Friday Recap June 26th, 2026

My Comment

You can see, just from the highlights below, that a lot is happening in Williamson County. We continue to add to the growth of our county and, in my opinion, we are not adequately preparing for the increased traffic and need for infrastructure. I think that the Franklin Capital Investment Committee did the right thing this week by delaying, and suggesting that we create a Franklin-County Taskforce to work through our growth challenges together.

We all have a stake in the future of Williamson County and all voices need to be heard and considered. We cannot continue the way we have for the last 20 years or so. Monday night there is going to be a joint meeting of Franklin BOMA and the County Commissioner. We will be presented with a concept plan for “The Banks at Brownland”. I didn't even know about it until this past Tuesday, even though the meeting was announced at our June 8th County Commission meeting. I encourage everyone to attend as this is a significant project, and they are asking the county for money. I will go with an open mind, but I do have concerns about the load of additional traffic this will create.

Highlights from this week

The Courthouse Special taskforce voted to recommend the purchase of the Hill property next to the Police Station on Columbia Ave. for $17.5 million.

The City of Franklin approved the infrastructure development district for the Armistead project located across New Highway 96 from West Haven.

The joint Property and Law Enforcement and Public Safety Committees voted to recommend the purchase of the Hill property for $17.5 million. In that meeting, the LEPS didn't have a quorum and, therefore, had no vote.

The Franklin Capital Investment Committee was dominated by Clovercroft Road traffic citizen comments — Commissioner Lawrence pushed for a concrete plan before more development is approved, and Alderman Potts volunteered to lead a Franklin-County taskforce; Clovercroft discussion was added to the August 27th CIC agenda.

Franklin BOMA and FMPC Joint conceptual workshop covered potential zoning ordinance amendments — no final decisions made, and most topics were sent back to staff for further study ahead of a September planning commission meeting

Franklin Planing commission All items passed unanimously (or near-unanimously) with recommendations to BOMA — Poplars Reserve annexation, rezoning, and development plan (with 3 modifications of standards); Bassett PUD rezoning and development plan; Iris Place and Denson Place PUD rezonings and development plans; and the Franklin Transit Master Pl.

Williamson County Zoning Appeals Board postponed a vote on variances for a property off Peytonsville Rd. You have to read the full report below, but basically, a developer was asking for a variance on a property they didn't own. I want to thank commissioners Herbert and Hester for attending this meeting and standing up for the actual land owner. The board needs to shut this down completely.

Meetings this past week were:

Monday, June 22^nd

Courthouse Special Taskforce

 Tuesday, June 23^rd

BOMA Work Session

BOMA Meeting

 Wednesday, June 24^th

Joint Property and Law Enforcement and Public Safety

 Thursday, June 25th

City of Franklin Capital Investment

City of Franklin BOMA and FMPC Joint Conceptual Work shop

City of Franklin Planing commission

Williamson County Zoning Appeals Board

Meetings Next Week:

Monday

Joint City of Franklin BOMA and Williamson County Commission special meeting will be held at 5:30 PM in the Williamson County Enrichment
Center, 110 Everbright Ave, Franklin, TN 37064 for the following purpose:

Presentation and Discussion of the proposed development, “The Banks at Brownland” and potential partnership with Williamson County, the City of Franklin, and the Williamson County Sports Authority.

There will be a Special Called School Board meeting on Monday, June 29 at 5 p.m. in the Professional Development Center located at 1761 West Main Street in Franklin.Agenda You may sign up for public comment by emailing your name, complete address, topic of comment and any organization that you represent.  You may sign up beginning on Thursday, June 25, 2026 at 12:00 p.m. through Monday, June 29 at 12:00 p.m.  You will receive a confirmation email.

Wednesday

Highway Commission will meet at 8:30am at 302 Beasley, Franklin. Agenda

Thursday

The Public Health Committee will meet at 5:30 pm in the Executive Conference Room of the Williamson County Administrative Complex at 1320 W. main, Franklin Agenda Video Committee members: Sean Aiello, David O’Neil, Chris Richards, Mary Smith, Barb Sturgeon

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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 Board

No meetings this past week

Williamson County Commission Meetings

Monday, June 22nd

Courthouse Special Taskforce Video

AI Summary

Overview

• Taskforce voted to recommend the HG Hill property as the courthouse site — passed with 2 no votes (Mayor Moore and City Manager Eric Stuckey)
• Both dissenters want more exploration of alternative sites and mixed-use potential; they're not opposed to a new courthouse, just this site at this time
• Taskforce also voted to continue in a limited capacity to advise the PBA on design and implementation — passes with 1 abstention, expanded from 7 to 10 members to include clerk and master, DA, and public defender
• Historic courthouse reuse plan (visitor center managed by Visitors Bureau) approved unanimously
• All three recommendations go to the County Commission on July 13th; Commissioner Aiello will circulate a memo draft by email before then

