Sample issue · Davidson · Rutherford · Williamson · Wilson · Maury counties, TN · meetings of Aug 6 – Sep 3, 2026, plus agendas already filed through Sep 16
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Every filing and decision from the planning commission, design review and council packets across five Middle Tennessee counties — extracted, structured, and in your inbox before the hearing.
Davidson County — Metropolitan Council, Aug 18 Davidson · new coverage
Bill
Type
Location
Applicant / Owner
Detail
Recorded action
BL2026-1406
Rezoning
5601 & 5621 Cane Ridge Rd, 3314 Old Franklin Rd
Thomas & Hutton / Jennings Family Properties · fee paid by M/I Homes of Nashville, LLC
42.2 ac, AR2a → SP — 79 multi-family units and 100 single-family lots (2026SP-019-001)
Passed third reading Aug 18
BL2026-1403 / 1404
SP amendment + rezoning
W of Gallatin Ave, E of Emmett Ave, S of McClurkan Ave
Barge Civil Associates / East Nashville Owner, LLC and TM Investment, LLC
19.09 ac, RS5, CS & OR20 → SP mixed-use, with a companion ordinance restricting building materials (2022SP-075-002)
Passed third reading as amended
BL2026-1479 / 1480
Rezoning
515 Anderson Ln and Anderson Ln (unnumbered)
Dale and Associates / Big Tent
3.93 ac, RS7.5 → SP — 57 multi-family units, plus material restrictions (2025SP-045-001)
Passed third reading as amended
BL2026-1411 / 1412
Rezoning
13181 Old Hickory Blvd at Twin Oaks Ln
Anderson, Delk, Epps and Associates, Inc / The Grandview Eight, LLC
4.97 ac, AR2a → SP mixed-use, plus material restrictions (2025SP-046-001)
Passed third reading as amended
BL2026-1471 / 1472
Rezoning
Curtis St, Lincoln Ave, 2305 & 2307 Lloyd Ave
Catalyst Design Group / GF Casa Trust, Ana G. Fuentes, Kelvin Brown
6.32 ac, R10 → SP — 62 multi-family units (2026SP-026-001)
Passed third reading
BL2026-1474 / 1475
Rezoning
1205 2nd Ave N, ~129 ft north of Madison St
Dale and Associates / EJ Nash Investments, LLC · fee paid by M5 Residential, LLC
0.46 ac, IR → SP mixed use — industrial restrictive converted downtown-north (2026SP-024-001)
Passed third reading
BL2026-1484 / 1485
Rezoning
12802 Old Hickory Blvd, ~148 ft SW of Logistics Way
Barge Civil and Associates / private owners
3.6 ac, AR2a → SP mixed use (2026SP-025-001)
Passed third reading
BL2026-1468
Rezoning
69 A, B and C Donelson St
Thompson Burton, PLLC / Level Up Realty, LLC and O.I.C. 69 Donelson Street
0.17 ac, R6-A → RM20-A-NS (2026Z-035PR-001)
Passed third reading
BL2026-1476
Rezoning
142 and 144 Elmhurst Ave
Smith Gee Studio, LLC / NG Dickerson, LLC
0.40 ac, RS5 → RL2 (2026Z-038PR-001)
Passed third reading
BL2026-1486
Rezoning
303 Joyner Ave
Fee paid by Harp Development LLC
0.17 ac, RS5 → R6-A (2026Z-041PR-001)
Passed third reading
BL2026-1473
Rezoning
1212 Villa Place, Edgehill Neighborhood Conservation Overlay
Fee paid by DY Construction Inc
0.28 ac, RS5 → MUN-A-NS inside a conservation overlay (2026Z-040PR-001)
Passed third reading
BL2026-1416
Contextual Overlay District
Shepherd Hills Dr & Twin Hills Dr, SE of Gallatin Pike
Councilmember-initiated, application fee waived
137.6 ac of R20 placed under a Contextual Overlay (2026COD-001-001)
Passed third reading
BL2026-1420
Contextual Overlay District
Cumberland Hills Dr & Northside Dr, south of Gallatin Pike
Councilmember-initiated, application fee waived
68.2 ac of RS40 placed under a Contextual Overlay (2026COD-002-001)
Passed third reading
BL2026-1487
Rezoning (down)
981 Old Lebanon Dirt Rd, ~1,777 ft NW of New Hope Rd
Metro Council
5.01 ac, RS15 → AR2a — density removed, not added (2026Z-055PR-001)
Passed third reading
BL2026-1469 / 1470
Historic Landmark Overlay
113 8th Ave S at McGavock St, zoned DTC
First Evangelical Lutheran Church
0.72 ac downtown parcel taken out of play by overlay (2026HL-003-001)
Passed third reading
BL2026-1482 / 1483
Historic Landmark Overlay
3411 Albion St at 35th Ave N, zoned RS10
Councilmember Brandon Taylor / Mount Olive Missionary Baptist Church
0.69 ac (2026HL-004-001)
Passed third reading
BL2026-1402 · BL2026-1478
Rezoning
412 Veritas St · 408 & 410 Patterson St
Private applicants
0.26 ac and 0.38 ac, both RS7.5 → R8-A west of Nolensville Pike (2026Z-017PR-001, 2026Z-030PR-001)
Passed third reading
BL2026-1520
Zoning text amendment
Citywide
Metro
Rewrites the definition of “boarding house” in Chapter 17.04 (2026Z-015TX-001)
Passed first reading
BL2026-1488
Zoning text amendment
Citywide
Metro
Updates the Zoning District Land Use Table to match recent code amendments (2026Z-014TX-001)
Passed third reading
Why it matters: this is the first Davidson County issue, and it is here because Nashville is where the same firms file. Two things on this agenda do not exist in a normal rezoning alert. First, the building material restriction ordinances — Nashville passes a second, separate bill alongside a Specific Plan that binds what the buildings may be clad in; it carries its own bill number, it is what the neighbours actually negotiated, and it is invisible if you only track the rezoning. Second, 205.8 acres went under Contextual Overlay Districts in one sitting, both initiated by a councilmember with the application fee waived — that is downzoning pressure moving without an applicant, and if you hold or are assembling anything along Gallatin Pike it just changed what you can build. The Old Lebanon Dirt Road bill is the same story at parcel scale: RS15 taken down to AR2a at Council's own initiative.
On the vote column: Metro's minutes for Aug 18 are published as final, so this table carries recorded actions rather than agenda positions. That is the difference you will see between this section and the suburban boards below, where minutes typically post one to three weeks after the meeting and we hold the line at “heard, minutes in draft” until they do.
Davidson County — Metropolitan Council, Sep 1 Davidson · minutes final · votes recorded
Bill
Stage
Location
Applicant / Owner
Detail
Status
BL2026-1558 / 1559
First reading
1065 Barnes Rd, ~54 ft east of Barnes Bend Dr
Land Solutions Company, LLC / Elam Family Trust · fee paid by Green Trails LLC
55.6 ac, AR2a → SP — 110 multi-family units and 77 single-family lots, plus a companion material-restriction ordinance (2026SP-018-001)
Passed first reading Sep 1, as substituted
BL2026-1553 / 1554
First reading
300 McCann St at 3rd Ave S
TDP Acquisitions LLC / Motosound Group LLC · fee paid by TDP MKT LLC
0.69 ac, CF → SP — 311 multi-family units on two thirds of an acre, plus material restrictions (2026SP-039-001)
Passed first reading Sep 1
BL2026-1548 / 1549
First reading
3001–3048 Owen Dr (eight parcels) and 12966 Old Hickory Blvd
Tune, Entrekin & White, P.C. / various owners · fee paid by Jackson Business Park Assn.
A paired filing: one bill cancels the PUD overlay, the other takes the same nine properties AR2a → IWD industrial warehousing (15-82P-003, 2026Z-058PR-001)
Passed first reading Sep 1
BL2026-1506 / 1507
Public hearing
610 Old Hickory Blvd, 110 ft west of Lombardia Ln
Pape Dawson / Habitat for Humanity of Greater Nashville (owner and fee payer)
14.03 ac, RS5 and CS → SP — 33 single-family lots, 18 two-family lots and commercial (2026SP-027-001, "Kitty Wells")
Passed second reading Sep 1
BL2026-1560
First reading
4107 & 4186 Dodson Chapel Rd, SW corner of Old Hickory Blvd
Vulcan Materials Company / Susan Basham and Vulcan Lands Inc.
