[{"_1":2,"_112":-5,"_113":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6082117,"mediaKeyId","2939237-8ecb694c6a29f29136c2339bf5ffcb7e","parentId",2939237,"title","Votes at a glance: Planning commission approves several plats and development requests; annexation deferred","audioSeconds",8728,"startMs",507000,"endMs",9235000,"viewUrl","/Search/View?dp=1&key=2939237-8ecb694c6a29f29136c2339bf5ffcb7e&start=507&end=9235","thumbnailUrl","https://assets.pipeline.soar.com/2939237-8ecb694c6a29f29136c2339bf5ffcb7e/thumbnail_507000.jpg","articleUrl","/articles/6082117/Tennessee/Votes-at-a-glance-Planning-commission-approves-several-plats-and-development-requests-annexation-deferred","mediaUrl","https://secure.pipeline.soar.com/6082117-ad6538e073b7ecabd5b5fea22dbfae16/orig.mp4?Expires=1770584381&Signature=YTQkk1jfJerWZFWMpVQu2OkC5F2oUOhiZGUQWzEAmJOaovivUh8NGdTx0OiDtki1lVF1LZzsPwcBTO6ABVw1QtoduoEdvJqL1G2apUAL9t4HZ4s2Lt2ImesOaGvDdEZmhC0mDqF9tBpyg3X5W7vzxHPzdkmj8QLewtYXWntSB1yQrYhYwG8Iaq4CPWqJPnnteAzoUcCiK6yvNHxrF~NirlLlKgl8MYH2KeouvFMFM~giJSlhhSL7T36e-38D9PgO5Uj-RZEU-FZ4elAB~lIx7SF-UuoUYzuiqUu6cUWh5zAF3RztOybNgPqU5o-TgFHPrBgINXI61LHwzan6R-gZ5w__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Columbia, TN","date","2025-04-10T00:00:00Z","article","The Columbia Municipal Planning Commission recorded the following formal actions during its public meeting.

Votes at a glance

- Approval of minutes (previous meeting): approved by voice vote.

- Consent item — Bear Creek Glen Subdivision, Phase 2: final plat approval with surety of $50,000 (applicant: David Toshi); approved subject to technical comments.

- Item 2 — Wither Road / North James Campbell Boulevard (Alan O’Leary): preliminary and final plat to create three lots; approved subject to technical comments; city water availability letters required for each lot at the building‑permit stage.

- Item 3 — Columbia Commons subdivision (former Columbia Ford site): preliminary and final plat to split one parcel into three lots (Whataburger planned for Lot 2); approved subject to technical comments.

- Item 4 — Columbia Mall outparcel (800 S. James M. Campbell Blvd., 12,000 sq ft): commission approved an alternative performance allowing the developer to install targeted crosswalks, raised crossings and dedicate access easements in lieu of constructing the full internal‑drive sidewalk network now; developer committed to pedestrian safety measures; motion passed with one commissioner recorded in opposition.

- Item 5 — Columbia Mall design review (12,000‑sq‑ft outparcel elevations): commission granted limited glazing relief for specified internal elevations but required glazed storefront‑style entrance doors and denied the applicant’s EIFS/stucco‑over‑sheathing substitution for elevations required to use authentic stucco over masonry; motion passed with one commissioner recorded in opposition.

- Item 6 — Annexation and rezoning of 104‑acre property at 1754 Hampshire Pike (Rowland): commission voted to defer the annexation and rezoning request to allow staff and the applicant time to obtain more clarity about a conditional water‑service letter from Columbia Power & Water Systems (CPWS) and related infrastructure timing; motion to defer passed.