Meeting opening and minutes

• Minutes approved unanimously with no discussion
• No citizens signed up for public communications

HG Hill site selection vote

• Kevin Benson moved to recommend the HG Hill property and Mr. Heller seconded; motion passed with 2 no votes
• Mayor Moore voted against — thinks the investigation has been premature, the building type and infrastructure haven't been fully evaluated, and a qualified real estate agent with pocket listings may surface better options
• Eric Stuckey also voted against — not opposed to the use but thinks the site has more promise as mixed-use development; urged the county to explore building toward Church Street, acquiring adjoining properties, or partnering with other owners rather than spending $17–18M to acquire a new site
• Commissioner Torres noted the county passed a 6-month contract extension in May, running to roughly late October or early November, which leaves some room to keep looking even after a recommendation
• Judge Hood pushed back on the idea of rehabbing the current site
• The JJC plan from 2020 doesn't add enough courtrooms — she already has 4 trials of 4+ days stacked 2–3 deep for 2027, with first available settings in 2028
• The plan doesn't resolve security gaps: no holding cells in civil/domestic court, no secure judge path between the judicial center and the historic courthouse
• The 2020 cost estimate of $31.5M is now projected at roughly $70M to execute
• The Church Street property owner (Participant 10/Heller) confirmed it's not for sale — they're in final stages of a deal that will bring significant business activity downtown
• Mayor Moore raised the Eddy Lane property (owned by the family of Mayor Mary Esther Reed of Smyrna) as an unexplored option
• Kevin Benson Director of Property clarified: 5.1 acres, assessed at $1.1731M, not available until 2029
• Judge Taylor noted the committee has looked at properties beyond the one-mile-from-the-square range and no one — including the mayor — has pointed to a specific better alternative
• Mr. Heller supported the motion, called the committee's review thorough, and suggested the county think about what happens to the Fourth Avenue building once it's vacated — believes it's more valuable to the city given its location

Taskforce continuation and PBA process

• Taskforce voted to continue in a limited capacity to advise the Public Building Authority on design, implementation, and reporting to the Board of County Commissioners — passed with 1 abstention
• Participant 12 (Schwindeman) asked that all elected and appointed courthouse officials be represented, specifically the clerk and master, DA, and public defender — Participant 1 agreed to expand the body from 7 to 10 members
• Jim Cross explained the PBA process
• PBA issues an RFP for oversight services, then a separate RFP for design
• A construction manager is brought on early in design to budget through schematic, design development, and construction documents to a GMP — this is what keeps projects on budget and avoids late surprises
• Every contractor category requires a minimum of 3 bids with full bid tab visibility
• All stakeholders get a seat at the table through the design process — every department walks through their needs with the design team
• PBA has existed since 2018, created specifically in response to cost overruns on the current courthouse

Historic courthouse reuse plan

• Taskforce unanimously recommended the plan submitted by Franklin Preservation Partners — 8 city members plus the Battle of Franklin Trust, Franklin's Charge, the visitors group, and county historian Rick Warwick
• Plan calls for converting the existing courthouse on the square into a visitor center for historical purposes, managed by the Visitors Bureau
• Estimated capital cost: $300,000–$500,000, including opening the second-floor balcony for public speakers on the square
• Heller noted the building is relatively small — two floors, used sparingly (roughly once a week by the court)

July 13 county commission presentation

• Commissioner Aiello will present three recommendations to the County Commission on July 13th: acquisition of the HG Hill property, continuation of the task force, and the historic preservation memo
• The memo will include meeting minutes, resolutions, the preservation plan, sites reviewed, and a recap of the task force's work
• Commissioner Aiello will circulate a draft memo by email for comments and revisions before submission rather than scheduling another meeting
• A follow-up meeting may be needed after July 13th depending on how the commission response

Wednesday, June 24th

• Property and Law Enforcement and Public Safety committees Agenda/Packet Video Property Committee members: Ricky Jones (C), Jennifer Mason(VC), Barb Sturgeon, Brian Clifford, , Matt Williams. Law Enforcement and Public Safety Committee members: Tom Tunnicliffe (C), Greg Sanford (VC), Pete Stresser, Matt Williams, Bill Petty. Commissioners Mason, Sturgeon, Clifford, Tunnicliffe, Sanford and Stresser were absent. Property had a quorum and LEPS did not have a quorum and therefore could not vote.

