Commission recommends LDO change clarifying 'complete application' and vesting rules to BOMA

The Thompson's Station Planning Commission voted Feb. 24 to give a favorable recommendation to the Board of Mayor and Aldermen (BOMA) on ordinance 2026‑004, which amends the town's Land Development Ordinance to define when a development submission is a 'complete application' and to clarify the timing of vesting rights.

Staff summarized the amendment as adding a definition for 'complete application' and amending multiple LDO sections to require specific materials be included before an application is accepted for review. Staff said the amendment lists seven required items that must be submitted to trigger the review and related vesting timeline; neighborhood meetings and joint workshops will not by themselves confer vesting rights.

A commissioner asked whether the change would improve predictability of vesting timelines. Staff responded that the amendment is intended to align vesting more closely with a complete application determination, noting changes to the Tennessee Vested Rights Act that shifted vesting toward a substantial-compliance standard. Staff explained that the intent is to bring the start of the vesting clock closer to approval — and to provide clearer guidance on when vesting begins for multi‑phase projects.

A motion to recommend ordinance 2026‑004 to BOMA was made and seconded; the commission recorded unanimous 'Aye' votes from Stevenson, Rompler, White, Alexander and Harris and forwarded the recommendation to BOMA for consideration.

The ordinance discussion and vote do not by themselves change vesting law — they are a local LDO amendment staff recommends BOMA consider. The outcome means BOMA will consider ordinance 2026‑004 at a future meeting.