RS15 and SP → SP — a mineral extraction plan, not housing (2026SP-033-001)
Passed first reading Sep 1
BL2026-1400 / 1401
Public hearing
5683 Cane Ridge Rd, ~479 ft south of Spring Path Ln
Kimley-Horn / Larry Doochin
6.64 ac, AR2a → SP, 68 multi-family units — back after the Aug 4 deferral, with its material-restriction bill (2026SP-009-001)
Deferred Sep 1 to the Oct 6 public hearing
BL2026-1425 / 1426
Public hearing
3233 Hamilton Church Rd, Hamilton Hills Urban Design Overlay
Agaiby, LLC, applicant and owner
4.05 ac, AR2a → SP, 24 multi-family units — back after the Aug 4 deferral (2024SP-041-001)
Passed second reading Sep 1
BL2026-1504 / 1505
Public hearing
2401 Buena Vista Pike, ~400 ft NE of Mattie St
Williams & Associates Engineering, Inc. / Fed Development
1.03 ac, R10 → SP, 12 multi-family units — second stop after first reading Aug 4 (2026SP-021-001)
Passed second reading Sep 1
BL2026-1508 / 1509
Public hearing
100 Meridian St at Lischey Pl
Barge Civil Associates / McNeilly Day Home, Inc. · fee paid by Holladay Ventures LLC
4.16 ac, RM20 → SP mixed use, plus material restrictions (2026SP-029-001)
Passed second reading Sep 1
BL2026-1467
Public hearing
Baptist World Center Dr (unnumbered), ~200 ft south of W Trinity Ln
Private applicant / The American Baptist Theological Seminary, owner
20.20 ac, R6 → SP for a non-residential use (2026SP-020-001)
Passed second reading Sep 1
BL2026-1386
Public hearing
Eagle View Blvd at Baby Ruth Ln
Private applicant
14.21 ac — amends a portion of the Ridgeview UDO rather than the base zoning (2026UD-002-001)
Withdrawn by the sponsor Sep 1
BL2026-1552
First reading
Cane Ridge Rd (unnumbered), ~776 ft SE of Preston Rd
Councilmember Joy Styles, applicant / David M and Willie May Flowers, owners · fee paid by Metro Council
3.9 ac, AR2a → RM20 — an upzoning filed by the council office, not by the landowner (2026Z-076PR-001)
Passed first reading Sep 1
BL2026-1564
First reading
1326 3rd Ave N, Phillips Jackson Redevelopment and Germantown Historic Preservation Overlays
1324 3rd Avenue LLC / Allison Hines
0.16 ac, IR → MUN-A-NS inside two overlays (2026Z-063PR-001)
Passed first reading Sep 1
BL2026-1512
Public hearing
Loftin Ave (unnumbered), ~351 ft west of Gallatin Pike
Private applicant / Upside, LLC
1.03 ac, RS7.5 → RM20-A-NS — on the Gallatin Pike corridor the Aug 18 overlays now cover (2026Z-027PR-001)
Private applicants · LaVergne Couchville Pike owned by the Briceno Revocable Living Trust
5.01 ac and 1.96 ac, both RS10 → R10 (2026Z-032PR-001, 2026Z-051PR-001)
1511 deferred after opposition · 1562 passed first reading
BL2026-1546 · 1547 · 1550 · 1551 · 1555 · 1556
First reading
227 Raymond St · 611 28th Ave N · 321 Valeria St · 2417 Meharry Blvd · 223 Peachtree St · 1728 & 1730 Arthur Ave
Mostly owner-filed; 2417 Meharry and 1728 Arthur sit in Detached Accessory Dwelling Unit overlays
Six small-lot RS5/RS7.5 → R6-A upzonings, 0.17–0.28 ac each, filed the same cycle (2026Z-039, -042, -046, -047, -052, -053)
All six passed first reading Sep 1
BL2026-1561
First reading
438 Haynie Ave, ~1,800 ft west of Brick Church Pike
Private applicant
0.18 ac, R8 → IWD — a residential lot converted to industrial warehousing (2026Z-050PR-001)
Passed first reading Sep 1
BL2026-1389
Third reading
532 & 538 Bell Rd, Murfreesboro Pike Urban Design Overlay
Private applicant
SP → AR2A — a Specific Plan being unwound back to agricultural-residential
Deferred Sep 1 under Rule 8.1
BL2026-1445 / 1446 / 1447
Third reading
2609 West End Ave and 30th–31st Ave S at Vanderbilt Pl
Hastings Architecture
PUD cancellation plus 43.16 ac ORI/MUL-A/SP/MUG-A → SP with material restrictions — final vote (2026SP-004-001)
Passed third reading Sep 1 · two as amended
BL2025-1149 · BL2026-1526
Public hearing · second reading
Citywide
Metro / NDOT
Two bills that change what every applicant must file: one would require NDOT area transportation analyses for certain site plans and rezonings (2026Z-001TX-001), the other directs NDOT to build a tool monitoring the cumulative traffic effect of developments and rezonings
1149 withdrawn · 1526 deferred two meetings
BL2026-1542 · 1543 · 1545 · 1529
Easement abandonment
131 & 135 Liberty Ln · 1313 53rd Ave N · 507 E Trinity Ln · 801 Dominican Dr (Nassau St and Alleys 514, 516, 519)
Metro
Four separate bills abandoning easement rights and former right-of-way — the quiet step that unlocks a site before anything is filed on it
Three passed first reading · 1529 second reading
BL2026-1530 · BL2026-1503
Second / third reading
Lebanon Rd and Graham Dr, Wilson County · 1686 Sunset Rd, Williamson County
Metro Water Services · "Crye Property"
Nashville accepting new sanitary sewer mains and easements outside Davidson County — sewer capacity crossing the county line ahead of the rooftops
1530 second reading · 1503 passed third reading
RS2026-2253 · RS2026-2254
Resolution
Antioch · 1000 Century Farms Cir (Target Antioch)
MC Oslo Hermitage, LLC · Metro Water Services
A $147,272.01 private contribution toward sanitary sewer improvements, and acceptance of new sewer main and manholes at the Target Antioch site (2026M-067ES-001)
Both adopted Sep 1
BL2026-1524 / 1525
Second reading
92 White Bridge Pike · 329 Ben Allen Rd
Richland Creek MF Owner, LLC · Ben Allen Land Partners, LLC
Two greenway conservation easements granted to Metro Parks by private landowners — permanent encumbrances recorded against developable parcels (2026M-033AG-001, 2026M-032AG-001)
Passed second reading Sep 1
Why it matters: this agenda was published on Aug 26 for a Sep 1 meeting, and it is the earliest public record of most of what is on it. Three things here are worth the subscription on their own. The deferrals came back. 5683 Cane Ridge Road and 3233 Hamilton Church Road were both deferred on Aug 4 and both reappear on Sep 1 — a deferral is not a decision, and nothing notifies you when a deferred case is re-agendized. Two filings arrived without a landowner behind them: Councilmember Joy Styles filed the Cane Ridge Road upzoning with the fee paid by Metro Council, and the Owen Drive package cancels a PUD overlay and converts nine properties to industrial warehousing in one paired filing. And two citywide bills changed the cost of filing anything at all — until Sep 1, when one of them died. BL2025-1149 would have required an NDOT area transportation analysis for certain site plans and rezonings before they are heard; at the Sep 1 public hearing its sponsor withdrew it outright. Its companion, BL2026-1526, was deferred two meetings on a joint committee recommendation. A withdrawal is not a defeat and not a vote — it leaves no record anyone can subscribe to, and the text can be refiled under a new number at any time. If you priced that analysis into a Davidson County entitlement budget this summer, the line item just came back out.
Status note — updated Sep 4: Metro published the Sep 1 Council minutes as final on Sep 3, and every status column above has been rewritten from “heard, minutes in draft” to the recorded action. Nothing here is inferred: each row carries the action Metro itself records against that bill number, and where the action was a deferral the row names the meeting it was deferred to. Applicant and owner names still come from the application sheet attached to each bill; where the attachment was missing or unreadable the row says “private applicant” rather than guessing. The suburban boards below still read “minutes not posted” because they are: minutes there typically publish one to three weeks after the meeting, and we hold the line until they do.
Davidson County — the Sep 1 items that are not rezonings Davidson · minutes final · votes recorded
Instrument
Type
Location
Party
Detail
Status
RS2026-2233
PILOT agreement
0, 127, 131 & 135 Liberty Ln
MDHA · project known as Five String Flats
MDHA authorized to negotiate a payment-in-lieu-of-taxes agreement for a multi-family project. The same addresses appear in BL2026-1542 above, which abandons easement rights at 131 and 135 Liberty Lane — two instruments, two committees, one site
Adopted Sep 1
RS2026-2232
PILOT agreement
2500 Buena Vista Pike
MDHA · Encore on Buena Vista
Multi-family PILOT on the same corridor as BL2026-1504/1505 at 2401 Buena Vista Pike, which is up for public hearing the same night
Adopted Sep 1
RS2026-2234
PILOT agreement
204 E Trinity Ln
MDHA · Trinity Community Housing
Multi-family PILOT. BL2026-1545, three rows up, abandons easement rights at 507 E Trinity Lane on the same street
Two more multi-family PILOTs filed the same cycle. Skyline Ridge carries a zero house number — the parcel has no address yet
Both adopted Sep 1
BL2026-1539 · BL2026-1540
Condemnation authority
Wingrove St Phase 2 · Highway 100
Metro / NDOT (projects 2024-056 and 2023-093)
Two ordinances authorizing acquisition of right-of-way, drainage and temporary construction easements by negotiation or condemnation for sidewalk projects. This is the instrument that takes frontage off private parcels, and it is filed as a public-works bill, not a zoning case
Both passed first reading Sep 1
BL2026-1541
Gas rights lease
Metro Water Services
Burnham Nashville LLC
Easements plus a Gas Rights Agreement and Lease Agreement for the Renewable Natural Gas Project (2026M-025AG-001) — a long-term energy tenancy on Metro land
Passed first reading Sep 1
BL2026-1537
Permanent easement
15180 Old Hickory Blvd
SREIT Hickory Point Nashville, LLC → Metro ITS
Metro accepts a permanent easement to build and maintain a radio communications tower on a private commercial site (2026M-029AG-001)
Passed first reading Sep 1
BL2026-1538
Encroachment
Roundabout at 437 Union Bridge Rd
Stephens Valley Master Association
Underground encroachments authorized in the vicinity of the roundabout — infrastructure going in at one of the largest master-planned communities on the Davidson–Williamson line (2026M-028EN-001)
Passed first reading Sep 1
RS2026-2246 · RS2026-2247 · RS2026-2248
Aerial encroachment
503, 505 & 507 Houston St
Nashville Phase III Property Holder LLC (two) · Brunello Cucinelli USA Inc. (one)
Three adjacent addresses on one block, all filed in the same cycle. Encroachment permits are the last approval before a façade goes up — they tell you a block is under construction before any certificate is issued
All three adopted Sep 1
RS2026-2250 · RS2026-2251 · RS2026-2229
Rail crossing agreements
Centennial Blvd at 49th Ave N · 16th Ave N at Clinton St · Antioch Subdivision MP 00J-9.75
Metro Water Services and Metro · CSX Transportation, Inc.
Two water mains and a 144-count aerial fiber crossing inside CSX right-of-way. Utility capacity crossing a railroad is a hard constraint on everything behind it
All three adopted Sep 1
BL2026-1544 · RS2026-2255 · RS2026-2256
Utility acceptance
2362 E Zermatt Ave · 117 B Straton Ln · 3533 B Dickerson Pike and 550 Dusky Dr
Rose Monte Phase 4-2 · Walton Station Phase 1 · Artist Lofts Revision 2
Metro accepting new water and sewer mains, hydrants and manholes. A phase name appearing here means that phase is physically built and about to be served — the Walton Station bill also adds an abandonment and re-phases the original 2025 ordinance
1544 first reading · both resolutions adopted
BL2026-1519 · BL2026-1516 · BL2026-1513
Code amendment
Citywide
Metro
Three rule changes on the same agenda: Section 13.08.030 on encroachments is being amended, TIF loans get a new annual reporting requirement, and the Metropolitan Housing Fund Commission gets extended term lengths
All three passed second reading Sep 1
Why it matters: every row here is on the same Sep 1 agenda as the rezonings above, and not one of them would reach you through a rezoning alert. Three are worth pointing at. The PILOT resolutions name five multi-family projects before they are built — Five String Flats, Encore on Buena Vista, Trinity Community Housing, Fallbrook and Skyline Ridge — and two of them sit on addresses that appear elsewhere on the very same agenda under a different instrument: 131 and 135 Liberty Lane are getting easements abandoned while the project on them gets its tax deal. Nothing in either filing mentions the other. BL2026-1539 and BL2026-1540 authorize condemnation, and they are filed as transportation ordinances; if you own frontage on Wingrove Street or Highway 100, the first notice most owners get is a letter from an appraiser. And the utility-acceptance bills are a build-progress signal: Rose Monte Phase 4-2, Walton Station Phase 1 and Artist Lofts each appear because that phase is finished enough for Metro to take over the mains.
Where these got screened, and how they landed: the Metropolitan Council's Planning and Zoning Committee met on Aug 31 with a 40-item agenda covering most of the rows above plus the Sep 1 third readings, and the Transportation and Infrastructure and Budget and Finance committees met the same afternoon. The Sep 1 Council minutes went final on Sep 3, so the status column now carries recorded actions: every PILOT resolution, every encroachment and every rail-crossing agreement on this table was adopted, and the three code amendments passed second reading. The four committee minute sets are still posted as draft, so the committee recommendation quoted in Metro's own action text is reported as such and no committee vote is claimed.