AI Summary

Overview

• Committee approved 3 resolutions unanimously: renewing the courthouse development task force, acquiring the HG Hill property at 926 Columbia Ave for a new judicial center, and a $10,000 state grant for a changing table at HG Hill
• All roads point to the Hill property — task force reviewed every viable site within 5 miles of downtown Franklin, and nothing else held up
• City of Franklin mayor and administrator voted against the acquisition (objection: not highest/best use for tax base); city mayor abstained on the task force renewal
• Bond issuance to fund the acquisition was continued to the July meeting — Participant 6 wants a clear picture of what it adds to the budget burden going into the new year
• Full task force memorandum — property reviews, meeting minutes, proposed reuse plans — will be distributed to the full commission

Minutes approval

• Minutes from the May 27th meeting were approved unanimously with no additions or corrections

Grant for HG Hill changing table

• Commission approved a resolution authorizing the county mayor to enter a $10,000 grant contract with the State of Tennessee Department of Disability and Aging for a changing table at HG Hill, amending the 2026–27 Parks and Recreation budget accordingly

Courthouse development taskforce renewal

• The current taskforce expires in September, so this resolution creates a slimmed-down continuation to carry the work forward with the new commission
• The task force's role is to advise the PBA on design and space usage, report progress back to the commission, and explore adaptive reuse of existing courthouse space and potential public-private partnerships on the Hill property
• One member of the county legislative body will be appointed to the task force at or after the September commission meeting
• Participant 2 wants the PBA to come before the full commission periodically with progress reports

Public Building Authority (PBA) role

• Bobby Cook (legal council) explained the PBA is a county-created public body staffed by engineers, architects, and contractors that gives the county more flexibility than standard procurement law — it can evaluate contractors on qualifications, not just lowest bid, and allows negotiation
• The county has used the PBA for Animal Control, the Archives building, and the Sheriff's special ops building
• Commissioner Aiello clarified this resolution doesn't refer the project to the PBA — that comes from the executive branch; the taskforce's job is to report back to the commission on PBA progress

HG Hill property acquisition

• Commission approved acquiring the property at 926 Columbia Avenue, Franklin, TN, empowering the county mayor to execute all transaction documents
• The taskforce reviewed properties within a 5-mile radius of downtown Franklin, including sites not currently for sale, and found no viable alternative — disqualifiers included floodplain issues, unwillingness to sell, proposed property swaps the county can't do, higher cost, and insufficient infrastructure
• The 5-acre site can accommodate a building with a base footprint of ~~100,000~~~~ sq ft over 3 stories (~~240,000 sq ft total), which exceeds the JJJ report's projection of ~94,000 sq ft of current space (not all usable) and the ~100,000+ sq ft expansion that was modeled
• Participant 5 thinks the Hill property is the right choice — well-located, sloped for underground parking, and judges have no objections

Existing courthouse reuse

• The existing complex breaks into 3 parts: the 1856 historic building, the 1970s office addition, and the main courthouse complex
• Historic building: preservationists recommend converting it to public/museum use with a possible ground-floor coffee shop at an estimated cost of ~$500,000 — it's one of 5 pre-Civil War courthouses in the area
• 1970s office addition: likely continues as office space with possible retrofitting over time
• Main complex: no decision yet — options include reuse for county offices, surplus and sale of a valuable downtown Franklin parcel, or other uses; judges and clerks opposed splitting court functions between general sessions and circuit
• Taskforce ruled out expanding on the existing property unanimously

Parking and bond financing

• Parking needs roughly 100 staff spots daily, with higher demand on general sessions days when several hundred people come through
• Participant 5 thinks parking on Columbia Ave won't be a shortage given ongoing underground construction nearby, and noted personal car usage in downtown corridors may shift in 15–20 years
• Bond issuance was continued to the July meeting — Participant 6 wants clarity on the debt burden given a tight budget entering the new fiscal year

Alternative Plan

• Commissioner Lawrence raised an alternative site idea for the new courthouse — specifically, building it in the parking lot of the current building (the one they were meeting in). Their key points:
• He acknowledged he brought this up late in the process ("the train had kind of left the station") regarding the Columbia property
• He suggested you could build the courthouse in the existing parking lot of the County Building and then build a parking garage to replace the displaced parking — potentially right in front of the current building
• He noted above-ground parking at that location might be less expensive than underground parking at the HG Hill site
• He pointed out that surplusing the HG Hill property (or keeping the downtown property in the tax base) could generate substantial tax revenue over 20–30 years, potentially making this the lower-cost option overall
• He clarified they still likes the HG Hill property as a courthouse location ("very close to downtown… a great place… a good fit") — but wanted the alternative on record
• He said he had talked to the judges, who think the parking lot option "could be a workable solution too"
• His final point: even if the county purchases the HG Hill property, it doesn't lock them into building on it — other possibilities could still be explored 

