[{"_1":2,"_88":-5,"_89":-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],{"_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",6455830,"mediaKeyId","5731533-b8f0dded1e7925c41b4b1b559e6ffabe","parentId",5731533,"title","Board approves special-use permit for 312-unit mixed-use development at New Brunswick and Hwy 64","audioSeconds",4159,"startMs",1927000,"endMs",6086000,"viewUrl","/Search/View?dp=1&key=5731533-b8f0dded1e7925c41b4b1b559e6ffabe&start=1927&end=6086","thumbnailUrl","https://assets.pipeline.soar.com/5731533-b8f0dded1e7925c41b4b1b559e6ffabe/thumbnail_1927000.jpg","articleUrl","/articles/6455830/Tennessee/Board-approves-special-use-permit-for-312-unit-mixed-use-development-at-New-Brunswick-and-Hwy-64","mediaUrl","https://secure.pipeline.soar.com/6455830-04ba50a7100801b96999bb1832b7dc96/orig.mp4?Expires=1775262593&Signature=J7os97iljis7uidti3IHsoj62gu~xYk5Fujz5U5BVZeuCKatqUBO3wRl5H-JWJDbu2sfYefUaxCAtMh9Dqcogfku-FFAvFAHLJ0gA2xLzA47PTwdVtWjE-gA40yhBuNRnK5DFdUBqdsauKPnNWuxS9oxvsc5lSyFKQg2m7pgelTsWE2gsUZaL1X~n2K26ofvq95GOyjGWB5kR5-LPNK53-Wnc~TF5oDDStqMjXitnX4NTBQfMcRjM8Xo~S~I~GNRJalj9cuMANUBMhcUNPBhlArQiYRkYXTJQw8WUxKqkMGjRevPjTkS~Gom9pOhuLBeZ0m~Oq~pRqF4CO00Jcgmaw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Bartlett Tennessee","date","2025-08-27T15:42:09Z","article","The Board of Mayor and Aldermen voted to approve Resolution 30-25 on Aug. 26, 2025, granting a special-use permit for a residential mixed-use development at the northeast corner of New Brunswick Road and Highway 64 in the CH Highway business zoning district.

Sam Harris of the planning department explained the parcel’s history: the 25.73-acre site was vacant and previously considered for a Hy-Vee grocery store in 2023. The current applicant, the Stoa Group, presented plans for \"The Waters at Bartlett\" — approximately 312 multifamily units, roughly 25,000 square feet of flexible retail, 6.6 acres of commercial uses, and about 6 acres of green space. Developers said the residential mix will be predominantly one- and two-bedroom units, with about 10–12% three-bedroom units.

Developer Blake Brinson and project engineer Michael Rogers described the site layout and infrastructure approach. The plan positions commercial frontage along Highway 64 with residential units set back and buffered by landscaping. Brinson described amenity features typical of the firm’s projects: resort-style pool, an ~8,000-square-foot clubhouse with co-working areas and a fitness center, grilling and outdoor spaces, and in-unit washers and dryers. Younger & Associates presented an economic-impact summary projecting annual operations-related economic activity and estimated city revenue increases when fully built.

Key infrastructure work the developer said it will fund includes rerouting approximately 1,500 feet of New Brunswick Road into a boulevard alignment, crossing a creek on-site, installing sewer holding tanks to enable on-site sewer capacity, and signalizing a realigned intersection at Wolf Lake Drive. The developer estimated these on-site and frontage improvements could total roughly $4 million and said it would not seek public incentives for those costs.

Traffic and safety issues were discussed. Engineer Michael Rogers noted that prior traffic analysis for a proposed Hy-Vee (which would have generated roughly 10,000 daily trips) is not directly comparable; he estimated this apartment project would generate about 2,000 daily trips and said the land-use change could solve an existing safety concern by eliminating a problematic Old/New Brunswick connection. Staff and the development team said they anticipate detailed traffic study work and permitting with TDOT, Shelby County and the city during site-plan review.

In deliberations the board asked about market demand, retailer interest and phased buildout; the developer said they had retail-market engagement and intend to deliver tenant‑ready commercial frontage. The board voted to approve the special-use permit; the clerk recorded the motion’s passage as 4–2.

