Newsletter

Friday Recap December 13th, 2025

Bill Petty

13 Dec 2025 — 22 min read

My Comment

U.S. District 7 Results

Last week I published an analysis of the U.S District 7 congressional race without thinking that many here in Williamson County are probably unfamiliar with which county districts are in District 7 and the precincts in each in those districts. As you can see below, only two districts, 10 and 11, were fully in U.S. District 7. To say that Williamson County has a multitude of districts is an understatement, just look at your voter card.

There are 12 county voting districts in Williamson County and each district has up to six precincts and they are as follows:

District 1 has 6 District 2 has 5 District 3 has 3 District 4 has 4 District 5 has 4 District 6 has 4 District 7 has 4 District 8 has 4 District 9 has 6 District 10 has 6 District 11 has 5 District 12 has 4

To see which district you live in, go here

To see which precinct you live it go here

If you have a voter card, all five of the districts in which you reside are listed as well as the precinct for the county and school district, which are the same.

Williamson County results

This past week

BOMA is considering the implementation of an Infrastructure Development District (IDD)For full information about that and other topics discussed, scroll down to the BOMA section.

The Property Committee had a productive meeting with our attorney who is representing the County in the potential sale of Williamson Health. Full information below.

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The AI program I use is pretty accurate, but it does make mistakes from time to time and I don't always catch them. I provide agendas and videos/audios when I have them available and recommend that you watch the video and follow along with the summary to get the most accurate report.

One of the limitations of AI is that if a participant's name is not called out, then they are listed as participant 1, 2, etc. A limitation with audio, as opposed to video, is that one cannot always identify a person by voice alone. As imperfect as these AI summaries are, they still give a pretty good account of a meeting.

Williamson County School District

Monday December 15th

Policy Committee will meet at 6:00 PM in the Training Center on the 1st Floor at the Williamson County Administrative Building located on the first floor at 1320 West Main Street, Franklin. Agenda Video

Williamson County Commission

Wednesday December 10th

The Property Committee met Agenda/Minutes Audio Presentation If you can split your screen, you can pull up the presentation and turn on the audio and follow along as he explains the presentation. Committee members: Ricky Jones (C), Barb Sturgeon (VC), Brian Clifford, Jennifer Mason, Matt Williams. Commissioners Clifford and Williams were absent.

AI Summary

Action Items

[ ] Jesse Neal - Send electronic copy of presentation to Participant 10 Presentation includes case studies, timelines, and criteria from hospital RFP process.
[ ] Commissioner Jones Receive and compile community covenant submissions Collect covenant ideas and rationale from commissioners for the chair before January 28th property committee meeting.
[ ] Commissioner Jones Forward presentation to all commissioners Once received from Jesse Neal.

Overview

Williamson County has strong legal standing to control the hospital sale process based on 4 key factors: state statute reserves sale rights to county, county owns substantially all real property, county is on the hook for $185 million in bond debt, and the hospital is a unit of county government (not a separate entity)
Community covenants are the county's primary tool for protecting community interests in any sale—commissioners will submit covenant priorities to county clerk before January 28, 2026 meeting to discuss and vote on which to include
Financial structure clarification: not-for-profit to not-for-profit hospital sales typically don't generate large cash proceeds for counties—value comes through capital commitments and post-closing covenants (Blount Memorial received $275 million in capital investments over 10 years instead of cash)
RFP evaluation criteria was shared with county and commissioners can add additional criteria or gating items before second instruction letter goes to finalists
Timeline is more deliberative than comparable transactions—Blount Memorial took 12 months from start to finish, Williamson process will likely be longer
Committee took no action on $900,000 legal budget amendment resolution (1,000 hours at $900/hour), sent to budget committee for review

County's legal standing in hospital sale

County has strong legal standing to be deeply involved in the sale process and make the ultimate decision based on 4 key factors:
State statute specifically reserves the right and responsibility for hospital sale to the county
County owns substantially all of the real property (land, buildings, and potentially equipment and additions)
County is on the hook for $1.191 billion in bond debt—shouldered the risk and lent credit rating to enable hospital's current strong position
Hospital is a unit of county government, not a separate legal entity—cannot exist without the county
These factors place Williamson County at the high end of the spectrum for county involvement compared to other hospital transactions
Williamson County Hospital, Inc. used to exist as a separate entity but was dissolved in 1992
County Commission approval is absolutely required to sell the hospital, though not required for the hospital to engage in strategic planning
County can refuse to sell the hospital even if hospital recommends a sale