Thursday, June 25th 2026

Board of Zoning Appeals Agenda Audio

AI Summary

Overview

• A Board of Zoning Appeals hearing on 7 variance requests for a proposed 11-lot major conservation subdivision at 4655 Harpeth Pateonsville Road ended without a decision — the board voted to continue the public hearing
• A critical procedural issue emerged: 5 of the 7 variances fall on a parcel owned by Doug Sadler (neighbor), who never authorized the application and is opposed — Participant 7 argued the board has no authority to act on those variances
• Both county commissioners for the second district (Judy Herbert and Betsy Hester) asked the board to deny the variances
• Multiple neighbors raised serious flooding and erosion concerns, citing the 2010 flood and ongoing creek degradation from upstream development
• The board's suggested path forward is to defer at least a month to resolve the property authority issue and clarify the plan

Variance requests overview

• The application seeks 7 variances across 3 articles: Article 14 (resource protection — steep slopes and open space buffer), Article 12 (open space requirements), and Article 13 (steep topography and slippery soil protection standards)
• The variances are intended to allow construction of an 11-lot major conservation subdivision on multiple parcels along Harpeth Paytonsville Road (Map 144 parcel 0701; Map 155 parcels 0151, 0152, 0150, 0153, 0154)

Site conditions and justification

• Alison Collin (T Square Engineering) argued most variances stem from existing conditions, not new disturbance — particularly on parcel 1502, where the home and lot have long existed and are simply being incorporated into the subdivision for private road access
• The steep slopes bisect the property, making rear access impossible without crossing them — the applicant is proposing the crossing at what they believe is the minimum disturbance point, at roughly a 90-degree angle to the stream bank as required by TDEC
• The applicant stated no new driveway, tree removal, or disturbance is proposed on the existing lot — the stream buffer and steep slopes on that parcel are proposed to be fully preserved

Commissioner opposition

• Judy Herbert (county commissioner, second district) asked the board to deny all variances, saying the property is not suitable for that many homes given the number of variances required
• Betsy Hester (county commissioner, second district) also asked for denial, raising concerns about setbacks, open space, steep topography, slippery soil protection, and downstream drainage — she specifically questioned what happens to people downstream

Neighbor flooding and erosion concerns

• Beth Neumann (4665 Harpeth Paytonsville Road) said upstream development over 16 years has already eroded Harpeth Creek behind her house, and a bulldozed strip of woods last year sent debris flooding her backyard pasture — she asked the board to minimize the number of homes approved
• Doug Sadler (4650 Gander Branch) said a concrete bridge with no sides is their only access, and it floods every time there's heavy rain — he noted the creek already runs dirty from upstream erosion and asked the board to consider where runoff from 10–11 new homes will go
• Multiple neighbors referenced the 2010 flood, which reached their homes, as a baseline — they're concerned more development will make it worse

Authority to grant variances on Sadler's property

• Participant 7 raised that 5 of the 7 variances are located on Doug Sadler's parcel, which Sadler did not authorize and is actively opposing
• Kristi Ransom (Legal Council for the County) stated that the zoning ordinance limits who can file variance applications, and since Sadler hasn't authorized this request, the board has no authority to act on those 5 variances — only the 1 variance on the applicant's own property is properly before the board
• Henley Borden (applicant's representative) argued the parcel was included because it's being incorporated into the subdivision, but Ransom held that inclusion in a plan doesn't substitute for the property owner's authorization

Decision to continue public hearing

• The board voted to continue (not close) the public hearing to allow time to resolve the property authority issue and any plan changes
• Ransom suggested deferring at least a month — keeping the hearing open so neighbors can comment on whatever changes are made to the plan

Franklin Board of Mayor and Alderman

Thursday, June 25th

Capital Investment Committee Agenda Video

AI Summary

Action Items

• [ ] Participant 1 - Confirm CIC meeting date for Clovercroft discussion Needs to confirm the date — July 23rd may not work for key attendees, so August 27th or another date is being considered.
• [ ] Participant 5 - Add Clovercroft Road discussion to CIC agenda Chair Berger requested adding a Clovercroft Road discussion to the July or August CIC meeting agenda.
• [ ] Participant 7 - Keep Alderman Blanton updated on Mack Hatcher & Royal Oaks pedestrian/bike improvements Alderman Blanton asked to be kept in the loop on the sidewalk/crosswalk and bike/pedestrian lane review at Mack Hatcher & Royal Oaks — it's in his ward and he lives adjacent.