Each of the approved items was subject to technical comments listed in staff packets and will return to staff plan review or to the commission if required by the approved conditions. The annexation request was deferred so staff can provide additional information about conditional water availability and related timing.","mediaType","Video","parentTitle","City of Columbia, TN Council Meeting 2025-04-10","oneSentenceSummary","The commission approved minutes, a consent plat and multiple preliminary/final plats; it approved the Walmart PUD preliminary plan and two Columbia Mall items (alternative performance and design relief) and deferred an annexation and rezoning request until staff can obtain additional information about conditional water service.","taxTitle","City of Columbia, Maury County, Tennessee","taxId",54382,"location","Tennessee","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6082122,"Commission grants limited glazing relief for Columbia Mall outparcel, requires glazed entrance doors; EIFS/material deviation denied",1299,5336000,6635000,"/Search/View?dp=1&key=2939237-8ecb694c6a29f29136c2339bf5ffcb7e&start=5336&end=6635","https://assets.pipeline.soar.com/2939237-8ecb694c6a29f29136c2339bf5ffcb7e/thumbnail_5336000.jpg","/articles/6082122/Tennessee/Commission-grants-limited-glazing-relief-for-Columbia-Mall-outparcel-requires-glazed-entrance-doors-EIFSmaterial-deviation-denied","https://secure.pipeline.soar.com/6082122-bc1ffa92ca338f576c5f951a70d0b471/orig.mp4?Expires=1770584381&Signature=iuQcgMlwy0ZcDp3V~Ai1sCC8~8mnh~8oVy-e1uW66tWF3lU9wdEa7Z3vsHVWZIDeld2FDYM7uasqyalaRMep71sMVUSY-rAv-rBi4TTWarROrlD70iYnwxtqTnu3VtYx43-VY-1I90C5ziELQENB00qzt~HkJsQE6FIDhfDg4ZJhREDJFZdv9UiJ8rmBda1ZAhJWsWGRN3~T27P192hlcJ0WiZMAsRJrSv0BRasQOx3gahyzPQWgzcX4ZlDgq4u5QZ8E47A7Kn0eOy7RuFhBpuSsjvKJWgOsBUO7zB3yVaYqlHwY9UjeYqhp-0CRTIRMmOW~EMRLv6nMl4X7GigczA__&Key-Pair-Id=KUT5TJCACFTXG","The Columbia Municipal Planning Commission approved an alternative‑compliance request that reduces glazing on internal elevations of a 12,000‑square‑foot outparcel at the Columbia Mall, but required that principal entrances have glazed doors and denied the applicant’s request to use EIFS (stucco over sheathing) in place of authentic stucco applied over masonry in specified locations.

Staff noted the applicant initially submitted elevations showing 25% glazing on certain internal elevations, then later revised those elevations to roughly 4% glazing; staff said the ordinance calls for ‘‘substantial glazing’’ and cites a 50% glazing standard in the staff report. Planning staff encouraged compliance with glazing standards on elevations that face internal drives and thoroughfares to preserve a pedestrian‑scale character and avoid blank façades facing public circulation.

James (last name on file), an architect representing the applicant with MJM Architects, told the commission some elevations would use authentic stucco over masonry (meeting the ordinance) while other elevations proposed traditional stud walls with stucco (EIFS‑type) above storefronts for structural reasons. He said the project would match existing center materials and that staff and the applicant had discussed stone and brick accents.

Commissioners agreed that entrances along internal drives should read as ‘‘true’’ public entrances rather than utility doors. The commission’s motion approved the applicant’s glazing deviations for specific rear elevations while requiring glazed storefront‑style entrance doors; the commission also denied the material deviation to allow EIFS in lieu of stucco over masonry for the primary frontage, with the result that authentic stucco/brick details must be provided at building permit.

The motion passed; one commissioner voted against the motion. The applicant must show details demonstrating authentic stucco over masonry where required and provide glazing and door details in the building permit submittal. Staff noted that the applicant provided examples demonstrating the required materials can be achieved and that the ordinance’s facade and material standards will be enforced at plan review.

Next steps: applicant to submit revised elevations and construction details showing authentic stucco over masonry on required elevations and glazed entrance doors; final compliance will be verified during plan review and building permit review.","The commission granted limited alternative‑compliance relief allowing reduced glazing on certain rear/internal elevations for a new 12,000‑sq‑ft mall outparcel but required glazed entrance doors; a requested deviation to allow EIFS/stucco over non‑masonry was denied for specified elevations.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6082127,"Planning commission approves alternative sidewalk design for Columbia Mall outparcel, developers to add crosswalks and easement dedication",3220,2810000,6030000,"/Search/View?dp=1&key=2939237-8ecb694c6a29f29136c2339bf5ffcb7e&start=2810&end=6030","https://assets.pipeline.soar.com/2939237-8ecb694c6a29f29136c2339bf5ffcb7e/thumbnail_2810000.jpg","/articles/6082127/Tennessee/Planning-commission-approves-alternative-sidewalk-design-for-Columbia-Mall-outparcel-developers-to-add-crosswalks-and-easement-dedication","https://secure.pipeline.soar.com/6082127-5f71749fb0acd302139a6e7a135c04d2/orig.mp4?Expires=1770584381&Signature=PvyB2rQQ-1kdtPxKCVeykIEzEsQVvc5oiAF9YIZiD57~OQ0HM8IgVijxsUiqh4rq-Sp8izVi2aGVZguMDuR~aKkoZMaJ0UFSVePzt48JnU-NAQlaIw8UqJWUaDjy-lKul1ZPNJyvA-Zv-OlGO0At9Ms52NFPqeT3vUHC8gM9rYSQ13qrb66LaL2dYm-8YcTKBUU~w9eIStRa4RIl9u1g5PNpu00nP3rqAJ4zUrLkznW6nPiY5XdwJjkvQhomWrI0DJrh98nyMJswsMfKFFP5iXVEd5If7DUqhnqtZtZROUhdq0hDTebXBWd6lwzgERaG9aTr0uG5Zsqgd~AHmdB-tQ__&Key-Pair-Id=KUT5TJCACFTXG","The Columbia Municipal Planning Commission approved an alternative performance request for a new 12,000‑square‑foot outparcel at the Columbia Mall that allows the applicant to limit full internal‑drive sidewalk construction now and instead install targeted pedestrian connections and raised crosswalks.