Case studies from Blount and Sumner hospitals

Blount Memorial Hospital provides the closest comparable transaction:
12-month process from start to finish (decided to consider RFP in January 2024, sold in December 2025)
Same professionals and lawyers were engaged to manage the process and develop RFP protocols
County had involvement throughout and unanimously approved the transaction
Blount Memorial Hospital, Inc. was a separate legal entity (distinguishing feature from Williamson)
Transaction was not-for-profit to not-for-profit with Prisma Health
Sumner Regional Medical Center transaction had different dynamics:
Hospital was in deep financial distress, which weakened bargaining position
Very truncated 4-month process due to urgent financial situation
County and hospital got into litigation because they couldn't work together
County had less engagement and authority because hospital operated more independently with less property ownership
Despite weak position, still negotiated across-the-board salary increases for employees and guarantees for cancer care, cardiology, women's health, and improved technology
Key takeaway: better to evaluate strategic options when hospital is strong rather than waiting until distressed—Williamson Health appears strong with good community engagement

Community covenants framework

Community covenants are contractual obligations that protect community interests and are squarely the county's responsibility to develop
Examples of potential covenants from other transactions:
Cannot modify charity care policy beyond specified limits
Must maintain or increase employee compensation
Must continue participating in Medicare and Medicaid
Must maintain emergency department operations
Must continue providing care to county prisoner populations at current or reduced rates
Must continue operating and funding EMS service
Must maintain trauma center designation
Must maintain children's hospital operations
Must preserve hospital name and brand
Blount Memorial covenants included: maintain all physician contracts, employ all employees for 1 year, continue all essential services for 10 years, implement new EHR system
Attorney General oversees parties post-closing to ensure contractual commitments are followed—provides enforcement mechanism
Commissioners will submit community covenant priorities to county clerk before January 28, 2026 property committee meeting
Committee will discuss and vote on which covenants to include in the process
High-priority or deal-breaker items will be included in second instruction letter to RFP finalists so potential buyers know county's requirements before proceeding to LOI stage

RFP evaluation criteria

Hospital shared the criteria being used to evaluate potential partners in the RFP process
Hospital encouraged county to review criteria and add additional ones if commissioners think they're important
Criteria can be incorporated into the ongoing evaluation process if submitted in early January 2026
Gating items (deal-breakers) will be included in second instruction letter to finalists
RFP submission period closed November 17, 2025, but evaluation process is ongoing
County will receive all information used in the evaluation process at least 7 days before any decision about moving forward with an LOI or transaction
Strategic planning exception requires disclosure of all data used in the deliberative process before county decides on potential partners
Information about RFP participants (names and details) will be available before county makes decision, though timing of disclosure is still being determined

Financial proceeds and transaction structure

Not-for-profit to not-for-profit hospital sales typically don't involve material cash changing hands
Blount Memorial transaction structure: Prisma committed to almost $300 million in capital improvements and investments over 10 years instead of cash payment
Current Tennessee law restricts proceeds from hospital transactions being remitted to county government
State legislature is considering a bill that would authorize proceeds to go to the county, which indicates it's not permitted today
Hospital's $1.85 million in bond debt would be paid off first with any proceeds
Any surplus after debt payment would typically go into a foundation rather than county coffers under current law
For-profit buyers could potentially structure deals differently than not-for-profit transactions
Transaction costs (including legal fees) are typically paid by the buyer if the deal closes
If county decides not to sell after going through the process, county would still be responsible for legal and consulting costs incurred

Property ownership and asset inventory

County owns substantially all of the real property associated with the hospital—33 acres of land and buildings
Research indicates county ownership may extend beyond real property to include equipment, additions, and replacements
Complete itemized inventory of all property with ownership documentation will be developed before closing
Full inventory is typically one of the last items completed in transaction process because of the vast scope
There will likely be some gray areas and property discovered after initial inventory that will need to be worked through
County ownership of property is a major factor supporting county's standing to be involved in sale process
Hospital district owns some assets separately from county—those would be accounted for in transaction documents and buyer would presumably assume ownership
Proceeds from district-owned assets would likely go into same pot as county-owned assets, though this needs further legal review
Question raised about whether county needs to declare hospital surplus before it can be sold—legal counsel will research and provide specific answer

