[{"_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",6464248,"mediaKeyId","5784122-d5fb5abfa05cdfa80f384fdb59cf307d","parentId",5784122,"title","Planning commission approves Tates Landing master site plan and sends annexation, RS-20 rezoning to commissioners","audioSeconds",1254,"startMs",1708000,"endMs",2962000,"viewUrl","/Search/View?dp=1&key=5784122-d5fb5abfa05cdfa80f384fdb59cf307d&start=1708&end=2962","thumbnailUrl","https://assets.pipeline.soar.com/5784122-d5fb5abfa05cdfa80f384fdb59cf307d/thumbnail_1708000.jpg","articleUrl","/articles/6464248/Tennessee/Planning-commission-approves-Tates-Landing-master-site-plan-and-sends-annexation-RS-20-rezoning-to-commissioners","mediaUrl","https://secure.pipeline.soar.com/6464248-644728e644944bf8d33e20fbd48a2cff/orig.mp4?Expires=1776074334&Signature=WTwIu~TBR2hdnulDSb-sw73EROJ8ay9CPKwXdTfk2NTrg9aUXSIPPqOZ58oYz3btDq7ZnoIcXWgCJJhQwJArVlBxv3sVnjKzhoImczXIEaY86370aXFqYN6rKYz5bjLezyioSRw62x5fXNlNaHKKAbZ~UGRIM02NN7~dxIwU6Z7qLfin-0HSvZh59kTQw1rUtrrwxiDCEanqT7G883NNQaluhlFettDmI9vGZP-HQhaEu1XPaRKVf7hE-orMcpKF2x21ED-46cfcIcgPHplV2wfx3xEGOVcB8bKo~GBTzMTD60lskYvlkS5PT-zNo789MMYgnMi9sFKPss4QizUPRw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Mt Juliet, TN","date","2025-09-18T20:32:09Z","article","MOUNT JULIET, Tenn. — The Mount Juliet Municipal and Regional Planning Commission on Sept. 18 approved a binding master site development plan for Tates Landing, a proposed variable-lot subdivision off Watermark Way, and recommended annexation and rezoning to RS-20 to the Board of Commissioners.

Applicant Addicks Heritage Civil presented a plan showing a 10-acre development with 17 proposed lots that the applicant described as a cluster-style residential subdivision served by an extension of Watermark Way and a residential collector called Ripple Creek Drive. Planning staff said the plan results in an overall density of 1.7 units per acre (RS-20 allows up to 2.2 units per acre) and includes a requirement for a tree survey and other variable-lot documentation at the preliminary-plat stage.

Staff review and waivers
Planning staff described the submission as a master site development plan under the variable-lot regulations and recommended approval of the plan but opposed specific waiver requests. Among the disputed items, staff said the developer requested a building setback waiver from 20 feet to 15 feet; planning staff said the code's bulk requirements for RS-20 do not allow that request and \"staff does not support this. It's gotta be 20 feet.\" The transcript identifies the speaker on that point as John, planning staff. Staff also flagged requests related to disturbance of steep slopes and certain facade-material percentages.

\"They're asking for a waiver from that. ... Staff does not support this,\" John told the commission about the reduced setback request.

Addicks, the applicant's representative, said the plan was developed to preserve open space and to set up potential connections if additional property to the south develops. \"We've worked with staff on this item for the Watermark Way extension and also ... Ripple Creek Drive extension,\" Addicks said during the presentation.

Public-works staff said the code limits disturbance on slopes above 15–20 percent and indicated the city would not support slope-disturbance waivers. Planning and engineering staff emphasized that any waivers suggested at the concept stage are not binding; the final preliminary plat must conform to the land-development code or explicitly receive lawful relief.

Potential lot count and next steps
Staff and applicants agreed the final lot count could change when the developer provides required detailed materials; commissioners noted that required constraints such as slope rules or tree preservation could reduce the number of buildable lots (several commissioners observed 14–15 lots might be more realistic than the plan's 17 if slopes constrain development). The applicant acknowledged the project likely would return with a preliminary plat, tree survey and detailed access plans.

Formal actions
The commission approved the master site development plan (the hearing item was relabeled and treated as a voting \"master site development plan\" under the variable-lot rules), and forwarded a positive recommendation for annexation and a rezoning recommendation from Wilson County R-1 to RS-20. Staff conditions and the limits on permitted slope disturbance remain in place for the preliminary review.

