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Friday Recap September 26th, 2025

Bill Petty

27 Sep 2025 — 15 min read

My Comment

Thoughts on forgiveness

I want to make a comment about the extraordinary act of Erik Kirk. She forgave her husband's murderer. From a human standpoint, this seems to be incoherent. How could someone forgive such a heinous act against a loved one?

The reality is that by forgiving him, she has freed herself from the power of his act over her life. Forgiveness is more about the forgiver than the forgiven. When we forgive someone of a wrong they have done to us, we free ourselves from their control over our lives.

If we don't forgive, then we end up wallowing in the misery that they have caused us. We become bitter and hateful ourselves. They live in our heads until the day we die. But when we forgive, we are free from their negative influence and they no longer control our thoughts.

Jesus instructs us on this when He is on the cross and cries out, "Forgive them for they know not what they do" Luke 23:34. He tells us to love our enemies, You have heard that it was said, ‘Love your neighbor and hate your enemy.’ But I tell you, love your enemies and pray for those who persecute you." Matthew 5:43-44

To be clear, I'm not suggesting for a minute that a wrong doer should not be held accountable. If they have broken the law, they should be tried and, if found guilty, appropriately sentenced. I am also not suggesting that anyone stay in an abusive relationship either.

I can think of situations that are so vile that no person could possibly forgive and yet, when I contemplate the words of Jesus on forgiveness, I see no exceptions. Everyone's life experience is unique, but forgiveness is universal, and as hard as it may seem, it never fails to free us from the torment of a wrong done to us.

Sheriff's Department August report and inspection

The state inspection found no deficiencies in our Sheriff Department. Thank you Sheriff Hughes and staff.

The "map this location" doesn't work here. If you go to the link above, it will work there.

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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

Next Week

Monday September 29th

Policy committee meets 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, TN 37064.

Agenda Video starts at 6:00 pm and there after.

Williamson County Commission

Monday September 22

Rules Committee Resolutions. I missed this meeting, much to my chagrin, because I got my times mixed up. All the resolutions passed.

Committee members: Ricky Jones, Guy Carden, David O’Neil (vice), Barb Sturgeon, Chas Morton, Brian Clifford (chair). Commissioners Sturgeon, Carden and Jones were absent. Chairman Beathard filled in to make a quarum.

Wednesday September 24

Property Committee Resolutions audio Audio starts with discussion of the convention center contract.

Committee members: Brian Clifford, Ricky Jones, Jennifer Mason, Barb Sturgeon, Matt Williams. Commissioner Jones was absent.

AI Summary

Action Items

[ ] Participant 4 - Explore financing options with shorter lease term Have conversations with financing partners to determine if a 5-year extension (from 2027 to 2032) would be sufficient for securing hotel financing, and report back before the county commission meeting in two weeks
[ ] Participant 8 - Research early termination and sale provisions in conference center contract Review all contract amendments since 1997 to determine if there are early termination clauses and verify whether the county can sell its interest in the conference center without city approval

Overview

Hotel representatives requested a 10-year contract extension from October 2027 to October 2037 for conference center management, which Franklin already approved unanimously
Conference center generates $355,435 annually for the county and has produced $4.6 million in total profit since 1999
Hotel needs extension approval for financing as current loan matures November 2025, and lenders require contract certainty for underwriting
Commissioners expressed concerns about 12-year total commitment and requested exploration of shorter 5-7 year terms
Property generates $1.24 million in combined tax revenue annually ($688,000 sales tax + $546,000 occupancy tax)

Contract extension timeline and terms

Current contract expires October 2027, proposed extension runs until October 2037 for 10 years
Participant 2 noted they reduced the original 15-year proposal down to 10 years
Participant 8 explained 2037 represents the 40-year maximum period allowed under state law before requiring completely new contract
Participant 1 questioned whether extension could start from 2025 instead of 2027 to reduce total commitment from 12 years to 10 years
Participant 4 agreed they would accept 10 years starting from current date rather than 12-year total commitment