Timeline and process overview

Current timeline shows sequence of steps, though specific dates may shift based on developments
RFP submission period closed November 17, 2025
Hospital is currently in evaluation phase of RFP responses
Significant due diligence will occur before any letter of intent
Letter of intent will be drafted well before any transaction documents
County will receive all information used in evaluation process at least 7 days before deciding whether to pursue an LOI
Selection and approval of letter of intent by county commission originally projected for May 2026, but likely to be pushed out
State legislative session typically ends in May, which could impact timeline if waiting for law change on proceeds
Process is more deliberative than Blount Memorial's 12-month timeline and will likely take longer
Next property committee meeting scheduled for January 28, 2026 to discuss community covenants
Strategic planning exception ends at a point that needs consensus between county and hospital—this will drive much of the sequence and timing
County attorney Jesse Neal offered to meet individually with any commissioners to understand their priorities and concerns

Thursday December 11th

County Planning Commission Agenda. Video

AI Summary

Overview

Commission approved two zoning ordinance amendments: one requiring detailed infrastructure availability proof including TDEC compliance status, and another expanding mailed notice for rezoning from adjacent properties to all owners within 500 feet
Mike Matteson announced that John Lackey passed away recently after serving 40 years on the Planning Commission, including 37 years as chair
Commission approved 4 subdivision items: Emerson Ridge Large Lot East (5 lots on 54.92 acres), Arbors of Leapers Fork revision (increasing from 18 to 26 lots on 379 acres), The Grove Phase 1 revision (112 lots on 543.04 acres), and Curitiba Plateau reapproval (5 lots on 28.27 acres)
Brett Thane provided Terra Vista drainage update: wastewater road work substantially complete with new road cut in, erosion control matting installed, and Geotextiles work expected to start week of December 15th

Staff announcements and administrative updates

Staff distributed revised consent agenda with updated reports for items 40 and 43 reflecting applicant deferral requests
Item 42 was withdrawn from the agenda
Items 30, 32, 33, 37, 39, 40, and 43 placed on consent agenda for deferral
Staff reminded commissioners that ethics reports are due and will email the forms
Some commissioners still need to complete required 4 hours of continued training, and staff will send the TAPAs Planning Commission and BZA training link

Tribute to John Lackey

Mike Matteson announced that John Lackey passed away recently
Lackey served on the Planning Commission for 40 years and chaired it for 37 years
He chaired multiple zoning ordinance amendments, comp plan updates, traffic strategy reports, and other efforts throughout his tenure
Matteson leiper's fork
noted Lackey gave most of his adult life to serving Williamson County citizens

Terra Vista drainage and erosion control bond update

Brett Thane reported that the NOC was received and wastewater road work is substantially complete
Old road has been removed, new road cut in, and subbase material still needs installation
Erosion control matting was installed on the day of the meeting
Geotech cored the road and sent the report to the engineer
Geotextiles Report for two slope areas was received and work is expected to start week of December 15th
Surveyors staked right-of-way monumentation, and curb repairs and miscellaneous road repairs are complete

Zoning ordinance amendment on infrastructure availability proof

Commission conducted public hearing on amendments to Article 3 requiring more detailed proof of infrastructure availability
County Commissioners raised concerns that some utility companies provide letters of ability to serve but lack actual capacity and violate TDEC regulations
Amendments require water availability letters to include description of needed infrastructure improvements and who is responsible for making them
For wastewater treatment, utilities must confirm the receiving facility is not in TDEC violation and identify any required upgrades
Detail requirements vary depending on which type of wastewater system is used
Staff noted these amendments were developed after addressing comments from the October 2025 Planning Commission meeting and incorporating feedback from water companies
Commission approved the text amendment and forwarded the resolution to County Commission with recommendation for adoption

Zoning ordinance amendment on mailed notice requirements

Commission conducted public hearing on amendments to Article 3 expanding mailed notice requirements for zoning map amendments
County Commissioners raised concerns that some neighboring property owners affected by rezoning did not receive notice
Current ordinance only requires mailing to directly adjacent property owners
Amendment expands mailed notice to all property owners within 500 feet of the property line subject to rezoning
Notice of map amendments is also published in newspaper, posted on county website and calendar, and a sign is placed on the property for both Planning Commission and County Commission public hearings
Staff corrected an error in the zoning ordinance table that incorrectly indicated sign posting is required for map amendments
Commission approved the text amendment and forwarded the resolution to County Commission with recommendation for adoption

