Franklin board approves rezoning and development plan for Cool Springs Galleria; several related contracts pass

The Board of Mayor and Aldermen on March 2025 approved an ordinance rezoning 86.52 acres at the Cool Springs Galleria and a related revised development plan, and it approved contracts tied to the project including a public-private partnership for roadway and ramp improvements and a parkland impact-fee and construction agreement.

City staff presented the rezoning request — Ordinance 2024-22 — for property west of Interstate 65 and south of Bakersbridge Avenue at 1800 Galleria Boulevard. Planning staff described the request as a plan district with entitlements of 6.94 dwelling units per acre, 1,659,584 square feet of nonresidential space and 120 hotel rooms and said the proposal aligns with the city’s Envision Franklin regional commerce policies. Staff recommended approval of the rezoning and of Resolution 2024-70, the revised PUD development plan, but recommended approval of the plan with conditions because the plan “does not demonstrate the larger guiding principle of exceptional design” and provides only “minimal” usable open space.

Applicant representatives described their design intent and said they would follow the zoning ordinance while providing supplemental illustrative materials to convey architecture, civic spaces and phased implementation. Scotty Bernick, a landscape architect for the applicant, said the explanatory document was developed “based off input we’ve heard meeting with several of the aldermen” and that the team had not requested modifications of standards.

Alderman Patrick Baggett said the proposed plan met only the minimum policies and urged the board to use its vote to secure “exceptional design and quality,” arguing the development plan is the one chance to require a more complete design package and more usable open space. Baggett said he wanted to defer the resolution to obtain stronger design commitments. Alderman Burger and others questioned what additional detail Baggett sought and asked the applicant for design assurances; Bernick described plans for phased civic space and design approaches to break building massing into distinct volumes.

The board approved the rezoning ordinance by unanimous voice vote. When the board voted on Resolution 2024-70 — the revised development plan — the motion passed 7–1, with Alderman Baggett casting the lone no vote.

Separately, the board approved several contracts tied to the redevelopment: City contract 2024-0253, a public-private partnership with Cool Springs Expansion Land LLC for Mowery Cool Springs Boulevard and the I‑65 ramp improvements, and City contract 2024-0383 with CVL Properties for a parkland impact-fee and construction agreement for the Cool Springs Galleria PUD subdivision. Those contracts passed by unanimous vote. Staff said the applicant and property owner CBL are participating in the project’s implementation.

During discussion of the broader project, members raised traffic and circulation concerns in the Mallory Lane corridor adjacent to the mall. Board members and staff discussed whether roundabouts or other intersection redesigns would be feasible; staff warned that retrofitting roundabouts could be expensive because of utilities and right-of-way, and that a study with survey work and consultant analysis would be required.

What passed: the rezoning ordinance (Ordinance 2024-22), the revised PUD development plan (Resolution 2024-70, approved with conditions by 7–1), the PPP contract for roadway/ramp improvements (Contract 2024-0253, unanimous) and the parkland impact-fee and construction agreement (Contract 2024-0383, unanimous). Staff retained responsibility for drafting the plan conditions and next steps for final design and implementation.

The board’s action allows the applicant to move into subsequent design and permitting phases subject to the conditions the city will attach to the revised development plan and the contractual terms in the PPP and parkland agreements. Further design materials and the city’s conditions were described as outstanding. The applicant said it will provide additional architectural materials to staff as the project progresses.