Hotel financing and refinancing needs

Participant 4 confirmed current loan matures November 2025 and they need new financing, not refinancing with existing lender
Hotel representatives clarified this is normal commercial loan cycling, not financial distress
Participant 4 explained they're seeking 5-year financing terms and lenders require contract certainty for underwriting
Participant 9 expressed concern about covering two financing cycles with 10-year extension since loans typically run 5-7 years
Hotel putting $7 million in improvements into hotel and completed $3 million in conference center improvements

Conference center revenue and profitability

Participant 2 reported fiscal year 2025 profit of $355,435 for the county
Conference center has generated $4.6 million total profit since county ownership began in 1999
Participant 2 noted consistent annual profits of $300,000-$400,000 over past 4-5 years
All debt is paid off with no outstanding obligations
Participant 4 mentioned they've already booked close to $500,000 in business for 2028

Shared infrastructure and operational dependencies

Participant 4 explained kitchen, HVAC, and laundry systems cannot be separated between hotel and conference center
Participant 2 noted shared expenses reduce operational costs compared to independent management
Participant 3 highlighted that separate operator would require elevated overhead for administrative, engineering, and food service support
Conference center depends on hotel's kitchen for catering services

Contract flexibility and disposal rights

Participant 6 requested assurances that contract wouldn't prevent property disposal before 2037
Participant 8 indicated they need to research current contract terms regarding early termination and disposal rights
Participant 4 offered to negotiate language allowing county to sell within the contract term
Participants discussed that any disposal would require Franklin's agreement as co-owner

Alternative contract term lengths

Participant 5 suggested 5-year extension (effectively 7 years from current date) to provide financing security while allowing more frequent reevaluation
Participant 4 stated 10 years is minimum needed for operational and financing comfort
Participant 6 proposed 5-year term with option to return for longer extension if financing gets rejected
Commissioners requested hotel representatives explore 7-year total commitment with their financing partners

Competitive bidding considerations

Participant 7 asked when management contract was last competitively bid
Participant 2 explained RFP process was explored in 2017 or 2019 but didn't proceed due to lack of market interest
Participant 2 noted complexity of finding operators willing to work with two municipalities and manage interconnected hotel-conference center facility
Participant 7 expressed philosophical opposition to government operating profit-making businesses

Tax revenue generation

Combined hotel and conference center generated $2.2-2.75 million in total revenue producing $688,000 in sales tax
Property generated additional $546,000 in occupancy tax revenue
Total annual tax revenue of $1.24 million with county receiving 4% occupancy tax share
Participant 4 noted substantial tax revenue generation beyond direct conference center profits

Next Week

Monday September 29th

Purchasing and Insurance Committee meets at 9:00 in the Executive Conference Room in the County Building at 1320 W. Main Street
Franklin, TN. I have not further information.

Thursday October 2nd

Public Health Committee meets 5:30 pm Williamson County Administrative Complex in the Executive conference Room 1320 West Main Street Franklin, Agenda/Minutes/Resolutions

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. We are in the process of reviewing a technology upgrade that will allow the county to record more meetings as well as include agendas, minutes and packets on our website. I will keep you up to date when progress is made

Board of Mayor and Aldermen

Tuesday September 23

BOMA Work Session Agenda Video

AI Summary

Action Items

[ ] Paul - Provide total payment information for Studio 8 contract Provide Alderman Barnhill with the total amount paid to Studio 8 to date under City of Franklin contract 20200041.
[ ] Vernon - Draft IDD policy based on board discussion Draft a comprehensive Infrastructure Development District policy incorporating the feedback from tonight's discussion, including value-to-lien ratios, community benefits framework, application process, and administrative procedures.