Davidson County — the Sep 1 deferral docket: what did not get decided Davidson · new section · from the final minutes
Bill
What it is
Where it went on Sep 1
Why nothing else will tell you
BL2026-1400 / 1401
5683 Cane Ridge Rd, 6.64 ac AR2a → SP, 68 multi-family units, plus its material-restriction bill
Deferred to the Oct 6 public hearing
This is the second deferral on the same case. It was deferred on Aug 4, re-advertised, re-agendized for Sep 1, and deferred again — nine weeks of calendar consumed with no decision and no filing to show for it
BL2026-1511
4465 LaVergne Couchville Pike, 5.01 ac RS10 → R10, owned by the Briceno Revocable Living Trust
Deferred Sep 1 · no return date named
The public hearing was held and a citizen was heard in opposition. The sponsor moved to pass, and then, after discussion, moved to defer. The minutes record no meeting it was deferred to — an open-ended hold that will reappear without notice
BL2026-1481
1814 County Hospital Rd, 0.54 ac RS10 → R10, filed as a 2025 proposal (2025Z-103PR-001)
Deferred to the Oct 6 public hearing
A half-acre case that has been in the pipeline since last year. Small parcels get deferred quietly, because nobody objects loudly enough to make it news
BL2026-1433
Citywide text amendment replacing the “day care” use class with “child care” and “adult day services”, and amending the conditions attached to them (2026Z-013TX-001)
Deferred to the Oct 6 public hearing
A use-class rewrite touches every parcel where that use is permitted or conditioned. It carries no address, so no parcel-based alert can match it
BL2026-1526
Directs NDOT to build a tool continuously monitoring the cumulative traffic effect of developments and rezonings
Two-meeting deferral to the Oct 6 Council meeting
Recommended for deferral by both the Planning and Zoning and the Transportation and Infrastructure committees. Its companion, BL2025-1149, was withdrawn the same night — see the last row
BL2026-1389
532 & 538 Bell Rd, Murfreesboro Pike Urban Design Overlay — SP → AR2A, a Specific Plan being unwound
Deferred under Rule 8.1
A Rule 8.1 deferral needs no motion from the floor at all: the Planning and Zoning Committee recommended deferral and the bill was deferred automatically. Nothing was said at the meeting for anyone to hear
BL2026-1533
Metro accepting new water and sewer mains, hydrants, manholes and easements at 3622 Whites Creek Pike — Whites Creek Estates (MWS 24-WL-47 and 24-SL-152)
Deferred Sep 1 · no return date named
A utility acceptance that both committees had already approved was deferred on the floor. If Metro does not take over your mains, the subdivision is not served — this is a build-schedule event wearing the clothes of a routine consent item
BL2025-1149 · BL2026-1386
The NDOT area-transportation-analysis requirement (2026Z-001TX-001) · the Ridgeview UDO amendment at Eagle View Blvd, 14.21 ac (2026UD-002-001)
Both withdrawn by their sponsors Sep 1
A withdrawal is not a vote and leaves no docket entry to watch. The text can be refiled under a new number at any time, and the case history starts over clean
Why it matters: a rezoning alert fires when something is filed. Everything in this table is the opposite — it is the record of a case going quiet, and each row is a date you now hold that your competitor does not. Six bills moved to Oct 6, which means the Oct 6 public hearing is already loaded a month before its agenda is published: if you are filing into that hearing, you are queuing behind a 68-unit SP, a half-acre rezoning, a citywide use-class rewrite and a traffic-monitoring ordinance. Two deferrals name no return date at all — 4465 LaVergne Couchville Pike, held after a neighbour spoke against it, and the Whites Creek Estates utility acceptance, held after both committees had cleared it. Those two come back on some future agenda with no advance signal whatsoever. And one of the eight never reached a vote in any form: BL2025-1149, which would have required an NDOT area transportation analysis before certain site plans and rezonings could be heard, was withdrawn by its sponsor at the public hearing. Anyone who priced that study into a 2027 entitlement budget can take it back out — and anyone watching for a “defeated” status will be waiting forever, because there will never be one.
Where this comes from: the Sep 1 Metropolitan Council minutes, published as final on Sep 3. Each row quotes the action Metro records against that bill number, including the meeting a bill was deferred to where the minutes name one, and says “no return date named” where they do not. No outcome is inferred and no vote count is claimed: the Council disposed of these items by voice vote, and a voice vote records no tally.
Wilson County — Mt. Juliet Board of Commissioners, Aug 24 Wilson
Instrument
Type
Location
Project
Detail
Status
Ordinance
Annexation
10495 Central Pike (Map 099, Parcel 014.00)
Aveline
~175.52 ac into the corporate boundary, inside the Urban Growth Boundary
Heard Aug 24 · minutes in draft
Ordinance
Rezoning + preliminary MDP
Central Pike (Map 099, Parcel 014.00)
Aveline
Wilson County R-1 → RS-20 PUD on the same ~175.52 ac
Heard Aug 24 · minutes in draft
Ordinance
Annexation
Chandler Rd (Map 076, Parcel 008.00)
Emerson Park
~14.5 ac, inside the Urban Growth Boundary
Heard Aug 24 · minutes in draft
Ordinance
Rezoning + preliminary MDP
Chandler Rd (Map 076, Parcel 008.00)
Emerson Park
Wilson County R-1 → RS-20 PUD
Heard Aug 24 · minutes in draft
Ordinance
Rezoning
10555 Lebanon Pike (Map 054, Parcel 024.00)
—
~1.5 ac, RS-40 low density residential → CRC commercial retail center
Amends the governing ordinance by removing Public Works condition 10.C
Heard Aug 24 · minutes in draft
Resolution
Sewer infrastructure
Citywide
Stoners Creek & Pleasant Grove interceptors, N. Mt. Juliet Rd pocket plan
Attachments to the master agreement with Water Management Services, LLC
Heard Aug 24 · minutes in draft
Why it matters: 190 acres are being annexed and zoned RS-20 PUD in one sitting, and on the same agenda a condition is being struck from an already-approved PUD. Condition removals never appear in a rezoning alert — they only exist in the ordinance text — yet they are the item that changes what a neighbouring approval will cost you. The interceptor agreement in the last row is what makes all of it buildable.
Status note: the Aug 24 meeting has been held, but the minutes are still filed as draft on the city's system as of Aug 29, so no vote is claimed on any row above. The recorded action posts here the day the minutes do.
Wilson County — Mt. Juliet Planning Commission, Aug 20 Wilson
Matter
Type
Location
Applicant / Owner
Project
Status
1854
Site plan
4515 Beckwith Rd
Oldacre McDonald / Golden Bear MJ, LLC
"Mainstead at Golden Bear" — 301 units + 14,776 sq ft commercial
Minutes in draft
1855
Site plan
12009 Volunteer Blvd
Kimley-Horn (Connor Gilbert) for InLight Real Estate Partners
"InLight Beckwith" — industrial
Minutes in draft
1853
Final MDP / site plan
7110 Central Pike
Acorn Properties / Spectrum Sound
Final master development plan and site plan
Minutes in draft
1845
Site plan
3007 N. Mt. Juliet Rd
MSR Plaza
Commercial plaza site plan
Minutes in draft
1807
Site plan
261 W. Main St
Hickory Station West
Site plan
Minutes in draft
1723
Site plan
3215 N. Mt. Juliet Rd
Willow Creek Garden and Home
Site plan
Minutes in draft
1849
Final plat
2819 Old Lebanon Dirt Rd
TTL, Inc. (Neal Harris) / Abdo Family Trust
Final plat
Minutes in draft
1850
Final plat
100 Legacy Pointe Blvd
Magill, Inc. (Luke Klausner) / LP Land Holdings, LLC
"Legacy Pointe Lot 11"
Minutes in draft
1851
Final plat
631–703 S. Mt. Juliet Rd
Providence Commons
Providence Commons Phase 2
Minutes in draft
1799–1806
Annexation + land use + rezoning
98 Tanglewood Dr
Williams Property
Annexation, land use amendment Low Density Residential → Thoroughfare Commercial, rezoning Wilson County R-1 → CRC, plan of services
Recommended to BOC
1841 / 1842
Annexation + plan of services
6484 Beckwith Rd
—
Annexation request and plan of services
Recommended to BOC
1843 / 1844
Annexation + plan of services
1865 Nonaville Rd
—
Annexation request and plan of services
Recommended to BOC
1862
Ordinance amendment
Citywide
City of Mt. Juliet
Land Use Plan and Zoning Ordinance amendment
Minutes in draft
1838–1840
Bond release
Windtree Pines Ph 1, 2, 4A/5A/6A/7A
—
Sewer letters of credit released — $868,854.00, $122,217.00 and $284,393.50
Consent agenda
Why it matters: four separate annexation tracks moved to the Board in one session, and $1.28 million of sewer letters of credit were released on the consent agenda. A released bond means a phase is finished and the builder's capital is free — it is the cleanest public signal there is that someone is about to start the next one. This feed carries consent-agenda items in full; most alerts drop them.
Status note: the Aug 20 minutes are still in draft on the city's system as of Aug 29, so no votes are claimed above. We publish the recorded action the day the minutes post rather than inferring it.
Wilson County — Lebanon Planning Commission, Aug 25 Wilson
Chandler Grove — 11 lots, 33.88 ac, COM & RS6, Ward 3
Consent · heard Aug 25
2207092
Preliminary site plan
200 S Hartmann Dr (Map 68A, Parcel 1.01)
Lebanon Property Partners, LLC
KIA of Lebanon — 8.46 ac, CI, South Hartmann Overlay, Ward 5
Consent · heard Aug 25
2201173
Rezoning
1729, 1731 & 1733 W Main St (Map 57, Parcels 37–39)
Restaurant Retail Properties LLC
4.01 ac, CI → West Main Text SP, Ward 5
New business · heard Aug 25
2245318 / 2196630
Land use amendment + rezoning
152, 202 & 204 S College St (Map 68E Gp H, Parcels 6–8)
DiCillo Group LLC
~2 ac, DXU → CMO, and CXU & IL → College Street Treatment Center Text SP
Public hearing held Aug 25
Staff
Zoning code amendment
Citywide
City of Lebanon
Title 14 Ch. 6 Signs — balloon and flag sign rules, freeway and maintenance regulations
New business · heard Aug 25
Why it matters: Lebanon posts its agenda one or two days before the meeting, which is why this board is missing from most trackers — this one went up over the weekend. It carries 133.6 acres of Prologis industrial and a 113-lot conservation subdivision, both buried on the consent agenda where nobody looks. The meeting was held on the evening of Aug 25; minutes are not yet posted, so no outcome is claimed.