Developers and their consultants said the overall private investment for the project is roughly $61 million, with an estimated initial annual property-tax yield to the city once fully built of roughly $250,000 (developers’ estimate). The development team said it will construct public infrastructure needed for the project and estimated it will create new retail and residential tax base for Bartlett.","mediaType","Video","parentTitle","August 26, 2025 - Board of Mayor and Aldermen Meeting","oneSentenceSummary","The Board approved Resolution 30-25 to allow a residential mixed-use development (312 units and ~25,000 sq ft retail) at the NE corner of New Brunswick Road and Highway 64; developers said they will fund road realignment, sewer holding tanks and other infrastructure costs estimated near $4 million.","taxTitle","Board of Mayor and Aldermen Meetings, Bartlett City, Shelby County, Tennessee","taxId",69699,"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},6455834,"Bartlett denies special-use permit for Sticks and Stones cigar lounge after public hearing",4243,347000,4590000,"/Search/View?dp=1&key=5731533-b8f0dded1e7925c41b4b1b559e6ffabe&start=347&end=4590","https://assets.pipeline.soar.com/5731533-b8f0dded1e7925c41b4b1b559e6ffabe/thumbnail_347000.jpg","/articles/6455834/Tennessee/Bartlett-denies-special-use-permit-for-Sticks-and-Stones-cigar-lounge-after-public-hearing","https://secure.pipeline.soar.com/6455834-fc94a5d9f84a0fb8fb4eebce09810a22/orig.mp4?Expires=1775262593&Signature=fpO1HBXAUnjAxmQ5WjF5efXVFNjS92vp~WyWVeM2xq6SQuP53K-qLUR1MH~8hZpLXO9kXuMYCKZEbCxqqK37tTDWNsJLgIQS-ZxptNiPMqmuTykBC5ldXpO2ogkq7ItZ8ODGUBXOf~l6SuxeULNns7T0HrrxVundnjNoIzm4YLt9KfXNFF3Lxl3~-jEd0~LQE1rQaxSH6QBUnW5olzgaRXD-R6W53QIuESFG22zd2SMgnvqw-tVyahqEvcrovU-YcZWyKX3U2nSfvCnmHPgIqOxdAmmKfeXX1DgCu--zV8C7oxf7~DMOJBMyNzTpc6IjJFCJE~MujULJOwMDTCGZGg__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Mayor and Aldermen of Bartlett voted to deny Resolution 29-25, a request for a special-use permit to allow a hookah lounge/bar/tavern smoking-lounge at 2965 N. Germantown Rd., Suite 111, after a public hearing on Aug. 26, 2025.

The city’s planning staff, represented by Sam Harris, assistant director of planning and economic development, told the board the planning commission had forwarded an unfavorable recommendation. Harris recited the item’s history: the board denied a similar special-use permit in January 2021; the business instead obtained a business license as a smoking-allowed restaurant and initially declared it would not serve liquor or host live entertainment. Planning staff said the Tennessee Code Annotated provisions that govern restaurant smoking and on-premises alcohol (as described in the staff presentation) allow a smoking-allowed restaurant to operate under limits, but that adding alcohol, live entertainment and later hours changes the primary use and would require the special-use permit now before the board.

Owners and supporters spoke in favor of the permit. Co-owner Willis White said Sticks and Stones has operated for more than four years and apologized for any oversight, saying the owners believed they had followed necessary approvals when they pursued a Tennessee ABC license. White said the lounge provides live music, a safe space for adults and draws customers to nearby Bartlett businesses. Several residents and frequent patrons — including Irene Parker and Michael Edwards — described the lounge as safe, well-run, family-friendly for adults and an asset to Bartlett. The clerk also read a series of letters into the record from residents and patrons expressing support, mentioning jobs, community value and a suspension of the establishment’s liquor privileges.

Police and code enforcement testimony was mixed. Chief Cox told the board Bartlett Police dispatch had answered 13 calls to the business in the past two years (11 in 2024 and 2 in 2025), primarily noise complaints and a few disturbances; one call this year was classified as a suspicious-person call. Planning staff and council members questioned the sequence of approvals and inspections: staff said the business applied for and obtained a liquor license effective Sept. 16, 2022; the owners and their representative said they pursued state inspections and made building updates (including the installation of a hand sink at the bar area) after opening and believed those inspections and approvals made the operation permissible. The owners acknowledged they had told the city previously they would not serve liquor or have live entertainment and described the later ABC application as an error in communication and a result of not fully understanding the permitting steps required.

During the public hearing, planning staff referenced Tennessee statutes cited in the record: TCA 39-17-1804 (rules referenced regarding smoking in restaurants) and TCA 57-4-102 (requirements tied to restaurant liquor-by-the-drink licensing, including seating and sales-mix conditions). Planning staff also noted that the City added a hookah-lounge definition in 2023 and that the current use would fall under that definition if it includes alcohol and live entertainment.

After board discussion, a motion to approve the special-use permit failed. The clerk announced that Resolution 29-25 failed. The planning commission’s unfavorable recommendation and the prior January 2021 denial were noted in the record. The board did not adopt a condition or revised permit as part of the hearing.

The public record for the item includes the planning staff presentation, the applicants’ statements acknowledging inspections and ABC licensing activity, multiple letters supporting the business, police-call statistics provided by Chief Cox, and the board’s final vote denying the special-use permit.","After a public hearing with dozens of written letters and several in-person supporters, the Board of Mayor and Aldermen voted to deny a special-use permit for Sticks and Stones to operate as a hookah/lounge bar with live entertainment and extended hours.","actionData","errors"]

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Board approves special-use permit for 312-unit mixed-use development at New Brunswick and Hwy 64

Bartlett denies special-use permit for Sticks and Stones cigar lounge after public hearing