Overview

City approved $100,000 Studio 8 Design contract amendment that will save approximately $200,000 in construction costs through design optimization
Board debated $40 million Goose Creek bypass project in capital investment plan, with concerns about prioritizing micro projects over macro infrastructure spending
Texas bond experts presented comprehensive IDD framework showing 95% market share in special assessment bonds with zero defaults in Texas history
City moved toward finalizing IDD policy with 3 to 1 value-to-lien ratio and community benefits scorecard requiring 100 points for consideration
IDD administration will use third-party conduit issuer (Industrial Development Board or Public Building Authority) to reduce city risk exposure

Studio 8 Design contract amendment for construction savings

City approved Amendment 8 to Studio 8 Design contract for additional $32,580 in services plus $67,420 design contingency allowance
Initial $32,580 investment will generate approximately $200,000 in construction cost savings through utility coordination and stormwater system redesigns
Additional $67,420 provides allowance for future value engineering opportunities that could yield similar savings
Alderman Barnhill requested total amount paid to Studio 8 to date, which staff will provide

Williamson County Schools theatrical performance agreement

City approved contract with Williamson County Schools for free public theatrical performances at city parks
Program will serve over 1,000 students in Williamson County theatrical arts from elementary through high school
First performance will be Centennial High School's "Sleepy Hollow" at Harlinsdale Barn
Schools may request donations for fundraising but all performances remain free to public
City can operate concessions during events

Bond counsel engagement contract

City approved contract with Bassbury and Sams PLC for bond counsel services outside of specific bond issues
Contract provides mechanism for legal consultation on bond-related questions that arise between formal bond issuances

Capital investment plan project additions and priorities

City has $460 million projected revenue over 10 years ($139 million debt, $321 million cash)
Currently $364.5 million committed to projects: $248 million underway, $63 million in right-of-way phase, $53 million in design
Resolution 2025-85 adds $91.5 million in seven new projects, leaving $4.1 million unprogrammed capacity
Projects include Franklin Road improvements, Fire Station 3 replacement, Eddy Lane sidewalk, Boyd Mill Avenue improvements, and Hillsborough Road intersection work

Goose Creek bypass funding debate

$40 million Goose Creek bypass and Carothers extension sparked debate about macro versus micro project priorities
Alderman Baggett questioned committing large sum when smaller traffic impact projects need immediate attention
Project ranked number one in previous CIP prioritization but scheduled for back half of 10-year planning window
Vice Mayor Potts defended keeping project to avoid future price increases and maintain infrastructure planning ahead of development
Alderman Caesar worried $40 million allocation limits staff capacity for smaller high-impact projects

Infrastructure Development Districts overview and mechanics

FMS Bonds presented Texas experience with 95% market share in special assessment bonds since 2015
Texas has never had a default on special assessment bond due to rigorous due diligence and safeguards
Value-to-lien ratios in Texas started at 3 to 1 but now closer to 2 to 1 due to declining tax rates
Bond proceeds held by third-party trustee, released only after infrastructure completion and city engineer approval
Assessments levied against individual parcels - if 10 homeowners default out of 100, remaining 90 see no payment increase

IDD risk assessment and safeguards

Bonds require $100,000 minimum denominations limiting buyers to qualified institutional investors or accredited investors
All public approvals, financing commitments, and environmental clearances required before market access
Third-party appraisals provide discounted cash flow analysis rather than retail values for additional protection
Capitalized interest funds cover first 2-3 years of payments until lot transfers to builders or homeowners
Debt service reserve fund provides one year's coverage for investor protection during foreclosure process

IDD policy framework development

Staff recommends 3 to 1 value-to-lien ratio as starting point, higher than state law minimum of 2 to 1
Community benefits scorecard requires 100 points for application consideration, though board expressed concerns about rigid scoring
Alderman Brown noted Armistead development would score only 85 points despite being desirable project
Board emphasized need for flexibility and negotiation rather than checkbox approach to community benefits

Community benefits and affordable housing considerations

Texas communities use various approaches: workforce housing requirements, park fees ($300 per lot), or cash payments in lieu
Developers typically prefer cutting checks rather than including affordable housing due to compliance complexity
Tool works well for 40,000-60,000 square foot lots suitable for teacher, police, and firefighter housing
Alderman Brown identified workforce housing as key priority since inclusionary zoning was removed by state legislature