The commission heard that the developer is redeveloping the Mall property, bringing multiple national tenants and outparcels, and sought to balance pedestrian safety with avoiding premature sidewalk construction that could be torn up as future tenants finalize their site plans.

Preston Ayer of SWS Engineering said the proposal focuses on ‘‘adding pedestrian safety within the site’’ through raised crosswalks and crosswalks across existing drive aisles, curb ramps at key corners and dedication of access easements to support future internal connectivity. He said the plan includes crosswalks to connect the new outparcel to the mall’s primary retail building and that the raised crossings would also act as speed‑reducing features.

Wyatt Welche, principal of Highland Capital, the property owner and redeveloper, told commissioners he had signed multiple leases and was ‘‘pushing very, very hard to kind of strike while the iron is hot’’ to deliver tenants, and said the owner prefers to avoid installing sidewalks that would be torn up by near‑term construction on adjacent parcels.

Staff and several commissioners warned that approving only piecemeal sidewalks could lead to a fragmented internal‑drive sidewalk network; staff noted the code requires internal drives to have sidewalks and planter strips and that, when subsequent parcels develop, partial sidewalks could leave gaps. Staff also pointed to technical constraints around a wide existing entrance area, a sanitary trunk line and property ownership at the mall entrance that increase the cost and complexity of completing the full sidewalk standard without reconfiguring the entry.

The commission ultimately approved the alternative performance request, noting the developer will provide crosswalks, raised crossings and dedicated access easements and will work with staff on future connectivity; one commissioner opposed the motion. The commission discussed the option of the developer using private lease terms to require future tenants to complete missing sidewalks, but staff noted the commission cannot enforce private lease conditions and can only condition city approvals.

Next steps: the developer will proceed with the outparcel site development plan under the alternative performance approval. Staff said future tenant site plans will be reviewed against the city’s in‑frontment and internal‑drive standards, and the commission said it expects applicants for subsequent parcels to address links and continuity as those applications arrive.","Commission granted an alternative performance for a proposed 12,000‑square‑foot outparcel at the Columbia Mall, allowing the developer to defer some internal‑drive sidewalks in favor of dedicated crosswalks, raised crossings and access easements; commissioners debated future fragmentation and the right timing for sidewalk construction.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6082133,"Planning commission approves preliminary PUD for 45,000‑sq‑ft Walmart at Honey Farm Crossing with signage, fence conditions",1644,621000,2265000,"/Search/View?dp=1&key=2939237-8ecb694c6a29f29136c2339bf5ffcb7e&start=621&end=2265","https://assets.pipeline.soar.com/2939237-8ecb694c6a29f29136c2339bf5ffcb7e/thumbnail_621000.jpg","/articles/6082133/Tennessee/Planning-commission-approves-preliminary-PUD-for-45000sqft-Walmart-at-Honey-Farm-Crossing-with-signage-fence-conditions","https://secure.pipeline.soar.com/6082133-539891e04808d23c822bca9589da09fd/orig.mp4?Expires=1770584381&Signature=clDB8IA-vQ~FmWD64XRm39j3qAD4ZiUjy9UjdrGBpGaBy1jOVOnZ2wPgtbZRgXjlp6~I9j~yt1lU1mhq6LwKRL-0zpdfUzL6CJen37RpAm5gthcMpFtvyl-dWlyTwDRWAZgii7djCptTjYt6tSM8tu3XGz5aklgzueMrX~d-Xu3ZwJ0C8dDNp2GOkx5h5KxMbuSwRwY5p~TX584VTtiZPEi04imA5eRjvusxdJVQpg0bDEJzzGhoQSEoEisuTPvnn9pQWFNpBSy3sZOPpiWWfnt7bWWSTBsN1w8nOlGvZuAfPAPEDE6cIz3i8D69HJwgP-xgl137ALWzC6AjDS0iFQ__&Key-Pair-Id=KUT5TJCACFTXG","The Columbia Municipal Planning Commission approved a preliminary planned‑unit development request for a 45,000‑square‑foot Walmart at Honey Farm Crossing, a 7.49‑acre parcel at the northeast corner of Nashville Highway and Honey Farm Way.