Emerson Ridge Large Lot East subdivision

Commission reviewed preliminary plat for 5 lots on 54.92 acres located off Go See Hill Road
Lots will be accessed by a shared access easement
Resource protection standards have been met with building envelopes separated by approximately 200 feet
All dwellings will be sprinkled in compliance with fire apparatus code
Water provided by Millcroft Utility District and wastewater handled via individual on-site septic systems approved by Department of Sewer Disposal Management
Commission approved with standard conditions

Arbors of Leipers Fork subdivision revision

Commission reviewed revised concept plan increasing lot count from 18 to 26 lots on 379 acres off Hargrove Road
Original concept plan was approved in July 2023 for 18 lots
10 of the original 18 lots have already received final plat approval
Overall density with 26 lots is 0.07 units per acre
15% of the property will remain as open space
Roads will be private and gated
Water provided by HBTS Utility District and wastewater handled via individual on-site septic systems approved by Department of Sewer Disposal Management
Commission approved with same stipulations from July 2023 approval

The Grove subdivision phase 1 revision

Commission reviewed revised preliminary plat for 112 lots on 543.04 acres off Wildings Boulevard
Revision relocates a phase boundary and buffer yard to adjacent Phase 14
Water provided by Millcreek Utility District
Lots served by non-traditional wastewater treatment and disposal system
Preliminary plat is consistent with the concept plan
Commission approved with standard conditions

Curitiba Plateau subdivision reapproval

Commission added this as a non-agenda item and approved final plat for 5 lots on 28.27 acres off Fairview Boulevard
Project was originally approved at September 2025 meeting but plat wasn't recorded within required 60 days and expired
Applicant explained they were only 3 days late due to difficulty getting signatures, and one of those days was Veterans Day holiday
Shared access easement provides access to all 5 lots
Water provided by Water Authority of Dickson County and wastewater handled via individual on-site septic systems approved by Department of Sewage Disposal Management
Final plat is consistent with preliminary plat
Commission approved with standard conditions

Friday December 12th

SUBSURFACE SEWAGE DISPOSAL SYSTEMS (SSDS) TASK FORCE met for their first meeting. Agenda. They set ground rules and a schedule in order to submit a final report in April. I recorded the meeting, but my AI program malfunctioned, so I don't have a summary. They will be meeting every other Friday and there will be a public hearing on January 6th. I will have more details in the next couple of weeks.

Special Note: Since Williamson County does not record any meetings other than the commission, budget committee and planning commission meetings, I am recording all the meetings that I attend on my iPhone. Starting on January 1, 2026, all county committee meetings will be recorded and posted on the county website.

Board of Mayor and Aldermen

Tuesday December 9th

BOMA Work Session Agenda, Video

AI Summary

Action Items

[ ] Eric Stuckey - Bring updated IDD draft policy to January work session Update policy based on board discussion to clarify process/approval alignment with development plans, holdback structure guidance, and transparency for participants. Incorporate feedback from Mr. Rosenberg and others.

Overview

Board refined IDD policy framework and will bring updated version back in January for work session and potential vote
IDD tool established for four exceptional use cases only: exceptional infrastructure beyond normal requirements, attainable housing, exceptional design, and redevelopment
Board set 3:1 value-to-lien ratio as target minimum for IDD projects, higher than state law minimum
IDD approval timing aligned with development plan process—petition submitted with development plan, preliminary approval at development plan vote, final reconciliation at site plan stage
Board approved Benjamin Franklin statue placement at Williamson County Archives at 611 West Main Street with unveiling planned for Ben Franklin's birthday
FY 2026-27 budget goals established focusing on infrastructure delivery, organizational health, and attainable housing strategies
Armistead developer announced intent to submit first IDD application next week, hoping to break ground in May

Citizen comments on pedestrian infrastructure and growth

Ned Dannenberg from BikeWalkFranklin requested pedestrian accessibility be included in Mack Hatcher and Royal Oaks intersection project
City's local budget for the project is $840,000 but current plans show no crosswalks despite redesigning the intersection
Area includes YMCA and Forest Crossing neighborhood with existing sidewalks that don't connect across the intersection
Dannenberg estimated adding two crosswalks, pedestrian signals, and concrete pad would add less than 10% to project cost
Annie Goetz raised concerns about growth pace in Williamson County and suggested using "breaks" to study impacts before continuing annexation and development