IDD administration approach

Betsy Knotts recommended using Industrial Development Board or Public Building Authority as conduit issuer to distance city from credit risk
Third-party PID administrator costs $30,000-40,000 annually, paid from district funds rather than city budget
West Tennessee county developing specialized public building authority for pooled special assessment financings statewide
Quarterly continuing disclosure requirements and annual filings required for investor transparency

Tuesday September 23

BOMA meeting Agenda Video

AI Summary

Overview

Art Crawl faces alcohol licensing crisis after Tennessee Alcoholic Beverage Commission canceled permits—businesses report 70% revenue drops and may exit the program
Ovation development traffic study shows 5 failing intersections at level of service F, generating 5,400 PM peak hour trips and nearly 50,000 daily trips
Ovation rezoning passed 7-1 after extensive traffic study debate with community opposition to Aureum rezoning passed unanimously 8-0
Board approved zoning ordinance updates including floodplain regulations change from 5-year to 1-year cumulative timeframe for substantial improvements
Fire Prevention Week proclamation (October 6-12, 2025) focuses on lithium battery safety education
Community Planning Month (October 2025) and Widow of the South 20th anniversary (2025) officially recognized

Art Crawl alcohol licensing crisis

Mike Ingram reported Tennessee Alcoholic Beverage Commission canceled alcohol permits for Art Crawl venues
Olivia Oil business owner reported 70% revenue drop since alcohol service ended
Arts Council affiliates with 58 nonprofits, with 22 nonprofits participating in next Art Crawl at Catholic church
Ingram requested city help finding solutions after TABC quoted $1,500 monthly costs for potential workarounds
Multiple Main Street businesses considering dropping out of Art Crawl due to revenue losses

Ovation development traffic impact analysis and rezoning vote

Community opposition led by Clive Groh (retired traffic engineer, 24 years experience) warned of "domino effect" from 5 level F intersections
Development adds 644 housing units and 1.2 million square feet commercial space
Project generates 5,400 PM peak hour trips and nearly 50,000 daily trips—twice Nissan Stadium game day traffic
Valerie Williams and Patrick Collins spoke against project citing traffic concerns and density doubling
Kennedy Adams (Kimley Horn) confirmed three professional engineers reviewed traffic study (developer-hired, city-hired, independent third party)
Greg Gamble explained staff required additional lane improvements on McEwen Drive north and south sides after initial study review
McEwen and Carothers intersection improvements reduce delay from 270 seconds to 46 seconds
Paul Holzen (city staff) explained level F failures start around 160 seconds delay, requiring multiple signal cycles
Alderman Berger defended city's due diligence and three independent traffic engineer reviews
Alderman Caesar addressed misinformation concerns about "nefarious activity" between developer and city
Alderman Baggett calculated 37 seconds additional delay through F intersections on 96 to Cool Springs trip
Final vote: 7-1 - Yes: Barnhill, Blanton, Caesar, Peterson, Berger, Brown, Vice Mayor Potts; No: Baggett

Aurem rezoning vote

Glenn McGee (applicant) confirmed availability for questions
Alderman Brown confirmed both projects did coordinated traffic studies with correct infrastructure improvements
Final vote: Unanimous 8-0

Zoning ordinance floodplain regulations update

Alderman Baggett successfully amended floodplain substantial improvement timeframe from 5 years back to 1 year
Change affects cumulative cost calculations for flood-damaged property improvements
Baggett noted zero homes have been raised due to voluntary reporting under current rules
Staff confirmed change drops 90 points in community rating system but won't affect insurance rates
Board removed 54-acre city-owned property from historic preservation overlay designation
Ordinance passed 7-1 with amendments - No vote: Alderman Peterson

Fire Prevention Week lithium battery safety

Mayor proclaimed October 6-12, 2025 as Fire Prevention Week
Theme focuses on "Charge into Fire Safety: Lithium Ion Batteries in Your Home"
Proclamation highlights increased battery-related fires from smartphones, tablets, laptops, power tools, e-bikes, scooters, and toys
Emphasized proper charging, disposal, and recycling of lithium batteries to prevent fires and explosions
Franklin firefighters committed to prevention education and community outreach