Overview

• Clovercroft Road traffic dominated citizen comments — Commissioner Lawrence pushed for a concrete plan before more development is approved, and Alderman Potts volunteered to lead a Franklin-County task force; Clovercroft discussion added to the August 27th CIC agenda
• 5 contract items approved: CDM Smith ARPA amendment (decrease of $206,262), Cotton Lane annexation agreement and sewer availability agreement, Boyd Mill road impact fee closeout (final value $2,282,489), and Poplar Farms contract name change to Meritage Homes of Tennessee
• Capital project updates: 3 bids approved at Tuesday's meeting (Mack Hatcher/Royal Oaks intersection, Liberty Park Bridge, Lewisburg Pike); bridge and other projects expected to start August–September 2026

Clovercroft Road traffic and task force

• Commissioner Lawrence asked the committee to establish a concrete plan — financing, timeline, and scope — for Clovercroft Road improvements before approving further development, noting Poplar Farms alone will add significant traffic and isn't even halfway built out
• Alderman Baggett raised that county developments outside city limits also funnel traffic onto Clovercroft and wants a holistic approach that includes unincorporated county growth, not just city approvals
• Alderman Potts volunteered to serve on a Franklin-County task force and suggested inviting Brentwood, noting the conversations exist but all parties haven't been at the table at the same time
• Participant 1 noted roughly 1,000 homes are approved or under construction in the area, and that when Market Street opens at year-end, traffic will route further down Clovercroft
• Clovercroft discussion added to the CIC agenda — moved from July 23rd (scheduling conflicts) to August 27th

CDM Smith ARPA contract amendment

• Approved amendment two to contract 2022-289 with CDM Smith — a decrease of $206,262 — closing out unused inspection and submittal review funds after project scope was reduced to one project following three rebids
• Reallocated a portion of the CDM funds to develop an asset management plan required by TDEC to unlock the final 20% of ARPA reimbursement

Cotton Lane sewer and annexation agreements

• Approved annexation agreement (contract 2026-00) and sewer availability agreement (contract 2026-0085) for Margan Didruer Lock at 418 Cotton Lane — both required to execute the sewer availability previously approved at the last CIC meeting
• Participant 1 clarified this is an annexation agreement, not an annexation — the property would agree to join the city in the future if contiguous properties are annexed

Boyd Mill road impact fee closeout

• Approved amendment one to contract 2020-141 with Southern Land Company, closing out the Boyd Mill road impact fee reimbursement — final value increased from $2,000,000 to $2,282,489.89
• Alderman Blanton confirmed all work is complete

Poplar Farms contract name change

• Approved amendment one to contract 2021-247 — no change in terms, only a name change from Poplar Farms LLC to Meritage Homes of Tennessee Incorporated

Capital project updates

• 3 project bids approved at Tuesday's board meeting: Mack Hatcher Parkway/Royal Oaks intersection, Liberty Park Bridge, and Lewisburg Pike — all expected to start August–September 2026 after contracts are signed and pre-construction meetings held
• Liberty Park Bridge is a separate contract from the park itself; park plans are still being revised to incorporate pickleball courts added late
• The existing bridge stays open during construction where possible, but may need to close depending on contractor laydown needs — worst case 4–5 months of closure; city staff access to the salt facility is guaranteed throughout
• Alderman Blanton asked Jonathan to keep him looped in on the Mack Hatcher/Royal Oaks sidewalk, crosswalk, and bike lane piece — the request came in after design was contracted with TDOT, but can still be added as a change order.