Wilson County — Lebanon City Council, Sep 1 Wilson · heard Sep 1 · minutes in draft
Instrument
Type
Location
Applicant / Department
Detail
Status
Res. 26-2900
Site due diligence
Candidate wastewater treatment plant sites, Lebanon and Wilson County
Regina Santana, Utilities Director
Authorizes execution of Right of Entry and Access Agreements for due diligence investigations of potential Wastewater Treatment Plant sites — the formal step before the city commits to a parcel. See the note below
Heard Sep 1 · minutes in draft
Ord. 26-7464
Stormwater code rewrite
Citywide, Lebanon
Engineering & Planning
Second reading. Amends Municipal Code Title 22, adopts a new Stormwater Credit Manual, revises stormwater management requirements, and creates a new Chapter 3 establishing sinkhole regulations — in karst country that is a direct constraint on developable area
Heard Sep 1 · minutes in draft
Ord. 26-7461
Zoning code amendment
Citywide, Lebanon
Staff
Adds section 14.514, Data Centers and Computer and Data Processing Services, with minimum requirements specific to those uses. Public hearing at 5:55 and first reading the same evening
Heard Sep 1 · minutes in draft · PC 7-0 Jul 28
Ord. 26-7467
City land purchase
Unaddressed West Main St — Tax Map 68E, Group Q, Parcel 01.00 (Deed Book 1526, pp. 1219–1221)
Engineering & Planning and Mayor Rick Bell
Authorizes the city to purchase the parcel. A municipality buying land on West Main is the earliest public signal of what it intends to put there
Heard Sep 1 · minutes in draft
Ord. 26-7468
Traffic signal agreement
Lebanon
FFG Lebanon, LLC
A traffic signal agreement with a private party — the point at which a development is large enough to owe the city a signal
Heard Sep 1 · minutes in draft
Res. 26-2912
Water supply
Wilson County
Water and Wastewater Authority of Wilson County
Supplemental Agreement No. 1 to the city's Water Purchase Contract — treated-water capacity, the other half of the constraint on where growth can go
The full annexation stack on one parcel in one night: plan of services, annexation of about 4.84 acres into Ward 6, and zoning to a "6829 Lebanon Road Text Specific Plan" district. Three instruments, three numbers, one property
Heard Sep 1 · minutes in draft · PC 7-0 Jul 28
Ord. 26-7460
Zoning code amendment
Citywide, Lebanon
Staff
Amends 14.512.28.2.II so that lots established before Sep 5, 2017 asking to widen a driveway beyond 18 feet at the property line are reviewed and approved administratively — a board decision converted into a counter decision, which means it stops appearing on any agenda at all
Heard Sep 1 · minutes in draft · PC 7-0 Jul 28
Ord. 26-7462 · 26-7463 · 26-7465
Road and rail agreements
W Main St (SR024) and S Maple St · SR-10 from near Cedar Forest Rd to near SR-24 · citywide sidewalks
TDOT and Engineering & Planning
Second readings: two TDOT local agreements — railroad crossing approaches (contracts CRR070606 and CRR070607) and SR-10 resurfacing (project 95S010-M3-003) — plus the 2026 Sidewalk Improvements contract award, CL26003
Heard Sep 1 · minutes in draft
Ord. 26-7457 · Ord. 26-7459
Rezoning · zoning code amendment
222 Cumberland Dr (Tax Map 68L, Group B, Parcel 34), Ward 3 · citywide
Jamie Carfi · Staff
About 0.32 acres from RD9 to RXH; and an amendment to 14.303 and 14.304 specifying that the garage setback applies only when garage doors are on a primary facade
Heard Sep 1 · minutes in draft · PC 7-0 Jul 28
Why it matters — the wastewater plant is the story. Lebanon is choosing a site for a new wastewater treatment plant, and Resolution 26-2900 on Sep 1 authorizes right-of-entry agreements to begin due diligence on the candidates. The Aug 18 council minutes record more than two dozen residents speaking on it, and from that record the shortlist is numbered: site 7 near Horn Springs Road and Oriole Drive, site 13 near Carver Lane and the Carver Creek community, and site 22 in the Farmington Woods area — where, speakers said, the Planning Commission approved a new residential neighbourhood in January and roughly 150 acres on the west side of the road had not changed hands as of Aug 17. The Rockwood industrial area was named as a willing seller. Speakers cited the city's own planning for expansion from 10 million gallons a day to as much as 40. Whichever parcel is chosen, sewer capacity is what decides where Wilson County can build for the next fifty years — and every parcel on that shortlist is about to move in value in one direction or the other. None of this is a rezoning, so no rezoning alert carries it.
Why it matters — the rest of the agenda. Three further items change the arithmetic on a Lebanon site. Ordinance 26-7464 rewrites Title 22 stormwater and adds a new chapter of sinkhole regulations plus a stormwater credit manual: in karst ground that is a direct cut to usable acreage and a new set of credits to model. Ordinance 26-7461 writes data centres into the zoning code as their own use class with minimum requirements — in a county where 133.6 acres of Prologis industrial sat on a consent agenda three days earlier. And Ordinance 26-7467 has the city buying a parcel on West Main Street outright. Every zoning item here carries a 7-0 Planning Commission recommendation from Jul 28, so Sep 1 was the last public step on them. The council met that evening; Lebanon posts its minutes weeks later and as scanned images, so the outcomes are not yet readable anywhere.
How we read this one: Lebanon posts its City Council packets as scanned PDFs with no text layer — this one runs 337 pages and not one character of it is machine-readable, which is why most trackers skip this board entirely. We rendered the pages and read the two agendas and the Aug 18 minutes off the images. Statements attributed to residents above are what the minutes record them as saying, not findings of ours: the site numbers, the acreage and the capacity figures come from the public comment record. We claim no vote on the plant site, because the record we read does not show one. The Sep 1 meeting has been held and its minutes are not published.
Wilson County — Lebanon Board of Zoning Appeals, Aug 24 Wilson
Case
Type
Location
Applicant
Detail
Status
26-27
Appeal of a staff decision
200 & 202 S. Hartmann Dr (Map 68A Gp F, Parcel 1.01), CI, Ward 5
Private applicant
Appeal against a determination made by planning staff on the South Hartmann corridor
1313 W Main St (Map 58P Gp A, Parcel 4.02), CI, Ward 5
Private applicant
Variance from the sign standards
Heard Aug 24 · minutes not posted
Why it matters: case 26-27 is the reason boards of zoning appeals belong in a filing feed. Someone appealed a staff determination at 200 & 202 S. Hartmann Drive on Aug 24 — and 200 S. Hartmann Drive is the same 8.46-acre parcel whose KIA of Lebanon preliminary site plan sat on the Planning Commission consent agenda the very next evening, Aug 25 (project 2207092, in the table above). Two boards, two nights, one parcel, and nothing in either agenda tells you about the other. A rezoning alert would have shown you neither: one is an appeal, the other is on consent.
Wilson County — County Planning Commission, Aug 21 Wilson
Item
Type
Location
Applicant
Detail
Status
Old business
Master plan amendment
Bates Rd, Estes Rd & Chalford Place (Map 14, Parcels 5.04, 7.00, 8.00; Map 26, Parcel 3.03)
B & R Lebanon Investments
Cumberland Oaks Subdivision — 406.81 ac, R-1 PUD; carried over from Jul 17
Heard Aug 21 · minutes pending
Old business
Final plat
7678 Franklin Rd (Map 101, Parcel 40.25)
Private applicant
2 lots, zoned A-1
Heard Aug 21 · minutes pending
New business
Rezoning
3303 Murfreesboro Rd (Map 114, Parcel 35.41)
Private applicant
~2.8 ac, A-1 agricultural → C-3 highway commercial, District 12
Why it matters: this is unincorporated Wilson County, not Mt. Juliet or Lebanon, and it is the board most often missed entirely — it meets Friday mornings at the courthouse and its agenda never reaches a city portal. Two things on it are worth more than the headline acreage. A 2.8-acre flip from agricultural to C-3 highway commercial on Murfreesboro Road resets the comparable for every parcel on that stretch. And the Willow Landing Phase 3 right-of-way dedication is the quiet kind of item — a plat, on a list, with no discussion — that tells you a phase is actually being built rather than merely approved. Cumberland Oaks at 406.81 acres has now sat in old business through two consecutive meetings.
Rutherford County — Murfreesboro PC (Aug 19) and La Vergne PC (Aug 11) Rutherford
Case
Type
Location
Applicant
Project
Status
SP26-0052
Site plan (GDO)
Silohill Ln (Lot 21)
Vision Hospitality Group
AC Hotel by Marriott — 124 rooms, 5 stories, 66,040 sq ft, 3.12 ac
Final design review
SP26-0050
Site plan (GDO)
John R Rice Blvd
TT of G Murfreesboro, Inc.
Cadillac dealership — 23,990 sq ft on 4.73 ac
Final design review
SP26-0061
Site plan (GDO)
1340 Gateway Blvd
National Health Investors, Inc.
NHI headquarters — 23,800 sq ft office, 2 stories
Initial design review
FPL26-0032
Final plat
Fortress Blvd
Lennar Homes
2 lots, 11.76 ac (PUD)
Staff: approve
FPL26-0030
Amended plat
Barringer Ln
O'Brien Loyd Venture
21 lots, 17.18 ac (RS-A1)
Staff: approve
FPL26-0031
Final plat
Sulphur Springs Rd & W Northfield Blvd
P&H Joint Venture
3 lots, 4.61 ac (PCD)
Staff: approve
FPL26-0027
Final plat
Humanity Trail & Impact Dr
Rutherford Co. Area Habitat for Humanity
13 lots, 2.6 ac (RS-6)
Staff: approve w/ conditions
FPL26-0028
Final plat
E Main St & N Church St
Mac 3 Properties, LLC
2 lots, 1.25 ac (CBD)
Staff: approve
LV / item 4
Rezoning
Old Nashville Hwy (Map 28, Parcel 14)
Hillpointe, LLC / Sanjay D. Patel
50.65 ac, R-2 → R-3
Moved to Aug 11 workshop
LV / item 8
Rezoning
Waldron & Blair Rds
Equitable Property Company, LLC / Twinning Station Partners, LP
~110 ac, R-1 & PDR R-3 → PDR R-3
Workshop Aug 11
LV site plan
Site plan
5175 Murfreesboro Rd
Carter Engineering Consultants / Guernsey Holdings ZRC OPCP, LLC
Zaxby's — 0.74 ac, Downtown District
Withdrawn Aug 11
Why it matters: two rezonings totalling ~160 acres moved into La Vergne workshop the same week a Zaxby's site plan was withdrawn there. Withdrawals are the signal most feeds miss — that parcel is open again.
Rutherford County — Murfreesboro Board of Zoning Appeals, Aug 26 Rutherford · new board
Case
Type
Location
Applicant / Representative
Detail
Status
Z-21-024
Condition modification
Maitland Dr, zoned RS-8
Eddie Muehlstein for PMR Developments, LLC (original applicant represented by Clyde Rountree, Huddleston-Steele Engineering)
Old business: the 17.5-ft front setback variance was approved back on Sep 22, 2021, and the applicant now asks to drop the condition requiring the house to be built substantially as depicted in the approved plot plan and elevations
Heard Aug 26 · minutes not posted
Z-26-033
Special use permit
1207 Old Salem Rd and recently acquired property along Samsonite Blvd, Heavy Industrial (H-I)
Journey Home, Inc., represented by Matt Taylor, SEC Inc.
Parking lot addition for a mission and/or group shelter, on land the applicant has just acquired
Why it matters: two of these three items are the kind that no rezoning alert will ever show you. Z-21-024 is a five-year-old approval being edited. The variance passed in September 2021; what is being asked now is to delete the condition that ties the house to the approved elevations. Nothing gets rezoned, nothing gets filed as new, and the entitlement quietly changes shape. Z-26-033 connects to a road abandonment on a different board. Journey Home is expanding onto recently acquired land along Samsonite Boulevard — and the Murfreesboro Planning Commission has case 2026-716, the abandonment of right-of-way on Samsonite Boulevard at Old Salem Road, on its Sep 2 agenda. Same street, two boards, one week apart, and neither agenda mentions the other.
