Neighbors decry scale of Charlie’s Place; planning commission issues negative recommendation on downtown PMDP

Mount Juliet planning staff described the Charlie’s Place proposal as a preliminary master development plan with a HUD overlay combining parcels in the town center corridor to create a walkable mixed‑use district. The developer proposed two multi‑use buildings with commercial on the first floor and four floors of residential above, for roughly 220 units across about 9 acres. Staff identified multiple requested variances including a 0‑foot front setback, building height to 64 feet (five stories), density up to about 25 units per acre, a reduction in required commercial parking, and a 60/40 masonry split rather than 100 percent masonry.

“Ordinance 2251 requires a minimum of 10% commercial,” staff noted while reviewing commercial‑use and parking calculations and asking the commission to include staff conditions if they chose a positive recommendation.

Residents packed the meeting to oppose the scale and siting. One nearby resident said, “This is almost... I’m totally, obviously, against this,” expressing concern about shadows, traffic and the character of the historic neighborhood. Developers and consultants said the project responds to a city request for a downtown district and cited prior planning efforts and outreach; they said shared parking and phased development can address some staff concerns.

Commissioners spent extensive time on traffic, parking and the project’s relationship to existing single‑family homes. After public comment and discussion, Commissioner Bowman moved and Commissioner Armstead seconded a negative recommendation to the Board of Commissioners based on height, density and parking variances; the motion passed (recorded as a negative recommendation by the Planning Commission). The Board will next consider the application and the commission’s recommendation.