Community Planning Month recognition

Mayor proclaimed October 2025 as Community Planning Month
Recognition honors planning commissioners' volunteer service and professional planners' contributions
Proclamation emphasized planners' role in data-driven community decisions for housing, transportation, and land use
Large group of planning staff and commissioners attended ceremony

Widow of the South 20th anniversary celebration

Mayor proclaimed 2025 as 20th anniversary year of Robert Hicks' novel "Widow of the South"
Book published in 2005 about Carrie McGavock and Battle of Franklin history
Novel sparked preservation momentum for Carnton, Carter House, and historic battlefields
Recognition celebrates ongoing legacy of preservation, education, and cultural enrichment in Franklin

as a reminder on what the votes were on for both Ovation and Aureum:

Aureum PUD rezoning and development approval

Board approved rezoning 27.19 acres from Plan District to Plan PD 33.1 for Aureum development
Development plan includes 900 multifamily units, 245,460 square feet non-residential space, and 300 hotel rooms
Project reduces traffic by 4,000 vehicle trips per day compared to original 2019 approval
Glenn McGee confirmed 7-year total timeline with development in 3 phases
All four modification standards approved unanimously:
Pitched/gabled roofs for non-residential structures
3 digital interactive wayfinding screen panels
Neon and LED lighting for internal illumination and halo effects
String lights in pedestrian and dining areas

Ovation PUD rezoning and development approval

Board approved rezoning 103.93 acres from Plan PD to accommodate revised development plan
Development includes 1,594 residential units (reduction of 186 units from current entitlements), 1.655 million square feet non-residential, 350 hotel rooms
Project generates $56 million in impact fees to city and Williamson County Schools
Projected $13 million annual revenue to city and $10 million to county primarily for schools
Alex Chambers confirmed residential phases built every 2-3 years over 6-12 years total timeline
All eight modification standards approved, including controversial parking structure placement

Traffic impact and road improvements

Ovation traffic study reviewed 36 intersections - more than any previous development plan
City required additional third lane on north side of McEwen to I65 and south side toward Turning Wheel after initial study
Aureum providing third lane on south side of McEwen from I65 to Carothers creating 6-lane section
Paul Holzen confirmed signal retiming and new lighting required as projects come online
Cleave Crow warned of 5,400 additional PM trips creating gridlock, predicting level service F on Carothers and McEwen

Parking structure placement along arterial roads

Ovation parking structure along Carothers Parkway approved 5-2 despite staff disapproval recommendation
Alderman Berger supported for transit accessibility, noting internal placement impractical for transit stops
Planning Commission added architectural conditions: base/middle/cap design, 3 different facades for structures over 150 feet, pedestrian access, foundation landscaping
Alderman Baggett opposed, preferring building placement to screen parking from major roads
Vice Mayor Potts supported with proper architectural screening and light pollution controls

Building height restrictions for Ovation

Board reduced Building V height from 6-10 stories to 5-8 stories in 5-2 vote
Alderman Baggett proposed reduction to align with 5-story Aureum development across street
Other buildings F, D, P, and S remain at 12-story maximum for office use flexibility
Corner building at McEwen and Carothers capped at 8 stories maximum

Next Week

For next week's meetings, go here

Election Commission

No meetings this week or next

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)

Blessings,

Bill

pettyandassociates@gmail.com

Community resources

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Grassroots Citizens of Williamson County Provides free tools and information to help grassroots conservatives exercise their citizenship here in Williamson County.
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TruthWire Local news and commentary.
Williamson County Republican Party is one of the most active parties in the state and captures the conservative heart of Tennessee.
Mom's For Liberty Williamson County is dedicated to fighting for the American family by unifying, educating and empowering parents to defend their parental rights at all levels of government.
Tennessee Stands produces video media, podcasts, and live events, and provides social commentary on relevant issues in our state.
M4LU is a new site developed by the national Mom's for Liberty but generated right here in Williamson County. The mission of M4LU is to to inform, equip, and empower parents with knowledge, understanding and practical tools.
WCSB Substack. This site reports on the Williamson County School Board meetings. It provides accurate summaries of all WCSB meetings.

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