Planning Commission advances multiple subdivisions, plats and site plans; sets bond for La Verne Business Center

La Verne Planning Commission members voted on a series of subdivision approvals, final plats and site plans and set a performance bond for a commercial project during their Jan. 28, 2025 meeting.

The commission sent a favorable recommendation to the Board of Mayor and Aldermen for Carothers Crossing Phase 2, and approved final plats for Sandhill Villas (seven lots), Arbor Ridge Sections 5 (35 lots) and 10 (102 lots), and Mission Hills Section 1 (15 lots). The commission also approved site plans for resurfacing at 483 Buchanan Street and parking-lot improvements at the Trinidad Benham Corporation site. Item 13 on the agenda was withdrawn. The commission set the performance bond amount for the La Verne Business Center at $3,499,043.30 after discussion about bid discrepancies and inclusion of a traffic signal that interacts with TDOT work.

Why it matters: These decisions advance multiple residential subdivisions and industrial site improvements through the permitting process; the bond set for the La Verne Business Center establishes the city’s financial guarantee for required public improvements and clarifies the developer’s responsibilities for off-site work involving TDOT.

Key actions and outcomes

- Carothers Crossing, Phase 2 (subdivision acceptance) — Commission made a motion to send a favorable recommendation to the Board of Mayor and Aldermen; motion passed by voice vote.

- Sandhill Villas (final plat, 7 residential lots on 0.87 acres) — Motion to approve final plat passed; staff noted a performance bond in the packet and an approved performance bond estimate of $16,200 based on three signed quotes.

- Arbor Ridge, Section 5 (final plat, 35 lots on ~15.85 acres) — Motion to approve final plat passed; staff recorded a performance bond estimate of $99,207 and confirmed right-of-way adequacy for future Walden Road widening.

- Arbor Ridge, Section 10 (final plat, 102 lots on ~16.32 acres) — Motion to approve passed; staff recorded an opinion of probable cost for performance bond of $193,278 and confirmed required signed quotes were submitted.

- Mission Hills, Section 1 (final plat, 15 lots on 3.69 acres) — Motion to approve passed; staff recorded three signed performance bond quotes with estimated probable cost $75,699 and confirmed road-widening/right-of-way considerations.

- Site plan, 483 Buchanan Street (resurfacing of existing 4.14-acre site; existing 10,000-sq.-ft. building) — Motion to approve site plan passed; staff noted drainage calculations and that water-quality treatment features were voluntarily provided though not strictly required by the stormwater management ordinance.

- Site plan, Trinidad Benham Corporation (parking-lot improvements, 17.63 acres) — Motion to approve passed; plan includes resurfacing, recycled asphalt in portions of the lot, fencing and wheel stops; applicant provides at least 15 parking spaces where 13 are required.

- La Verne Business Center (set bond amount) — After discussion of three construction bids and scope differences and a subsequent resubmittal, the commission voted to set the required performance bond at $3,499,043.30; the revised total included the cost of a traffic signal that interacts with Tennessee Department of Transportation (TDOT) improvements and is being coordinated separately with TDOT.

What staff reported and clarifications

- For multiple final plats staff confirmed that required performance bond documentation (three signed quotes and engineer estimates) was present in the meeting packet for the Sandhill, Arbor Ridge and Mission Hills items and that staff found them in compliance with the subdivision regulations.

- For Arbor Ridge Sections 5 and 10 staff identified historic cemeteries located in the common areas of each section; those cemeteries were shown on the plats.

- For the La Verne Business Center bond item, consultant Deaton Hildebrand (Kimberly Horn & Associates) explained that one bid (Carol Daniels) was substantially lower than the others; after follow-up the project team confirmed that all bidders received the same bid set and the lower bid appeared to include the correct scope. The commission and staff noted that the traffic signal work involves TDOT and that TDOT’s bonding requirements differ from the city’s; the city will keep records of the TDOT bond separately.

Votes and formality

Most approvals were by motion, second and voice vote during the meeting; where staff or applicants confirmed required performance bond materials were in the packet, commissioners moved to approve and the motions passed. Item 13 was withdrawn prior to discussion.

Next steps

Approved plats and site plans will continue through the city’s permitting and recordation processes; the Carothers Crossing recommendation will go to the Board of Mayor and Aldermen for final action. The La Verne Business Center developer must post the performance bond and coordinate required TDOT bonding for the Murfreesboro Road improvements and traffic signal.

Ending note

The commission closed the agenda items with a final bonds and letters-of-credit update from staff and adjourned the meeting.