Franklin Tomorrow Healthy Democracy Project update

Franklin was one of two cities selected by National Civic League for Healthy Democracy Project in 2025 (other city is Edinburg, Texas)
Breakfast with the Mayors on October 21st at Factory at Franklin drew 450 attendees including 60 youth from middle and high schools
Project identified three themes for 2026: Franklin Youth Civic Advisory Council, digital civic hub for volunteer opportunities, and annual community engagement events
Franklin Tomorrow will add youth member to board and host open meeting for middle and high school students in Q1 2026
Digital civic hub will partner with Hands-On (affiliated with United Way) and Williamson County Public Library to create centralized volunteer opportunity platform
Alderman Caesar emphasized civic hub will help nonprofits coordinate rather than duplicate services and connect volunteers with organizations
TEDx Franklin scheduled for March 2026 at Columbia State Community College with theme "finding your place"
Mosaic mural project proposed for America's 250th anniversary, potentially tied to Kids Art Day, allowing up to 650 people to participate
Franklin Tomorrow and city plan to apply for All America City 2026 award with application deadline February 26th

Benjamin Franklin statue approval and placement

Williamson County proposing Benjamin Franklin statue at archives with all costs covered by county (no city cost)
Historic Zoning and Public Arts Commission both recommended approval
Statue funded by Miss Lewis donation
Placement location is near archives building, beyond Veterans Park demarcation line to avoid Veterans Park area
Statue weighs between 500-800 pounds and is movable—can be bolted and unbolted from concrete
Electrical outlet available at corner location for statue lighting
Alderman Berger expressed concern statue placement is too far back from Five Points and less visible to tourists
Unveiling planned for Ben Franklin's birthday, coordinated with city special events team

America's 250th anniversary coordination

Multiple 250th anniversary activities happening organically but no central coordinating committee established
Activities include Benjamin Franklin statue unveiling, mosaic mural project, and enhancements to July 4th celebrations
Alderman Brown and Alderman Caesar proposed establishing 250th celebration committee to coordinate events and avoid scheduling conflicts
Board discussed whether to focus celebrations around July 4th or spread throughout the year
Alderman Berger noted events are planned nationally throughout the year, not just on July 4th
City working with CVB, Franklin Tomorrow, and other partners on various 250th initiatives
One citizen offered to donate 250th branded banners for city installation
Alderman Peterson suggested coordinating with Williamson County on joint celebration rather than separate city and county events

FY 2026-27 budget goals

Budget process officially kicking off with goals setting framework for recommended budget due first part of May
Financial goals include structurally balanced budget (ongoing revenues match ongoing expenses), compliance with reserve policies, and debt issuance policies
Strategic plan priorities: safe/clean/livable city, sustainable growth and economic vitality, fiscally sound operations, quality of life experiences, organizational health, and operational excellence
Budget will focus on 1-3 year planning window within 10-year planning horizon from updated strategic plan
Key priorities: growth-related infrastructure investment and financing, affordable and workforce housing strategies, alignment around growth and infrastructure plans
Organizational health focus includes employee engagement survey completed in last month (city previously received top workplace recognition as only local government in Tennessee)
Survey measures whether employees feel valued, find work meaningful, and assess team culture
Alderman Brown emphasized need for quick wins on infrastructure within 1-3 years alongside long-term planning
Alderman Brown highlighted importance of competitive compensation and culture beyond pay scales to attract and retain employees
Budget will emphasize delivery on 10-year CIP including both major projects and smaller projects of opportunity
City completed employee engagement survey about two and a half years after previous survey to gauge organizational culture

IDD policy framework and approval process

IDD tool designed to achieve four policy goals: exceptional design, attainable housing, significant infrastructure investment, and redevelopment support
Developer submits Notice of Intent at same time as development plan application
Staff works with developer through development plan process to identify essential infrastructure (proportionate share) and community benefit components
Developer submits final petition after Planning Commission reviews development plan
Board approves preliminary IDD (not-to-exceed amount) at same time as development plan approval on second reading
Final reconciliation happens at site plan stage when accurate pricing is available, resulting in development agreement
Bonds issued by public building authority with terms negotiated by financing team (issuer, bond counsel, financial advisor, underwriter, trustee, developer)
State law requires IDD be filed with county within 60 days of board approval
Application includes extensive blank space for developers to explain how they meet policy goals—not prescriptive checklist
Examples provided in policy are samples, not requirements—other approaches acceptable if they achieve policy goals
Board emphasized IDD should only be used for "exceptional" projects, not standard development
Alderman Brown stated if tool is given to developers to do what's already expected, "we have already failed ourselves"