\"At 17 lots, it's RS-20. The overall density of this piece of property is capped at whatever RS-20 is, which is 2.2 units an acre. So even though the lots are a little smaller ... the overall density is still capped at RS-20 density,\" John said.

Public comment at the meeting was limited; commissioners asked whether the development would join a neighboring homeowners association (the applicant said Tates Landing would be a standalone HOA) and whether internal circulation and cul-de-sac standards were met. Public works noted Watermark Way and Raven's Crossing are stubbed near one another but that a planned long-term connection is not included in the city's current transportation plan.

What remains to be filed
The applicant must file a tree survey and a preliminary plat that demonstrates compliance with slope, setback and facade-material requirements, or provide lawful justification for any variances. Staff warned that if the required code standards cannot be met without significant disturbance, the number of lots could be reduced.

The commission's approval allows the applicant to proceed to the more detailed plat and permitting phase, but annexation and rezoning still require final action by the Board of Commissioners.","mediaType","Video","parentTitle","Planning Commission | September 18, 2025","oneSentenceSummary","The commission approved a master site development plan for Tates Landing, a variable-lot subdivision off Watermark Way, and issued positive recommendations for annexation and rezoning to RS-20, while staff flagged several waivers it would not support.","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},6464252,"Mount Juliet planning commission approves warehouse, several rezonings and code change; McFarland annexation deferred",5123,409000,5532000,"/Search/View?dp=1&key=5784122-d5fb5abfa05cdfa80f384fdb59cf307d&start=409&end=5532","https://assets.pipeline.soar.com/5784122-d5fb5abfa05cdfa80f384fdb59cf307d/thumbnail_409000.jpg","/articles/6464252/Tennessee/Mount-Juliet-planning-commission-approves-warehouse-several-rezonings-and-code-change-McFarland-annexation-deferred","https://secure.pipeline.soar.com/6464252-c44e20b15a4188fc134771483ae5f765/orig.mp4?Expires=1776074334&Signature=gaZOZ1atspcVamz5uGCDGcvjxxv0a5G5WFl2Oz8JEcQ5G9z9Lj28VsQKLa-wvp9hhjT0UAz5c27SyKbtrUda8M-7NFDvBx2WMjAyCkU4EWWpOzuRmyjZfzTVF7OJUUGzMyH0VeBzG-HNRpLGuZydE9CheVtos9Mq7rLZm~lqVcVOxn5iVidLYMia9ghOLA3gh5ghKlxAd5UQgLxuJa1XheMU0ghiAXEURSa4EyUkVircp0Dpx5DGiVajPAv9~j8RFLoKuXTggmgRQEkFBfJUYe5WhAsH7hvSbywweIQ3LUFGefmdcfbUiTiVGB-l0oFcTnian1~3xIpnVL-L8vOOPQ__&Key-Pair-Id=KUT5TJCACFTXG","MOUNT JULIET, Tenn. — The Mount Juliet Municipal and Regional Planning Commission on Sept. 18 approved a site plan for an 80,500-square-foot warehouse on Monday Memorial Drive, recommended several rezonings to the Board of Commissioners and forwarded a zoning ordinance amendment on building height to the Board, while deferring the Courtyards at McFarland annexation after a split vote.

The action came during a regularly scheduled meeting that included a consent agenda of plats and minor items, presentations on multiple development proposals and a staff briefing on a proposed change to the city's zoning rules that would remove local numerical height limits and defer to the International Building Code and related national codes. Planning staff read and the commission approved the consent agenda items, and commissioners separately approved the larger projects listed below.

The warehouse plan for 230 Monday Memorial Drive was presented as an industrial warehouse with 6,000 square feet of office space on a roughly 5.5-acre lot. Planning staff told the commission they supported alternative facade materials and no berm because of the surrounding industrial context, and that a safety analysis submitted this week raised no barriers to approval. Staff also said the Belinda Parkway truck route will direct trucks to Providence and away from residential streets; staff said enforcement of the route is a ticketable matter if drivers deviate.