Rutherford County — La Vergne Planning Commission, Aug 25 Rutherford · new board
Item
Type
Location
Applicant / Owner
Detail
Status
Item 8
Rezoning recommendation
On and near Waldron and Blair Roads — Tax Map 32 parcels 3, 3.03, 3.04, 3.05 and Tax Map 29 parcels 36, 37, 40, 41, 41.01, 41.02
Equitable Property Company, LLC / Twinning Station Partners, LP
~110 acres across ten parcels, R-1 and PDR R-3 → PDR R-3 with a base zone of R-3 high density. New business, filed for recommendation to the Board of Mayor and Aldermen
Heard Aug 25 · minutes not posted
Item 6
Rezoning recommendation
Old Nashville Highway (Tax Map 28, Parcel 14)
Hillpointe / Sanjay D. Patel
50.65 acres, R-2 mixed residential → R-3 high density residential
Heard Aug 25 · minutes not posted
Item 5
Rezoning recommendation
Hollandale Rd (Tax Map 14, Parcels 24.21 & 35)
Cody Bass / Myron and Melissa Bannister Living Trust
36.24 acres, R-1 → PDR R-3 with an R-3 base — deferred, carried as old business
Deferred Aug 25
Item 3
Site plan
5175 Murfreesboro Rd (Tax Map 15, Parcel 2.01), Downtown District
Carter Engineering / Guernsey Holdings ZRC OPCP, LLC
Zaxby's, a new restaurant on 0.74 ac — withdrawn
Withdrawn
Item 4
Rezoning recommendation
431 & 471 Minerva Dr (Tax Map 28, Parcel 14)
Wamble & Associates / Eva I. Abdelnore
0.75 ac, R-1 → PDR R-2 — withdrawn
Withdrawn
Item 7
Site plan
Enterprise Blvd (Tax Map 17 O, Group A, Parcel 6), Gateway District
Huddleston-Steele, Inc. / Natvar Patel
Enterprise Boulevard Retail Center — a new 8,108 sq ft building on 0.93 ac
Heard Aug 25 · minutes not posted
Item 9
Bonds / letters of credit
Citywide
City of La Vergne
Standing bond and letter-of-credit review — the item where sureties get released, extended or called
Heard Aug 25 · minutes not posted
Why it matters: one La Vergne meeting carried 197 acres of proposed upzoning — 110 acres on Waldron and Blair Roads, 50.65 on Old Nashville Highway, 36.24 on Hollandale Road — and the largest of the three is a ten-parcel assembly filed under one applicant name, which is the shape a land assembly takes when it finally surfaces. Just as useful is what did not happen: two items were withdrawn before the vote and one was deferred. Withdrawals never generate a decision, never appear in a minutes summary as an outcome, and are the single clearest signal that a deal has changed — and no alert product reports them, because there is nothing to report.
Rutherford County — La Vergne BOMA (Sep 1) and Smyrna Planning Commission (Sep 3) Rutherford · both heard · minutes not posted
Item
Type
Location
Applicant / Owner
Detail
Status
Ord. 2026-15
Rezoning, second reading
Rocky Tock St — Tax Map 17G, Group A, Parcels 11–15
City of La Vergne
2.74 ac, R-1 single family → CC Central Commercial. Favorable recommendation Jun 30, public hearing held Aug 4, second reading Sep 1
Heard Sep 1 · minutes in draft
Ord. 2026-17
Zoning ordinance amendment
Citywide, La Vergne
City of La Vergne
Amends Chapters 4 and 5 on Planning Areas and Development Standards — first reading Sep 1, with the public hearing set for 5:45 pm on Oct 6. This changes what every future site plan in the city must meet
Heard Sep 1 · minutes in draft
Res. 2026-26
Surplus property
City-owned, La Vergne
City of La Vergne
Declares city-owned property surplus to the city's needs and directs its disposal — publicly owned land being pushed toward the market
Heard Sep 1 · minutes in draft
Smyrna 5.a.3
Rezoning
Bankside Dr / Kedron Church Rd
The Encore at Rocky Fork
PRD and R-3 → PRD
Heard Sep 3 · minutes not posted
Smyrna 5.a.2
Rezoning (down)
13058, 13076 & 13106 Old Nashville Hwy
Paw Paw Enterprises, LLC & J&M Equity, LLC
Three parcels from C-4 to C-2 — commercial intensity coming off, not going on
Heard Sep 3 · minutes not posted
Smyrna 5.a.1
PUD amendment
279 Rock Springs Rd
Licia Burkett
Amendment to an existing planned unit development
Heard Sep 3 · minutes not posted
Smyrna 5.b.1
Final plat
Rock Springs Rd
Century Communities of Tennessee, LLC
Mable Farms, Phase I, Section I
Heard Sep 3 · minutes not posted
Smyrna 5.b.2 · 5.b.3
Final plat
Enon Springs Rd West & Wildwood Dr · Wildwood Dr
JSD Holdings · Infinity Homes Builders
Addition to Villages of Valley Green Sec VI Ph II, and Villagewood Townhomes Phase II — two phases platting on the same street in one sitting
Heard Sep 3 · minutes not posted
Smyrna 5.c.2
Site plan
105 Threet Industrial Rd
Thompson Properties Smyrna TN, LLC / Launchpad Development Company
Rocketship Smyrna, Phase II, filed by Barge Civil Associates — and staff recommend denial: the queueing plan for an estimated 450 students would back vehicles onto Threet Industrial Road. A traffic study is required, both buildings must be fully sprinkled, and the plan boundaries do not match the county assessor's parcel data
Heard Sep 3 with denial recommended · minutes not posted
Smyrna 4.a.1 · 5.c.1
Site plan
Corner of Genie Ln & Old Nashville Hwy · 1579–1599 Genie Ln
Waldron Vester Family Limited Partnership · Scott Butler / Meshel Abdelsayed
Stonetrace Commons returns as old business — it was deferred to this meeting on Aug 6 pending review of its traffic study — and Lee Bohman Lot 6B Phase I arrives as new business: two site plans on the same short street
Heard Sep 3 · minutes not posted
Smyrna item 6
Bond review
Citywide, Smyrna
Town of Smyrna
September Bond Review Report — the standing item where subdivision sureties are released or extended
Heard Sep 3 · minutes not posted
Why it matters: both of these agendas went up within 36 hours of being written — La Vergne's on the evening of Aug 27, Smyrna's at 8:47 on the morning of Aug 28 — and both were in this issue before either board met. La Vergne has since sat on Sep 1; its minutes are not posted. The two items to read twice are the ones with no address on them. La Vergne Ordinance 2026-17 rewrites Chapters 4 and 5 of the zoning ordinance on planning areas and development standards; it took first reading Sep 1 but the public hearing is not until Oct 6, which is the window in which anyone affected can still be heard. Resolution 2026-26 declares city-owned land surplus and directs disposal. And both boards run a standing bond item — La Vergne's letters of credit, Smyrna's September bond review — which is where sureties quietly get released on finished subdivisions.
Rutherford County — Smyrna Planning Commission, Aug 6: what was actually decided Rutherford · minutes published in the Sep 3 packet
Item
Type
Location
Applicant / Owner
Detail
Status
5.d.3
Site plan
1975 Almaville Rd
Axios Holdings, LLC, represented by Huddleston-Steele Engineering
Genesis — a 6,500 sq ft grocery building on a vacant tract, 26 parking spaces, one access off Almaville Road not aligned with the car wash access opposite. The rear third of the site is floodway, and the whole parcel sits in the 100- and 500-year floodplain along Stewart Creek. Staff recommended approval subject to comments
Denied 7-0 · safety concerns
4.a.1
Site plan
Corner of Genie Ln & Old Nashville Hwy
Waldron Vester Family Limited Partnership
Stonetrace Commons — deferred on staff's own recommendation pending review of the submitted traffic study, with a left-turn lane on Old Nashville Highway raised as an option and on-site water quality treatment still unresolved. The town engineer spoke on the item
Deferred to the September meeting
5.d.4
Site plan
Banstead Dr, off W. Sam Ridley Pkwy
Town of Smyrna / Senior Activity Center of Smyrna
A 15,141 sq ft senior centre on town-owned land, leased to the centre. Deferred over an unresolved TDOT access point: an existing road cut on Sam Ridley Parkway West could be moved opposite Allan Sewart Way, and staff say either alignment likely precludes Sam Ridley access altogether. A first motion to defer failed for want of a second before the second one carried
Deferred 7-0
5.a.1
Rezoning
519 Noel Ln
Private applicant
0.28 ac, R-3 → P-O-2. The land use plan supports medium-density residential here; surrounding zoning is R-1, R-3 and PCD
Denial recommended to Town Council 7-0
5.d.1
Site plan
Rocky Fork Almaville Rd & Broadleaf Ln
Collins Corner Ventures, LLC, applicant Land Solutions Company
Blakeney Commons Lot 3 — a multi-tenant commercial building with room for five tenants, access off a private roadway. Two more commercial parcels remain on the south side of Morton Lane inside the same PUD
Approved 6-0
5.b.1
Preliminary plat
8673 Briley Rd
SCollins2 Properties, LLC
Collins Grove — 3.59 ac
Approved 7-0
5.c.5
Final plat
Tamland Ave
Ole South Properties, Inc.
Sims Ridge Section I — 38 lots on 13.41 ac, PRD. Traffic impact study required at full build-out
Approved 7-0
5.c.4
Final plat
600 Sam Ridley Pkwy
GM 600 Sam Ridley, LLC
Resubdivision of Lot 1, Team Chevrolet — 2.09 ac split into two lots, C-2. The existing building must be demolished before the plat can be recorded, and a shared access agreement between the two lots must appear on the plat
Approved 7-0
5.c.2
Final plat
Hidden Springs, Phase 2
Private developer
Approved with the main water construction to be complete before the plat is signed
Approved 6-0-1 · one abstention
Why it matters: two of the three biggest items on this agenda produced no approval at all, and one of them went against the staff report. Smyrna's planning staff recommended approval of the Genesis grocery site on Almaville Road; the commission voted 7-0 to deny it. A feed that reports staff recommendations, or one that reports only what passed, gets that night exactly backwards. The two deferrals matter for the opposite reason: Stonetrace Commons and the senior centre are both alive, both come back, and both are being held up by a traffic and access question — a left-turn lane on Old Nashville Highway in one case, a TDOT road cut on Sam Ridley Parkway in the other. Anyone designing on either corridor has just been told, in public, what the town will make them solve.