IDD community benefits and exceptional standards

Community benefit component separate from proportionate share infrastructure that directly benefits properties in district
Example community benefits: intersection improvements beyond nexus, sewer infrastructure beyond TDOT grants, exceptional design elements
Alderman Brown emphasized IDD is for "exceptional benefit to this city" not to "help them get cheaper money to do what we already expect them to do"
Board discussed need for ample discussion time when considering IDD petitions to evaluate what constitutes exceptional benefit
Alderman Brown wanted flexibility to negotiate community benefits rather than prescriptive checklist approach
Board can adjust requirements based on benefit offered—example given of potentially being more generous with ratios if developer offered 40% attainable housing
Staff will collect information and guide process but board decides whether community benefit is worthy of IDD approval
Vice Mayor Baggett compared IDD approval to vesting extension decisions where board determines community benefit without staff recommendation
IDD provides opportunity to build exceptional infrastructure ahead of growth that city couldn't otherwise afford
Tool enables attainable housing development where state law otherwise precludes city from using other mechanisms
Alderman Brown cited 96 Murfreesboro Road corridor as potential redevelopment opportunity using IDD to improve traffic flow and beautify area

IDD financial structure and risk concerns

City recommends 3:1 value-to-lien ratio as target, higher than state minimum
Ratio not a prescription but sets higher goal than bare minimum—board has flexibility for exceptional projects
AAA cities and Texas examples typically show ratios "well above" 3:1
Holdback structure discussed where portion of bond proceeds released upfront, additional funds released as milestones achieved
Holdback structure common in Texas—middle ground between very conservative (no funds until completion) and developer funding everything upfront
Federal tax laws require all bond proceeds spent within 3 years
City can hold back proportionate amount to work remaining to ensure improvements completed, inspected, and accepted before final funds released
Performance surety or insurance bond likely not necessary since city can hold back funding as guarantee
Analogy made to road impact fee reimbursement process where developer submits invoices as work completed and receives incremental reimbursements
Alderman Caesar raised concern about default scenarios and what happens if project fails
Bonds collateralized by properties within district
If project doesn't complete, developer loses property through default on bonds
Alderman Potts emphasized need to understand default implications and requested more information from bond counsel Betsy Knotts
Alderman Caesar suggested 5% or actual cost, whichever is greater for administrative fees rather than flat 5% to protect city from higher-than-expected costs

Public input on IDD assessments and defaults

Special assessments collected along with property tax bills but are not property taxes
Assessments will "look and feel" like property tax to residents because collected with tax bill
Examples cited: Bristol residents pay $1,000 more per year, Knox County example showed $1,400 regular property tax increased to $2,400 with assessment (40% increase)
Alderman Peterson expressed concern homebuyers may not know they're paying significantly more than comparable homes elsewhere in Franklin
Board emphasized transparency requirements—buyers must be fully disclosed about assessments at closing, separate disclosure sheet required
Assessments not permanent—end when assessment is paid off
Buyers can pay off assessment at closing table or builder can eliminate assessment before sale
Market will dictate whether developers absorb assessment costs to remain competitive with non-IDD developments
Public speakers raised concerns about Florida IDD defaults: 168 IDD's defaulted in Florida, property values slashed by 40-50%
Tampa Clearwater Kay Community Development District cited as example where developer went to prison for fraud, amenities never built, but homeowners still required to repay $30 million in bonds
Tampa example showed residents blindsided by extra $1,600 per year in assessments for amenities that never existed
Craig Hoover (Armistead developer) stated assessments are "highly disclosed" and buyers can choose whether to live in IDD district
Some communities put up signs indicating entry into special assessment district for maximum transparency
Richmond, Texas example shared where subdivision with affordable housing has high eviction rate due to inability to pay assessment fees and mortgage
Board emphasized this tool allows "new growth to pay for itself" rather than burdening existing taxpayers
Alderman Berger stated rejecting IDD while insisting growth pay for itself is contradictory
Top 50 planned developments in country: 88% belong in special district, demonstrating these tools work nationally
Tennessee created "strictest guidelines" by learning from other states' experiences and failures

