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

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.