BOMA and FMPC Joint Conceptual Workshop Agenda Video

AI Summary

Action Items

• [ ] Participant 6 - Flag hotel-to-multifamily conversion topic for next Envision Franklin update Flag to the Envision Franklin comprehensive update process that hotel-to-multifamily conversions need to be addressed, so future PD applications have a policy basis.
• [ ] Participant 6 - Refine gas station pitched-roof standard (distance threshold and district context) Review gas station pitched-roof standard — consider expanding the proximity threshold beyond 500 feet (possibly 1,000 feet) and refining by district/context rather than residential proximity alone. Bring refined proposal to August workshop.
• [ ] Participant 6 - Study additional shipping container screening/location standards Study additional screening/landscaping requirements and any other location standards for shipping containers as a temporary use, incorporating feedback from tonight's discussion.
• [ ] Participant 6 - Bring Central Franklin Overlay infill findings and next steps to August workshop Bring back conclusions on Central Franklin Overlay residential infill in August, including: whether to apply transitional features across all of CFO (not just established areas), and any clarifying language for transitional features to ease implementation. No new regulatory proposals unless directed.
• [ ] Participant 6 - Bring state law (development review timeframes & sureties) details to August joint workshop Present detailed implementation plan for the 60-business-day agenda placement rule and the third-party inspection/sureties provisions, including zoning ordinance language.
• [ ] Participant 6 - Develop self-storage rezoning proposal for August workshop Study moving self-storage back to industrial/LI zoning (and potentially PD), addressing lighting and design concerns raised by Alderman Potts and others.
• [ ] Participant 6 - Revise 1st Avenue District parking amendment with floodway risk notification and overnight parking provisions Revise the 1st Avenue District parking amendment to incorporate group feedback: require proper notification/signage that parking is in a floodway and is at the parker's own risk; consider prohibiting or addressing overnight parking.
• [ ] Participant 6 - Host design professional meeting in August on state law implementation Hold a design professional meeting in early-to-mid August to align with partners who submit plans before the September DSAC meeting.
• [ ] Participant 6 - Bring full zoning ordinance amendment package to August joint workshop Bring the full zoning ordinance amendment package — covering all topics discussed tonight (1st Ave, commercial recreation, gas stations, data centers, self-storage, shipping containers) — to the August joint workshop ahead of the September planning commission meeting.
• [ ] Participant 6 - Present state law implementation to DSAC in early September Go to Development Services Advisory Commission the first week of September with the state law implementation details.
• [ ] Participant 6 - Refine data center location/buffer standards for August workshop Study whether data centers should be limited to LI + PD (rather than also allowing by-right in GO and RC districts), and consider a quarter-mile residential buffer requirement. Incorporate group feedback that outright LI-only may be too restrictive.

Overview

• Joint conceptual workshop covered potential zoning ordinance amendments — no final decisions made, most topics sent back to staff for further study ahead of a September planning commission meeting
• Floodway parking at 1st Ave District: group is open to allowing it with required risk disclosure signage and possible overnight parking restrictions
• Gas station pitched roof requirement: group wants the 500-foot residential buffer expanded (possibly to 1,000 feet) and refined beyond just residential proximity — no consensus on exact standard
• Data centers: group wants more study; staff suggested limiting to light industrial and PD (not RC or GO districts by right) — no decision
• Self storage: Alderman Potts wants them moved back to industrial/light industrial only; group is sympathetic but no decision
• Shipping containers: group is open to allowing longer-term use where containers are fully screened from public view — location-by-location approach favored
• Central Franklin overlay infill: significant pushback from existing residents (especially Natchez Street/Hard Bargain) against new regulations; group leaning toward keeping current standards but possibly applying transitional features across all of Central Franklin, not just established areas — staff bringing refined proposal in August
• joint conceptual workshop: BOMA + planning commission, June 25 2026
• staff presenter: Emily (not Kelly, who normally handles this)
• key upcoming dates: August JCW (state law details + full zoning amendment package), September planning commission vote
• topics are all potential amendments — nothing voted on tonight
• state law: 60 business-day agenda placement rule, 3rd party inspections — Franklin already within timeframes, more detail coming August
• 1st Ave: Kwanzaa Hut historic structure, almost entirely in floodway, variance for zero parking — tenants want parking; group OK with it if risk disclosure required; overnight parking concern raised
• commercial rec: straightforward, no real pushback — accent metals 40% non-front, glazing flexibility, netting limit in CFO
• gas stations: 500 ft residential buffer for pitched roof — group wants it expanded, maybe 1000 ft, maybe district-based not just residential; no final number
• hotel conversion: staff recommends case-by-case via PD process + Envision Franklin update first — group agreed
• data centers: noise/light concerns near residential; existing ones on Eddie Lane (LI) and Carothers (RC); staff suggests LI + PD only with 1/4 mile residential buffer; group wants more study, worried about over-limiting
• self storage: lighting from interior corridors hard to regulate; Alderman Potts driving this — wants back to industrial; Alderman Burger noted one on Carothers that blends well; Alderman Franks noted market self-limits clustering
• shipping containers: Dick's Sporting Goods the catalyst; containers off and on for ~2 years, more recently more consistent; group OK if totally screened; screening around containers impractical but screening sight lines from streets could work
• Central Franklin infill: Elizabeth Boulay presented; Commissioner Allen (Marsha) gave strong pushback on behalf of Natchez/Hard Bargain residents — don't want new regs on existing owners; Alderman Cesar and Commissioner Williamson want some guardrails esp. on height/coverage; Alderman Peterson noted Liberty Pike example; staff not proposing anything yet — just brainstorming; staff will bring back in August
• rezonings: Carter Hill Park, Bicentennial Park, 1st Ave parcels, mountain bike trail (Ovation), HHO expansion, SCO on Peytonsville — all routine, no pushback
• overview: decisions = hotel conversion approach agreed; everything else = direction given, staff to refine and return in August/September