Tuesday December 9th

BOMA Board Agenda , Video

AI Summary

Overview

Board honored Vernon Girth's retirement after 18 years as Assistant City Administrator for Community and Economic Development and 40+ years in public service
Board initiated annexation study for 79.89 acres south of Hillview Lane in controversial 7-1 vote—Alderman Caesar opposed due to concerns about lack of development plans and potential connection to adjacent Harlan project
City authorized $118 million in general obligation bonds and approved FY 2025-26 budget amendment
Board approved 5 appointments to Historic Zoning Commission and Franklin Municipal Planning Commission
Final Board meeting of 2025—next meeting January 13, 2026

Vernon Gerth retirement recognition

Vernon served as Assistant City Administrator for Community and Economic Development for nearly 19 years, joining in 2007
Career spans 40+ years in public service including roles in Kenosha, Wisconsin and Vernon Hills, Illinois
Holds BA and MBA from Concordia University in Wisconsin and is certified economic development professional
Eric Stuckey praised Vernon's commitment, professionalism, and care for the team and community
Vernon thanked the Board, staff, and his wife Sherry for their support throughout his career

Magnolia Green contract amendment

Board approved Amendment 1 to contract 2025-0125 with Toll Southeast LP for Parkland Impact Fee and Construction Agreement
Amendment reflects fewer buildings than originally proposed in the development

Board and commission appointments

Angela Calhoun appointed to Historic Zoning Commission—recognized for years of work supporting battlefield and Carton design in Franklin
Mary Pierce reappointed to Historic Zoning Commission
Nick Mann and Alma McLemore reappointed to Franklin Municipal Planning Commission

West Franklin Park parking modification

Board approved revised development plan for West Franklin Park BUD subdivision at 6100 and 6700 Tower Circle
Modification allows applicant to keep original vesting under previous zoning ordinance while meeting current parking standards
Change impacts parking structure levels but does not affect surface parking
Property located north of McEwen Drive and east of Interstate 65

Annexation study for 79.89 acres

Board voted 7-1 to initiate study for potential annexation of 79.89 acres south of Hillview Lane and west of Columbia Pike

Property owner (Ingram family) requested annexation with agricultural zoning and no immediate development plans
Ingram family owns adjacent property already within city limits along Columbia Pike corridor
Rob Dodson argued annexation is unlawful because no city services would be provided and claimed it's designed to help adjacent Harlan development avoid interlocal agreement requirement
Greg Gamble (representing Ingrams) confirmed annexation would make Harlan property contiguous and eliminate need for interlocal agreement, but stated Ingrams want property in city's hands for future planning
Property lies within SW1 basin and is long-term annexation area due to needed sewer improvements and lack of road network
Sewer service would not be provided until property owner constructs infrastructure per city requirements
Emily clarified property is in development reserve under Envision Franklin and would require plan amendment before any rezoning for development
Alderman Caesar cast only no vote, citing concerns about spending taxpayer funds on study without knowing future use and questioning merit when representative explicitly tied request to adjacent project
City Attorney Shawna confirmed this is just study initiation, not actual annexation, and state law requires property owner-driven annexation
Study process typically takes 45 days before reaching Planning Commission
City previously annexed 830 acres on Peytonsville Road between 2019 and 2022 without Envision Franklin plan

FY 2025-26 budget amendment

Board approved ordinance 2025-52 to amend city budget for FY 2025-26
Public hearing set for January 13, 2026

$118 million general obligation bonds

Board approved resolution 2025-88 authorizing issuance of general obligation bonds not to exceed $118 million
Board approved resolution 2025-90 establishing terms, sale, payment provisions, and tax levy for bond principal, premium, and interest

Benjamin Franklin statue approval

Board approved resolution 2025-94 for Benjamin Franklin statue at Williamson County Archives and Museum at 611 West Main Street

Williamson Medical Center contract amendment

Board approved Amendment 1 to contract 2022-0191 with Williamson Medical Center for coordination of emergency medical first response services

For all other City of Franklin meetings for next week, go here

Election Commission

Friday December 5th

If not me, who?

If not now, when?

“Now faith is the substance of things hoped for, the evidence of things not seen (Heb. 11:1)

“We work hard with our own hands. When we are vilified, we bless; when we are persecuted, we endure it; when we are slandered, we answer gently.” (1^st Corinthians 4:12-13)

"Do nothing out of selfish ambition or vain conceit. Rather, in humility value others above yourselves" (Philippians 2:3)

Blessings,

Bill

pettyandassociates@gmail.com

Community resources

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