer to the next meeting.\"; policy_stage:\"committee\"; policy_stage_justification:\"Item remains before planning commission for further negotiation.\"; follow_up_priority:9; follow_up_priority_justification:\"High priority given scale and dependencies.\"; fact_check_risk:0.40; fact_check_risk_justification:\"Several numbers were developer estimates or staff rough figures that need verification.\"; uncertainty:0.70; uncertainty_justification:\"Multiple unresolved agreements and legal boundary questions.\"; source_diversity:0.55; source_diversity_justification:\"Developer, planning staff and town manager participated.\"; stakeholder_balance:0.50; stakeholder_balance_justification:\"Developer and town staff present; broader public comment was not part of this hearing.\"},","The Smyrna Municipal Planning Commission deferred action on an 818.3‑acre annexation and PUD zoning request from Hillwood (452 Properties LLC), saying outstanding agreements on sewer extension, road upgrades, emergency response and county‑line questions must be resolved before recommending annexation.","actionData","errors"]

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