Rutherford County — Smyrna's September bond schedule Rutherford · heard Sep 3 · $3.02M of surety
Development
Developer
Bond expires
Amount held
Built out
Staff recommendation
Kroger, Smyrna
SEK Smyrna, LLC
Sep 19, 2026
$2,611,200
50% · 4 of 8 lots
Reduce to $652,800 and extend one year as the maintenance bond. Roads, water, sewer, stormwater and signal. The developer told the town he expects 100% completion by Sep 14 and that Kroger wants a certificate of occupancy in hand by Oct 1
Villagewood, Phase 1
Private developers
Oct 10, 2026
$151,200
53.8% · 21 of 39 lots
Extend one year. The developer did not respond before the packets went out
Gwynne Farms, Ph 3 Sec 2
Lennar Homes
Oct 1, 2026
$109,400
100% · 34 of 34 lots
Extend six months — the road needs milling and topping again at Lyness Dr and Robert Gwynne where water line work was done
Derby Run, Phase 2A
Charter Commercial, LLC
Sep 15, 2026
$69,600
100% · 28 of 28 lots
Reduce to $17,400 and begin the one-year maintenance period, at the developer's request now that the streets are paved
Gwynne Farms, 2A
Lennar Homes, LLC
Sep 18, 2026
$48,600
94.4% · 51 of 54 lots
Reduce to $15,000 and extend one year as the maintenance bond
Helmsley Place
Meritage Homes, LLC
Oct 9, 2026
$20,000
100% · 57 of 57 lots
Release if the detention pond work is finished by Oct 9, otherwise extend three months
Walnut Ridge, Section I
JM Byrnes, LLC
Sep 15, 2026
$15,000
100% · 12 of 12 lots
Release if sidewalks, signage, lighting and the detention pond are completed by Sep 15, otherwise extend three months. The developer did not respond before the packets went out
Why it matters: this is the single item on the Sep 3 agenda with the largest dollar figure on it, and it is not a land-use item at all — it is the standing bond review, listed as item 6 with no address and no applicant. Seven sureties totalling $3.02 million are being reduced, released or extended in one sitting, and each recommendation is a public statement about whether a finished subdivision actually passed inspection. Two are recommended for outright release; two more are cut by 75% and 69%. Nothing that calls itself a rezoning alert reports any of this, and it is the moment a developer's capital comes back — or does not. Note also what the punch lists say: the Kroger site is held on a traffic signal, and two developers did not reply to the town before the packets were printed.
Where this comes from: Smyrna publishes one PDF per meeting that contains the agenda, the previous month's full minutes, every staff report and the bond review together — the Sep 3 packet runs to the August minutes and the September bond schedule in the same file. The decisions above are quoted from those minutes, with the recorded vote as the minutes state it. The bond rows are staff recommendations to the Sep 3 commission, not actions taken. The meeting was held on the evening of Sep 3; as of the morning of Sep 4 Smyrna had posted no minutes for it, so no release, reduction or extension is claimed here as having happened. Smyrna publishes the previous month's minutes inside the following month's packet, which puts these outcomes in the Oct 1 packet.
Rutherford County — Murfreesboro City Council, Sep 3 Rutherford · heard Sep 3 · minutes not posted
Item
Type
Location
Applicant / Owner
Detail
Status
Ord. 26-OZ-29
Rezoning, second and final reading
SE corner of Elam Rd and Joe B Jackson Pkwy
Buc-ee's LTD, applicant [2026-412]
30.17 ac, G-I General Industrial → G-I plus PSO Planned Signage Overlay — the overlay a travel centre needs before its sign package. Planning Commission recommended approval Jun 3; Council held the hearing and passed first reading Aug 13
Heard Sep 3 · minutes not posted
Ord. 26-OZ-31
Zoning simultaneous with annexation, second and final reading
East side of Shelbyville Pike
Lowe's Home Centers, LLC, applicant [2026-410]
16.78 ac zoned PCD Planned Commercial as it comes into the city — staff describe a hardware store with garden centre. PC Jun 3, first reading Aug 13
Heard Sep 3 · minutes not posted
Ord. 26-OZ-30
Zoning simultaneous with annexation, second and final reading
North of Franklin Rd, west of Gresham Ln, at Almar Knot Dr
Franklin Road Baptist Church, applicant [2026-411]
About 27 ac to CF Commercial Fringe — 1.9 ac rezoned out of a PUD and 25.1 ac zoned on annexation. The commission recommended the plan of services, the annexation and the zoning together on Aug 13
Heard Sep 3 · minutes not posted
Ord. 26-OZ-28
Rezoning, second and final reading
North side of Rushwood Dr
Wayne Belt, applicant [2026-407]
1.37 ac, OG General Office and RS-8 → PCD (Bellwood Office Park). The commission recommended deferral on Apr 8; the applicant filed a traffic analysis, the city's Public Infrastructure Division agreed with it, and the case came back under old business Jun 3 with a recommendation to approve
Heard Sep 3 · minutes not posted
Res. 26-R-PSA-32
Annexation and plan of services, public hearing
East side of Elam Rd north of Joe B Jackson Pkwy — 2917 Elam Rd
NG Elam, LLC, represented by Kimley-Horn [2026-504]
10.97 ac annexed with no companion zoning request: the parcel is EAC in unincorporated Rutherford County, so under the city's own ordinance it arrives automatically as L-I Light Industrial. Development carries the Distribution Drive extension through to Elam Road
Heard Sep 3 · minutes not posted
Ord. 26-OZ-33
Rezoning, public hearing and first reading
North of Indian Park Dr, along Chieftain Blvd and Little Eagle Dr
Brian Grover, SEC, Inc., representing Glen Hutchinson [2026-414]
11.4 ac, RS-12 → RS-10 — a new section of Glenview Farms, whose Little Eagle Drive and Chieftain Boulevard already stub into the parcel. PC recommended approval Jul 1
Heard Sep 3 · minutes not posted
Res. 26-R-28
Land acquisition
Dismukes property — future Stonesbattle Pkwy corridor and a possible I-24 interchange
City of Murfreesboro, asking the Rutherford County Commission to pass a matching resolution
The city proposes to buy the property for $8,500,000 to hold the Stonesbattle Parkway alignment, a potential I-24 interchange or grade-separated connection, and the remaining suitable acreage for a future county high school. Sewer would be made available when school funding is approved, with talks continuing on moving the Heatherwood Subdivision to city sewer and folding an adjacent ~35-acre drip field into the campus
Heard Sep 3 · minutes not posted
Ord. 26-O-26
Zoning ordinance amendment, second and final reading
Citywide
Planning
Rewrites the treatment of automotive and motor-vehicle repair and service uses — a use-class change that reaches every commercially zoned parcel in the city
Heard Sep 3 · minutes not posted
Ord. 26-O-34
Building code adoption, second and final reading
Citywide
Building & Codes
Adoption of updated building codes — the other half of what a site costs to build, and it never appears in a zoning feed
Heard Sep 3 · minutes not posted
Item 28
Sewer rehabilitation
2025 sanitary sewer rehabilitation programme
Water Resources
CSX permitting for the 2025 rehabilitation — utility work inside railroad right-of-way, the same hard constraint that shows up on the Nashville agenda the same week
Heard Sep 3 · minutes not posted
Item 22 · Item 5 · Item 23
Property and airport
—
The Journey Home, Inc. · Murfreesboro airport
A purchase-and-sale agreement with The Journey Home, plus a hangar site development change order and a hangar construction contract award — the airport is building
Heard Sep 3 · minutes not posted
Why it matters: three things on this one agenda would never reach you through a rezoning alert, and two of them are the biggest items on it. The annexation with no zoning request. NG Elam, LLC is bringing 10.97 acres into the city and filed no companion zoning case — which does not mean the zoning is undecided. Under Murfreesboro's own ordinance the parcel converts automatically to Light Industrial on annexation, because the county classification is EAC. Nothing in the filing says “industrial”; the ordinance says it. The $8.5 million land buy. Resolution 26-R-28 fixes the location of a future I-24 interchange and a future county high school years before either is designed or funded, and it is filed by Administration, not Planning. Every parcel along the Stonesbattle Parkway alignment is repriced the night it passes. And two national retailers take final reading the same evening — Buc-ee's on 30.17 acres at Joe B Jackson Parkway and Lowe's on 16.78 acres coming in from the county on Shelbyville Pike.
Status note — updated Sep 4: the Sep 3 meeting has now been held, and Murfreesboro has not posted minutes or a video record for it as of the morning of Sep 4, so no outcome is claimed for any row above. Every row is the agenda position it held going in, taken from the published Council packet, with the applicant names and case numbers as they appear in the staff communications and the ordinances themselves. Where a row cites a Planning Commission action, that action is quoted from the packet's own account of the earlier meeting.
Rutherford County — Murfreesboro joint conceptual workshop and Planning Commission, Sep 2 Rutherford · new board
Item
Type
Location
Applicant
Detail
Status
2026-JCW-05
Conceptual workshop
5418 Franklin Rd
Bobby Kirby and Jewel Hale / SEC, Inc.
Annexation and zoning brought to a joint City Council and Planning Commission workshop — twenty minutes of staff introduction, applicant introduction and discussion, before any application exists
Workshop held Sep 2, 4:30 pm
2026-JCW-06
Conceptual workshop
Manchester Pike
Scannell Properties
Annexation and zoning — a national industrial developer bringing a Manchester Pike site to the same pre-application table on the same afternoon
Workshop held Sep 2, 4:50 pm
Workshop 3.c · 3.d
Policy discussion
Citywide
Staff
Discussion of data centre uses, then discussion of car wash uses. Neither has an ordinance number yet; this is the meeting where the text amendment gets its shape
Workshop held Sep 2, 5:10 pm
2026-709
Right-of-way abandonment
N Thompson Ln – W College St connector road
Griggs & Maloney, Inc. representing New Vision Baptist Church
Abandons the connector right-of-way and the adjacent public utility easements along it — a planned road being un-planned
Heard Sep 2 · minutes not posted
2026-713
Right-of-way abandonment
Portion of Cason Ln
SEC, Inc. representing Lennar
Mandatory referral to Council
Heard Sep 2 · minutes not posted
2026-716
Right-of-way abandonment
Portion of Samsonite Blvd
City of Murfreesboro Administration Department
The city abandoning its own right-of-way
Heard Sep 2 · minutes not posted
2026-717
Easement abandonment
Forbus Dr
SEC, Inc.
Abandonment of a sanitary sewer easement. Filed under staff reports and other business, not as a public hearing — it gets a mention and a vote
Heard Sep 2 · staff report item
2026-718
Easement dedication
City-owned property along Northwest Broad St
MTE, applicant
Dedication of an electric easement on city-owned land, also under staff reports
Heard Sep 2 · staff report item
Why it matters: the conceptual workshop is the earliest sighting a project ever gets. There is no case number, no notice sign, no neighbour letter and no application fee — the applicant simply asks the Council and the Planning Commission what they think, on the record, in public. Scannell Properties on Manchester Pike and the 5418 Franklin Road assemblage are both at that stage right now, and by the time either surfaces as an annexation ordinance it will be months old and largely settled. The two staff-report items matter for the opposite reason: abandoning a sanitary sewer easement on Forbus Drive and dedicating an electric easement on Northwest Broad Street are not public hearings at all. They are listed under other business, and they change what can be built on the ground they cross.
Status note: both meetings were held on the evening of Sep 2. Murfreesboro does not publish Planning Commission minutes until the following commission approves them, so no outcome above is a recorded vote — the rows are the agenda as filed, and we hold them at “heard” until the minutes post. The workshop items are conceptual by definition: nothing has been applied for and no approval is implied.