Franklin Municipal Planning Commission Agenda Video

AI Summary

Overview

• All items passed unanimously (or near-unanimously) with recommendations to BOMA — Poplars Reserve annexation, rezoning, and development plan (with 3 modifications of standards); Bassett PUD rezoning and development plan; Iris Place and Denson Place PUD rezonings and development plans; and the Franklin Transit Master Plan
• Poplars Reserve generated the most debate — public speakers raised school overcrowding, traffic on Clovercroft Road, and connectivity concerns; all 3 modifications of standards passed despite staff recommending disapproval on all 3
• A task force between Williamson County and the City of Franklin to address Clovercroft Road and the broader East 96 corridor is being pursued — Alderman Berger is approaching the city administrator to set it up
• Iris Place and Denson Place are the final 2 phases of the Franklin Housing Authority Master Plan, replacing aging infrastructure from the late 1950s/early 1960s; Commissioner Williamson recused herself from both items
• Transit Master Plan heads to BOMA on July 14th and the Franklin Transit Authority board on August 4th for final approval

Clovercroft Road annexation

• Commission recommended BOMA approve the annexation of 5 properties totaling 22.78 acres north of Clovercroft Road, east of Oxford Glen Drive (Resolution 2026-47 and plan of services Resolution 2026-48)
• Staff noted no major infrastructure concerns — the properties are in the Watson Branch drainage basin, within the Milcrofton Utility District for water, and adjacent to existing city limits where sewer can be extended
• Projected student impact is 10 elementary, 6 middle, and 4 high school students at completion, with no concerns raised by Williamson County
• Public speakers Janet Curtis and County Commissioner Greg Lawrence urged postponement — Curtis cited school overcrowding (Trinity Elementary at 95% capacity, Page Middle at 100%) and traffic on Clovercroft Road; Lawrence asked for a delay until a funded, scheduled road improvement plan is in place
• Alderman Berger clarified she's working with Commissioner Lawrence on a Clovercroft task force and noted the developer has brought traffic mitigation solutions to be presented at the next CIC meeting
• Applicant Greg Gamble noted that without a master plan, the 5 parcels (only one of which has street frontage) would be a fragmented development, and that Landmark Investments is helping the DeBoer family navigate the city's approval process

Poplars Reserve rezoning

• Commission recommended BOMA approve rezoning 22.78 acres to Planned PD 1.8 District for Poplars Reserve PUD (Ordinance 2026-17)
• The site is in the Mixed Residential design concept per Envision Franklin; the applicant is requesting single-family only — no duplexes, multiplexes, or townhomes
• Density at 1.8 DU/AC is lower than adjacent Novara (2.61 DU/AC) and McKay's Mill (2.42 DU/AC)
• The 3 DeBoer family lots (110'x300', ~33,000 sf each) are set aside for the family to build on at an unspecified future date and won't be part of the Poplars Reserve HOA

Poplars Reserve development plan & modifications

• Commission recommended BOMA approve the development plan (Resolution 2026-52) with all 3 modifications of standards, all against staff recommendation
• Key site details: 41 total lots (38 single-family, 3 DeBoer family), 3.9 AC of preserved tree canopy (~50%), 3.0 AC of open space, average lot size 12,076 sf
• The developer is constructing Clovercroft Road as a 3-lane section, dedicating full right-of-way for future Carothers Parkway, and installing a greenway trail within the Clovercroft ROW — the closest home will be just over 50 feet from the new ROW line and ~74.6 feet from the new edge of pavement
• MOS #1 (waive street stub to eastern property) — passed 5–3; applicant argued slopes of 14%–20%+ on the eastern parcels and the Hillside/Hilltop Overlay make a road connection impractical; Commissioners Allen, Mann, and Williamson voted no, citing connectivity and safety
• MOS #2 (align western connection to northern property line via ROW extension from cul-de-sac rather than extending Denhart Drive) — passed 6–2; ROW dedication provides future access to the home north of the pond
• MOS #3 (cul-de-sac at Albrecht Drive western connection) — passed 7–1; supported partly because the ROW dedication satisfies future connectivity for the property north of the pond, and a through street would compromise stormwater management for the DeBoer lots