The commission recommended positive action to the Board of Commissioners on two commercial rezones tied to the Hamilton Reserve property at 12465 Lebanon Road: a land-use amendment to classify both resulting lots as thoroughfare commercial (12.29 acres total) and a rezoning request to CRC and CG on separate lots to allow commercial development on the parcel. Planning staff said the request aligns with adjacent thoroughfare commercial uses along Lebanon Road and recommended a positive recommendation to the county commissioners.

The commission also forwarded a rezone of 41316 Clearview Drive from OPS (office professional services) to CTC (commercial town center) and a rezone for 6600 Central Pike from RS-40 (low-density residential) to CMU (commercial mixed use) with positive recommendations. Owners and applicants present said they expect future site plans for restaurants and commercial redevelopment; staff noted that any change of use would trigger code compliance at the time of redevelopment.

In a separate ordinance recommendation, the commission voted to forward a zoning-ordinance amendment that would remove local numeric height limits from Mount Juliet's zoning tables and rely on the International Building Code, International Fire Code and International Residential Code. Chief Fulks, Mount Juliet's fire chief, told commissioners the change reflects the department's current capacities and modern building-code controls, and said the city's on-shift firefighting resources and required building-safety systems (sprinklers, high-rise breathing-air systems, stairwell connections) make national code compliance the controlling standard.

Not every major item passed. The commission deferred the annexation and master plan for Courtyards at McFarland, a proposed age-restricted community, after competing motions produced no majority. Planning staff and some commissioners said postponing the matter until a later meeting (when more commissioners can vote) was the appropriate procedural step.

Votes at a glance (formal actions taken at the Sept. 18 meeting):
- Consent agenda (release of Letter of Credit 1628; final plats for Waterford Park Phase 4 and Hamilton Reserve; preliminary plat for Bass Creek; mass grading for Vichinch Vines; site-plan modification for Saint Stephen's columbarium; two annexation plan-of-service reviews): passed (consent).
- Site plan: 230 Monday Memorial Drive (80,500-sq.-ft. warehouse with ~6,000 sq. ft. office): approved (motion to approve staff comments).
- Land-use amendment and rezoning: Hamilton Reserve (12465 Lebanon Road) — recommended to Board of Commissioners for thoroughfare commercial classification and zoning to CRC/CG: positive recommendation.
- Rezone: 41316 Clearview Drive from OPS to CTC: positive recommendation to Board of Commissioners.
- Rezone: 6600 Central Pike from RS-40 to CMU: positive recommendation to Board of Commissioners.
- Master site development plan / annexation / rezoning: Tates Landing (Watermark Way) — master site development plan approved by the commission; annexation and rezoning to RS-20 forwarded with positive recommendations (see separate article for details).
- Annexation and plan of services: Courtyards at McFarland (5025 Old Lebanon Dirt Road): deferred after tied votes; applicant requested deferral.
- Zoning ordinance amendment (building height): recommended to Board of Commissioners (to defer numeric height limits to national codes and fire-department review).

Planning staff emphasized that several approvals are recommendations to the Board of Commissioners and not final land-use decisions. Staff and applicants noted outstanding implementation details to be addressed at subsequent plan, plat or permitting stages.

\"Staff does recommend approval with our conditions,\" planning staff member John said about the warehouse plan. \"Safety analysis was required this week. We did receive that. Todd reviewed it. We had no issues, proceeding with this project on the agenda.\" (Planning staff identified in meeting transcript as John; no last name provided.)

\"We now have 24 people per shift, and fully capable of attacking one of these fires if we were to have a fire in a high-rise occupancy,\" Chief Fulks said during discussion of the height amendment, arguing the change aligns local rules with prevailing building and fire codes.

Meeting context and next steps
The commission held public hearings for multiple items and heard several applicants and neighborhood questions, particularly on access and construction impacts. Actions that were recommendations will move to the Board of Commissioners (dates to be set by the city). The Courtyards at McFarland items were deferred to a later meeting at the applicant's request so the full commission can reconsider the master plan and related annexation.","On Sept. 18, 2025, the Mount Juliet Municipal and Regional Planning Commission approved a warehouse site plan, multiple rezonings and a zoning code amendment on building height, and forwarded several items to the Board of Commissioners. Commissioners deferred the Courtyards at McFarland annexation after a split vote.","actionData","errors"]

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Planning commission approves Tates Landing master site plan and sends annexation, RS-20 rezoning to commissioners

Mount Juliet planning commission approves warehouse, several rezonings and code change; McFarland annexation deferred