Maury County — Columbia Planning Commission (Aug 12) and DRC (Aug 11) Maury
Case
Type
Location
Applicant / Owner
Project
Status
26-0195
Rezoning
6218 Cayce Lane
Landmark Engineering Group / KCS Property, LLC
CD-2 → CD-3L, 60 units
Deferred Jul 8, returned Aug 12
26-0148
Final PUD master plan
River Rd / Taylor Landing
CPS Land
"Waters Edge at Taylor Landing"
Deferred Jul 8, returned Aug 12
26-0136
Final PUD master plan
Rutherford Ln @ Westfield Dr
Morning Pointe / IHP, LLC; owner CBP, LLC
Westfield Park group living facility
Returned Aug 12
26-0209
Final plat rev. 3
800 S. James M. Campbell Blvd
CESO, Inc. / HC Columbia, LLC
Lot 1 revision (7Brew site)
Item 6
26-0224
Architectural design review
606 Lion Parkway
Rhodes Engineering / Burklow
Safe Storage — 4 buildings, SD-LI, 4.29 ac
Item 7
26-0234
Site plan
2250 Nashville Hwy
Palmer Engineering / MRCO, LLC
Taco Bell at Honey Farm Crossing, Lot 1B
Item 8
26-0233
Final plat
Rock Springs Rd
K2 Development / CastleRock Communities TN
Rock Springs Cove Ph 1A — surety $415,000
From DRC Aug 11
DRC I.1
Final plat
1316 Hampshire Pike
M2 Group / Nickell Contracting, LLC
Hampshire Hills Townhomes — 14-unit HPR
DRC Aug 11
DRC I.2
Final plat
1690 Bear Creek Pike
TKC Architecture & Engineering / D.R. Horton
Reserve at Hickory Ridge Ph 2 — 56 lots, 25.6 ac
DRC Aug 11
Why it matters: two deferred cases came back on the same agenda. When a commission defers and then reconsiders, what it approved in between is the precedent your next application will be measured against — and that record only exists inside the packets.
Coverage gap, stated plainly: Maury County's own regional planning commission has not published an agenda or minutes since Jun 22, 2026 — the July 27 and Aug 24 meetings and the Aug 12 board of zoning appeals are all still missing from the county's document centre. Rechecked Sep 3: the county serves its document index client-side and returns no listing to a direct read, so this gap is stated against our last full read of it on Aug 30. City-level Columbia filings above are complete. We report the county gap rather than quietly leaving a hole in the feed, and the items land the day they post.
Maury County — Columbia City Council study session, Sep 3 Maury · heard Sep 3 · minutes not posted
Item
Type
Location
Party
Detail
Status
Ord. 4596
Development moratorium
Citywide, Columbia
City Manager's Office
First consideration of a temporary moratorium on the acceptance, processing and approval of land use, zoning, building and site plan applications for data centres and high-density computing facilities, pending a study of infrastructure, environmental, acoustic and utility impacts. It carries an immediate effective date and a public hearing on Oct 8. Staff cite energy and water draw, pressure on the utility grid, ratepayer infrastructure cost and local aquifers, and say the current code does not describe the use
Heard Sep 3 · minutes not posted
Ord. 4595
Easement conveyance
Hampshire Pike — Tax Map 104, Parcel 16.00
City → Duck River Electric Membership Corporation, at the request of Columbia Power and Water Systems
A forty-foot-wide electric line easement to bring power to a new Hampshire Pike pump station. The parcel is CPWS-owned but sits inside DREMC's service territory, so the power has to come from the co-op — a utility boundary deciding who serves a new station
Heard Sep 3 · minutes not posted
Item 7.11
New sewer capacity fees
Pumpkin Creek and Bear Creek Pike drainage basins
Water Management Services, LLC
A contract not to exceed $45,000 to analyse capacity and develop a sewer capacity fee structure recovering the cost of improvements “previously identified as required to accommodate the future development within the sewer service area”. This is a new per-project cost being designed now, in two named basins
Heard Sep 3 on consent · minutes not posted
Res. 26-61
Utility acceptance
The Drake / Woodland and East 7th multi-family
Wastewater Department
The city accepts ownership and maintenance of 229 linear feet of sanitary sewer main. The developers met the qualifications and the testing and inspections are done — which means the phase is physically built
Heard Sep 3 on consent · minutes not posted
Items 7.8 · 7.9
On-call engineering
Citywide, Columbia
Neel-Schaffer, Inc. · T-Square Engineering, Inc.
Three-year on-call traffic engineering agreements, chosen out of thirteen proposals. These two firms will review and prepare the traffic studies on private applications, and the city notes that development-related expenditure is reimbursed by the developer during approvals
Heard Sep 3 on consent · minutes not posted
Item 7.7
Fee study
Citywide, Columbia
Matrix Consulting Group Ltd.
A $20,000, roughly four-month review of the Development Services, Fire and Rescue and Wastewater fee schedules, to comply with Tennessee House Bill 0375, which requires a publicly available cost analysis to justify any fee above $250. Every development fee in the city is about to be re-derived and published
Heard Sep 3 on consent · minutes not posted
Ord. 4594
Budget amendment
Citywide, Columbia
Finance
First consideration, public hearing Oct 8. Raises the FY27 budget by $975,821.24 to $85,442,422
Heard Sep 3 · minutes not posted
Why it matters — data centres moved in three counties in one week, and not one of them was a rezoning. On Sep 1 Lebanon took first reading on a zoning-code section writing data centres and computer and data processing services into the code as their own use class with minimum requirements. On Sep 2 Murfreesboro put “discussion of data center uses” on a joint Council and Planning Commission workshop, with no ordinance number attached to it yet. And on Sep 3 Columbia takes first consideration of an outright moratorium with an immediate effective date, freezing acceptance of land use, zoning, building and site plan applications for the use while staff study it. If you hold land that could take a data centre in Middle Tennessee, the window in Columbia closes the night that ordinance passes, and none of these three items carries a parcel number a rezoning alert could match on.
Why it matters — the cost side. Two consent items reprice development in Columbia without changing a single zoning line. Item 7.11 commissions the design of a sewer capacity fee for the Pumpkin Creek and Bear Creek Pike basins, explicitly to recover improvements needed to serve future development there — if your site drains to either basin, the connection cost is being written now. Item 7.7 puts every Development Services, Fire and Wastewater fee through a cost analysis under Tennessee House Bill 0375, which from 2026 forbids charging above $250 without published justification. Consent agenda items are the ones nobody reads.
Status note — updated Sep 4: the Sep 3 study session has now been held. Columbia had posted no minutes and no video for it as of the morning of Sep 4, so no outcome is claimed: every row above is an item as it stood on the published agenda. Columbia also posted its Sep 16 Historic Zoning Commission agenda since the last issue — three items, listed in the calendar below. The Sep 10 regular Council meeting — where anything that cleared first consideration on Sep 3 takes second consideration, the data centre moratorium included — still has no agenda posted as of Sep 4.
Williamson County — Spring Hill BOMA, Aug 17 Williamson / Maury
Item
Type
Location
Applicant
Project
Status
Ord. 26-12
PD boundary expansion
Spring Hill Commerce Center
Goodwyn Mills Cawood (from PDA 2097-2026)
Expansion of the ~700-acre planned development
Final reading Aug 17
Ord. 25-29
Sewer capacity allocation
5441 Main St
M2 Group, LLC
Capacity assessment for Nelly's Italian Café expansion
In allocation program
Why it matters: Spring Hill's sewer capacity program is now the gate on entitlement in that market — an approved site plan does not guarantee you can build. Capacity items are tracked here alongside zoning cases for exactly this reason, which is also why the Mt. Juliet interceptor agreement above is in this issue.
Williamson County — County Board of Zoning Appeals, Aug 27 Williamson
Item
Type
Location
Applicant
Detail
Status
Item 1
Appeal + variances
Bo Lane (Map 159, Parcel 01104), RD-5, 5th district
Private applicant
Appeal of staff's determination that the lot is an illegal lot of record and that a large lot easement subdivision review is required, plus access and platting variances
Variance from minimum road frontage for a legal lot of record — staff then determined no variance is required
Withdrawn — variance not required
Item 3
Setback variance
4385 Peytonsville-Trinity Rd (Map 134, Parcel 040.00), RD-5, 2nd district
T-Square Engineering
Rear setback variance
Heard Aug 27 · minutes not posted
Why it matters: two of the three items on this agenda are withdrawals, and both are worth more than the one live case. Item 1 was a fight over whether a Bo Lane tract is even a legal lot of record — withdrawn, which means the parcel's status is unresolved and whoever buys it inherits the argument. Item 2 was withdrawn because staff decided the frontage variance was never needed, which quietly sets the reading of that standard for the next applicant on an RD-5 lot. Withdrawals and staff reversals never appear in a rezoning alert; they only exist in the agenda text, and they are the items that change what your own application will cost.
Williamson County — County Property Committee, Aug 26 Williamson · new board
Instrument
Type
Location
Party
Detail
Status
Resolution
Sign regulation
All county-owned property and county rights-of-way
Williamson County
Repeals Resolution No. 5-06-12 in its entirety and adopts new local regulations governing temporary signs on county land and in county right-of-way — the rule that decides whether your directional and for-sale signage is legal
Heard Aug 26 · minutes not posted
Res. SS-9-26-1
Asset sale
Williamson County Hospital District
Williamson County · Ascension Saint Thomas
Authorizes the County Mayor to execute a non-binding letter of intent for the sale of the assets of the county hospital district, d/b/a Williamson Health System
Heard Aug 26 · minutes not posted
Formerly Res. 7-26-39
Refiling
Countywide
Williamson County Board of Commissioners
To be refiled: engage an independent healthcare transaction consultant to advise the board on the proposed sale to Ascension, alongside a standing agenda item to discuss updates on the sale
Heard Aug 26 · minutes not posted
Why it matters: a county property committee is not a land-use board, which is exactly why what it does never reaches a rezoning feed. Two items on this one carry real weight. The sign resolution repeals a twenty-year-old policy outright and replaces it with new rules on temporary signage in county right-of-way — that is the regulation every builder, broker and contractor in Williamson County operates under every weekend, and it changed at a 5:30 pm committee meeting. And the county is drafting a letter of intent to sell Williamson Health System to Ascension Saint Thomas, with an independent transaction consultant being engaged to advise on it. A hospital system changing hands moves the real estate around every campus it owns, and the first public trace of it is a line item on a property committee agenda.
Williamson County — County Highway Commission, Sep 2 Williamson · new board · agenda posted Aug 29
Item
Type
Subdivision
Streets offered
District
Status
New business 1
Road acceptance
Stephens Valley, section 4
Dauphine Street · Carsten Street
HC Tyson · CC District 8
Heard Sep 2 · minutes not posted
New business 2 · 3
Road acceptance
Daventry, sections 1 and 2
Chase Point Drive · Barnsley Lane (§1) · Chase Point Drive (§2)
HC Wilson · CC District 4
Heard Sep 2 · minutes not posted
New business 4
Road acceptance
St Marlo, section 1
Duquette Drive · Winslet Drive · Emma Victoria Drive · St Marlo Drive · Chadderton Drive
HC Coleman · CC District 12
Heard Sep 2 · minutes not posted
New business 5 · 6 · 7
Road acceptance
St Marlo, sections 2, 3 and 4
Winslet Dr · Branta Dr · St Marlo Dr (§2) · St Marlo Dr · Avonlea Dr · Paisley Ct (§3) · Kelleys Pl · Branta Dr (§4)
HC Coleman · CC District 12
Heard Sep 2 · minutes not posted
Minutes
Approval
—
Approval of the Aug 5, 2026 Highway Commission minutes
Countywide
Heard Sep 2 · minutes not posted
Why it matters: a highway commission is not a land-use board and nothing on this agenda is a rezoning — which is exactly why this meeting is invisible to every alert product, and exactly why it is worth reading. Road acceptance is the last step of a subdivision phase. When the county takes Dauphine and Carsten Streets into the county road system, Stephens Valley section 4 is finished: the streets are built to standard, the developer's maintenance obligation ends, and the surety posted against those roads is free. Seven sections across four subdivisions clear that bar in one 8:30 am sitting — St Marlo alone puts four consecutive sections up at once, which is a builder finishing an entire neighbourhood, not a phase. If you are watching absorption in the 8th, 4th and 12th commission districts, this single agenda tells you which subdivisions actually got built this cycle, in a way no plat approval and no building permit count does. It also tells you where the next phase starts, because a builder who has just been released on four sections has capital and crews looking for the fifth.