Bassett PUD rezoning & development plan

• Commission recommended BOMA approve the rezoning from RC-12 to Planned PD 32.7 (Ordinance 2026-07) and development plan (Resolution 2026-35) for Bassett PUD at 2408–2412 Goose Creek Bypass — both passed unanimously
• The 7.03-acre site at the northwest corner of I-65 and Goose Creek Bypass will have 230 multifamily units in a 5-story building (max allowed is 6 stories per the Envision Franklin special consideration for this location)
• Amenities include coworking space, fitness center, pool, plaza, and a trail/sidewalk network connecting to Berry Farms; the building also partially screens the self-storage facility under construction to the north
• The applicant revised the architecture since the joint conceptual workshop, drawing on Berry Farms as a precedent — changes include identically proportioned vertical massing sections, ganged balconies, more masonry, and an all-brick section at the pedestrian/leasing zone
• Commissioner Williamson suggested the main corner of the building still needs some refinement, though noted the rest of the facade is working well
• MOS #1 (reduce minimum 18-inch foundation to grade along street-facing facades for ADA-accessible routes) — staff supported and commission approved unanimously, consistent with prior BOMA approvals for similar requests
• Commissioner Allen raised whether the 18-inch foundation standard should simply be updated in the zoning ordinance given how often it's being waived; staff noted they periodically review granted modifications and propose comprehensive zoning updates

Iris Place PUD rezoning & development plan

• Commission recommended BOMA approve the rezoning from PD to PD 18.85 (Ordinance 2026-16) and development plan (Resolution 2026-50) for Iris Place PUD at 500 West Meade Boulevard — Commissioner Williamson recused herself from both votes
• The 7.68-acre site will replace 34 existing duplex units with 144 multifamily units across 5 new buildings: 2 L-shaped condominium buildings with parking behind, and 2-story townhomes fronting Edgewood Boulevard with parking behind
• Envision Franklin's special consideration for Franklin Housing Authority properties explicitly allows multifamily in accordance with their master plan; the FHA master plan was updated at the start of 2026 to reflect this proposal
• MOS #1 (parking at 1.75 spaces/unit for all bedroom types vs. the standard 1.25 for studios/1BR and 2.25 for 2BR+) — approved; supported by ITE affordable housing data showing ratios as low as 1 space/unit are defensible, and consistent with prior BOMA approvals
• MOS #2 (reduce required natural area from 10% to 0%, with total open space held at 15% — 5% programmed, 10% non-programmed) — approved; the existing site has no qualifying natural areas, and the applicant agreed to maintain the 15% total open space threshold

Denson Place PUD rezoning & development plan

• Commission recommended BOMA approve the rezoning from PD to PD 21.70 (Ordinance 2026-15) and development plan (Resolution 2026-49) for Denson Place PUD at 137 Natchez Street — Commissioner Williamson recused herself from both votes
• The 5.14-acre site will replace existing units with 97 multifamily units at 21.7 DU/AC; changes since the joint conceptual workshop include reducing homes fronting Natchez Street and Acton Street from 2.5 stories to 2 stories, adding a 75-foot naturalistic historic buffer adjacent to First Missionary Baptist Church, extending water lines from Columbia Avenue for adequate fire flow, and adding stormwater management not present in the original development
• A neighbor at 15 Acton Street raised concerns about traffic and drainage given the jump from ~30 to 97 units; staff confirmed a traffic study was done (all intersections at acceptable levels of service), and that city engineering has already met with the project team on-site to address aging stormwater infrastructure
• MOS #1 (parking at 1.75 spaces/unit) and MOS #2 (natural area from 10% to 0%, total open space at 15%) — same rationale and outcome as Iris Place; both approved
• MOS #3 (allow stormwater infrastructure within the 75-foot historic buffer) — approved with the condition that required landscape screening is provided to protect the church campus
• MOS #4 (allow utility easements within the historic buffer without adding offsetting width) — approved given the limited site size

Franklin Transit Master Plan

• Commission recommended BOMA approve Resolution 2026-26 adopting the Franklin Transit Master Plan unanimously; next stops are BOMA on July 14th and the Franklin Transit Authority board on August 4th
• The 10-year plan was developed over 11 months by consultant Benesch, with extensive public outreach in September–November 2025 and a second round since the joint conceptual workshop
• The plan's 50+ recommendations are grouped into 5 areas: outreach and education, planning and policy, capital and technology, transparency and performance monitoring, and service improvements
• Near-term service priorities include a microtransit feasibility pilot in Cool Springs (a grant for this was received in 2019 but paused due to COVID), modifications to the Blue Route to make it a dual-direction circular route, and potentially expanding the downtown-to-Factory lunch shuttle to an all-day service
• The longer-term vision is a citywide on-demand microtransit zone that integrates with the existing TOD service, plus additional fixed routes as ridership data matures
• Most capital and planning costs over the 10 years are expected to be fundable within current resources; the unfunded items are later-year operating costs tied to new fixed routes
• Public desire for regional connections (e.g., to Nashville via WeGo) was the strongest theme from public input, though regional service falls outside the Franklin Transit Authority's direct mandate

For all other meetings go here.

Election Commission

No meetings this past week or nex

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

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