Commissioners voted to grant multiple deviations from the city’s zoning ordinance for the planned development, but required the developer to remove a proposed branded ‘‘side wall’’ on the south elevation and to work with staff on more durable privacy‑fence materials along the north boundary.

Staff planner Austin Brass said the project had been revised several times and ‘‘has come a very long way’’ toward meeting ordinance standards. Brass described the site plan and landscape plan in detail, noting the project meets several major requirements: an internal drive section with two 11‑foot travel lanes and a continuous sidewalk, parking‑lot landscaping and perimeter hedge rows, and primary facade materials of brick. Brass also told commissioners the applicant had improved the rear elevation from a blank CMU wall to brick.

Brass identified the deviations the applicant requested: exceeding the 180‑foot maximum building‑site frontage (within the staff‑allowable 20% deviation), reduction of an evergreen buffer on the north boundary (proposed to be replaced with a 6‑foot shadow‑box wood fence and tree line), less than the ordinance’s required 50% glazing on certain primary elevations, and larger signs than the code allows. The ordinance limits freestanding monument signs to 50 square feet at 10 feet high and limits wall signage square footage; the applicant proposed a 100‑square‑foot freestanding sign and larger wall signs than the 32‑square‑foot limit described in staff materials.

Joseph Parsley, the civil engineer on the project with Carlson Consulting Engineers, told the commission the retaining wall at the rear would be a segmental block wall with varied block sizes and that the applicant proposed to omit evergreen shrubs at the base ‘‘just because the location being at the rear of the property’’ and concerns about maintenance. Parsley said the wall primarily serves truck circulation behind the store.

Kirsten Whitehead of HFA, the project architect, said the applicant had reduced the original pole‑mounted brand signage to monument signs to better conform with the ordinance and that Walmart’s corporate branding requirements drove the requested wall and monument sizes. She said the design team had reduced its standard corporate sign size for the site: ‘‘We are maintaining branding standards for Walmart, but we have also reduced that, so what you are seeing is actually a reduction from what their standard brand is.’’

Commission discussion focused on signage scale and location, the amount of glazing on street‑facing walls, the proposed substitution of a fence for required evergreen trees in a 75‑foot buffer, and the durability/aesthetics of the fence given nearby utility easements. Commissioners asked staff and the applicant about sidewalk connectivity and long‑term pedestrian access as surrounding parcels develop.

A motion to approve the preliminary PUD and associated variances passed after a commissioner added the condition that the proposed Walmart sign on the south (Honey Farm Way) elevation be removed. The motion was amended to allow the applicant to work with staff on improved privacy‑fence materials (for example, composite panels and metal posts) rather than a simple wood fence. Staff will review final signage, lighting and material details in the plan‑review process before building permits are issued.

Next steps: the applicant must submit final site plans and sign details for staff review; any signage or plan changes that differ from the approved PUD will be reviewed under the city’s sign code and plan‑review requirements.","The Planning Commission approved a preliminary planned‑unit development for a 45,000‑square‑foot Walmart at Honey Farm Crossing, granting several deviations from the zoning ordinance while requiring the removal of a proposed south‑side brand wall and directing the applicant to work with staff on privacy‑fence materials.","actionData","errors"]

Article not found

Votes at a glance: Planning commission approves several plats and development requests; annexation deferred

Commission grants limited glazing relief for Columbia Mall outparcel, requires glazed entrance doors; EIFS/material deviation denied

Planning commission approves alternative sidewalk design for Columbia Mall outparcel, developers to add crosswalks and easement dedication

Planning commission approves preliminary PUD for 45,000‑sq‑ft Walmart at Honey Farm Crossing with signage, fence conditions