How we read this one: Williamson County posts its Highway Commission agendas as scanned images with no text layer — this one is a single page and not one character of it is machine-readable. We rendered and read it. The county's own agenda centre lists it with no title and no summary, so the only way to know a meeting exists is to open the file. Nothing above is a vote: the meeting was held at 8:30 am on Sep 2 and no minutes are published yet — Williamson typically posts them a month later, after the next commission approves them — so each row is a report offered for acceptance, not an acceptance. We will carry the outcomes when the minutes land.
Williamson County — Franklin Board of Mayor and Aldermen, Sep 8 Williamson · new board · agendas posted Sep 3
Item
Type
Location
Party
Detail
Status
Ord. 2025-19
Rezoning
318 Franklin Rd and 1117, 1121, 1123 Harpeth Industrial Ct — east of Franklin Rd, north of Harpeth Industrial Ct
Harpeth Village PUD Subdivision
20.33 ac from Estate Residential (ER) and Light Industrial (LI) to Planned District PD 9.2/75,000. Carried by the Planning Commission on Aug 27 6-0-1, one member recused. Public hearing set for Oct 13
Work session + first of three readings Sep 8
Res. 2025-51
Development plan
Same Harpeth Industrial Ct assemblage
Harpeth Village PUD Subdivision
The development plan that goes with the rezoning, with four modifications of development standards — signage and building elements. Each modification was voted separately at the Aug 27 commission and each carried 6-0. Public hearing Oct 13
Work session Sep 8
Res. 2026-64
Revised development plan
South of Highway 96 West, west of Boyd Mill Pike
Westhaven PUD Subdivision
A revised plan with one modification of development standards — surety bonds. Commission vote Aug 27, 7-0, modification 7-0. Public hearing Oct 13. A standards modification on bonding is a change to what the developer has to post, on one of the largest PUDs in the county
Work session Sep 8
Res. 2026-57
Vested rights extension
110 Aldersgate Way — south of Mack Hatcher Pkwy, west of Daniel McMahon Ln
Franklin First United Methodist Church PUD
Amends the PUD to extend the vested rights — the statutory clock that freezes the rules a project was approved under. Commission 7/23, 9-0; work session 8/11
Public hearing Sep 8
Res. 2026-81
Policy
Citywide, Franklin
Board of Mayor and Aldermen
Establishes an applicant meeting attendance policy for vested rights extension requests — if you want your clock extended, someone has to be in the room. New procedural condition on every future extension in the city
Work session Sep 8
Work session 11
Code rewrite
Citywide, Franklin
Planning and Sustainability · City Attorney
Zoning Ordinance Update: Public Chapter 1044 and development review changes. No ordinance number yet — this is the discussion that decides how Franklin conforms its review process to the state act
Work session Sep 8
Consent 10 · 11 · 12
Parkland impact fees
Southvale · Colletta Park PUD · Harlin PUD
Southvale, LLC · Ford Colletta, LLC · Boyle Nashville, LLC
First amendments to three separate parkland impact fee and construction agreements, all on one consent motion. These set what each subdivision pays, or builds, in lieu of parkland — a per-lot cost that is negotiated once and then never revisited
Consent Sep 8
Item 27
Parkland impact fee
Altara Subdivision
Private owner
A fourth parkland impact fee agreement, fees only, no construction — approved on behalf of the board and reported for receipt, not voted
Receipt only Sep 8
Consent 9
Road construction award
Del Rio Pike
Capital City Construction Services, LLC
Contract 2026-0191, $1,580,014.22, for the Del Rio Pike roadway widening and culvert improvements. Capital Improvements Committee, Aug 27, 4-0
Consent Sep 8
Work session 9
Corridor scope
Mack Hatcher Pkwy at Del Rio Pike and at Hillsboro Rd
Engineering · Streets
Discussion of folding the Mack Hatcher / Del Rio Pike improvements into the Mack Hatcher / Hillsboro Road intersection project. Two corridor projects possibly becoming one, on the same night the Del Rio Pike widening contract is awarded
Work session Sep 8
Items 19 · 22 · 23 · 25
Deeds and easements
Toussaint L'Ouverture Cemetery · county property · Battle Ground Academy · one private tract
City of Franklin · Williamson County · Battle Ground Academy
Four instruments approved on behalf of the board and reported for receipt: a warranty deed, a correction to a special warranty deed with the county, a dedication of temporary construction easement from Battle Ground Academy, and a quitclaim deed. Title moves; nothing is voted
Receipt only Sep 8
Item 20
Environmental assessment
Power House at the Park at Harlinsdale Farm
Pape-Dawson
Professional services agreement for a Phase I and limited Phase II environmental site assessment. A Phase II is only commissioned when Phase I finds something worth drilling for
Receipt only Sep 8
Items 17 · 18
Flood proofing
101 Ewingville Dr and one further address
City · U.S. Army Corps of Engineers · private homeowners
Flood proofing participation agreements and a homeowner funding agreement under the Corps programme — the city and the Corps paying to raise or dry-flood-proof individual houses
Receipt only Sep 8
Why it matters — Franklin is rewriting the vested-rights rules while extensions are still being granted under the old ones. On one agenda the board takes a public hearing on an actual extension at 110 Aldersgate Way, considers a policy resolution requiring applicants to attend the meeting where their extension is heard, and holds a work-session discussion on conforming the zoning ordinance to Public Chapter 1044. Vested rights are the whole ballgame on a multi-year project: they decide whether your approval is judged under the code you filed under or the code that exists when you build. None of these three items is a rezoning, none carries a parcel a rezoning alert could match, and the one that changes the rules for everybody — the policy resolution — is a work-session line with no case number at all.
Why it matters — the consent and receipt layers are where Franklin prices land. Items 10, 11 and 12 amend the parkland impact fee and construction agreements for Southvale, Colletta Park and Harlin, three separate PUDs, in a single unread motion; item 27 does a fourth for Altara and is not even voted, only reported. That is four subdivisions' per-lot parkland cost being set or reset on one night. Below them sit a $1.58 million Del Rio Pike widening award and a work-session question about merging that corridor into the Mack Hatcher / Hillsboro intersection project, plus four deeds and easements moving title and a Phase I and limited Phase II environmental assessment at Harlinsdale. Consent items and receipt items are structurally invisible: they are pre-approved, they are not discussed, and they carry the numbers.
Status note: both agendas — the 5:00 pm work session and the 7:00 pm board meeting, at the Williamson County Auditorium — were published to Franklin's portal on Sep 3. Nothing on them has been heard: the meeting is on Sep 8, and because Labor Day falls on Sep 7 this agenda sits public for five days before it is taken up. The last issue carried this meeting as “scheduled, agenda not posted”; this is what was on it. Ordinance 2025-19 and Resolution 2025-51 keep 2025 numbers because they were filed then — Harpeth Village has been in the pipeline for over a year.
On the calendar next
Date
Board
County
What is on it
Sep 8
Columbia Development Review Committee
Maury
Six plats, four with surety: Rock Springs Cove Ph 1A ($415,000 surety, Amanda Reed) · Marlon's Creek Ph 2B (Brian Schlader) · Bear Creek Glen Ph 3 (Wes Baxter) · Bear Creek Plaza Tracts 3 & 4 at 1530 Bear Creek Pike (Bhadresh Patel) · Hampshire Hills Townhomes, 1316 Hampshire Pike (M2 Group, LLC) · Reserve at Hickory Ridge Ph 2 ($690,000 surety, Cole Newton)
Sep 8
Franklin BOMA and work session
Williamson
Both agendas posted Sep 3 — see the new section above. The Aug 27 Planning Commission recommendations arrive as votes: the Harpeth Village rezoning and development plan, the Westhaven revised plan with a surety-bond modification, a vested rights extension at 110 Aldersgate Way with a policy resolution attached to it, three parkland impact fee amendments on consent and a $1.58 m Del Rio Pike widening award
Sep 8
Smyrna Town Council
Rutherford
Scheduled 7:00 pm; agenda still not posted as of the morning of Sep 4, four days out. This is where the Sep 3 Planning Commission rezonings and the September bond review go for a vote
Sep 9
Williamson County Board of Commissioners — special session
Williamson
Agenda posted since the last issue, and it is a two-item meeting at 6:00 pm. Resolution SS 9-26-01 authorises the County Mayor to execute the non-binding letter of intent for the sale of the assets of Williamson County Hospital District, d/b/a Williamson Health System, to Ascension Saint Thomas; SS 9-26-02 approves the exception under Tenn. Code Ann. § 48-68-206(b) covering any such sale. This is the Aug 26 Property Committee item in the section above arriving at the full commission. The county posts this agenda as a scanned image with no text layer; we read it by OCR
Sep 9
Columbia Municipal Planning Commission
Maury
Cancelled. The city posted the notice on Aug 26: no items were presented for review, so the commission will not meet. Anything filed for it now waits until October
Sep 10
Columbia Board of Zoning Appeals
Maury
One item, carried over: conditional use permit for a major home occupation at 911 South High Street, CD-5 (Taylor Park) — deferred from a previous agenda
Sep 10
Columbia City Council
Maury
The regular meeting takes second consideration of whatever passes on Sep 3, including the data centre moratorium. Its own agenda is not posted yet; it lands in the issue the day it does
Sep 16
Columbia Historic Zoning Commission
Maury
Agenda posted since the last issue. Three items: an after-the-fact request from Derrick Clouser for exterior alterations already made at 319 W 6th Street, West 6th Street HD · site and setting repairs at 41 Public Square by Heritage Civil, Downtown Commercial HD · new fence construction at 804 Athenaeum Street by Rebecca Moon, Athenaeum HD
Oct 6
Nashville Metropolitan Council — public hearing
Davidson
Already loaded, a month before its agenda posts. Six bills were deferred to Oct 6 out of the Sep 1 meeting: the 5683 Cane Ridge Road SP with its material-restriction companion (68 units, on its second deferral), 1814 County Hospital Road, the citywide day care → child care use-class rewrite, and the NDOT cumulative traffic monitoring ordinance. See the deferral docket section above
Sep 14 · Sep 17
Franklin Historic Zoning · Smyrna BZA
Williamson · Rutherford
Two boards on the calendar past the two-week horizon, neither with an agenda posted. Historic zoning commissions decide demolition and alteration on parcels no rezoning feed watches