UPDATE JANUARY 23, 2023 (1st reading)
1st reading passed 3-2 in favor of the project. Here is the justification for my yes vote:
UPDATE JANUARY 12, 2023 (TOWN HALL MEETING)
PUD Amendment: An Amendment to the 2020 plan is being presented before the BOC in January for approval. It is for a true mixed-used to include Class A apartments above the retail that would be at least a 7 year project. MJ currently does not have a true mixed-use development. Commercial for Class A Office, retail and hotel was already approved in 2020. The MJ Planning Commission gave it a negative recommendation in December 2022, although the Planning & Zoning Director gave it a positive recommendation. I held a public town hall regarding the amendment with the developer on January 12th to explain what a true mixed-use plan is. It was recorded, but the battery died and therefore, did not capture the entire meeting. I also have PowerPoint but there is no audio. You can find them here: PowerPoint / Video. (links to come)
UPDATE 2022:
Providence Pkwy. extension: Providence Pkwy. now connects to Central Pike as a part of the Providence Central development already underway. Widening on Central Pike at the connection point is currently being constructed with turn lanes. That should be completed soon.
Providence Central: Construction for BJ’s Wholesale Club and Rooms to Go will begin very soon. The target opening date for BJ’s is the end of 2023, depending on weather. Senior Assisted Living facility has been approved for the project as well and is under construction. It also includes The Enclave at Providence Central, which should begin opening for occupancy in early 2023.
(NEW) Adams Lane: Construction for the new Adams Lane rerouting, including a second left turn lane, should begin in September and is estimated to be completed by early spring ‘23, depending on weather. The current Adams Lane will NOT remain open during the process. It has permanently closed just past the existing businesses. The second turn lane will be at the intersection of Adams Lane/SMJRD (facing WB next to Waffle House).
Providence Pkwy. extension: Providence
Providence Central Development 2020 (a summary as I understand it):
This 271 acre development is located south of I-40, between SMJRD and west of Central Pike, further south to city limits and east to Providence Pkwy. (behind Goodwill). The original project (PUD-Planned Unit Development) was approved in 2013 which consisted of commercial/offices/retail/assisted living/single family homes. The only part that got developed was Creekside Apartments (completed and leased), and Dual Brand Hotel that is currently under construction. Providence Pkwy. was built but ends at the Creekside which was phase in one. It was to extend further west in phase two, although not all the way to Central Pike until phase three. The land owners and the original developer parted ways so the development stalled.
The land owners hired a new developer, Mike Murphy, with Cumberland Advisors in 2019. There was an amendment proposal up for vote to the original PUD, which passed 3-2, to add 300-310 (high-end) 1-2-3 bedroom apartments on (20 acres/15.5 units per acre) next to the existing apartments (Creekside) on Providence Pkwy., hotels, and other minor zoning and variance requests. These apartments would not be completed until approximately 2024 and take about two years to build out to completion. Included in the approved amendment is the stipulation that any new hotels that might be constructed, would not occupy for two years. Major benefits of this amendment is $8 million roads/infrastructure on the front end (at developer’s expense) and $2-3M of donated right-of-ways for the city and TDOT by the land owners. This is huge. Providence Pkwy. would extend all the way to Central Pike in phase one. There would be no occupancy for the apartments until Providence Pkwy. is complete, the overpass widening project is complete at MJRD and I-40, and the first office pad is complete including parking area. The biggest goals are long term traffic relief and white collar jobs.
There are basically 4 phases to this project which would span out over approximately 5-7+ years before completion. It would coincide with the I-40/Central Pk. interchange which is also likely to be 4-7 years before it begins. The TDOT interchange could possibly change priority status once the developer confirms an anchor tenant for the first office complex which he hopes to be around 2022. Best case scenario for the interchange to begin would be 2024-2025 at the earliest, which is the reason I indicated 4-7. There are no guarantees with TDOT however, but the developer and the city are in talks with them.
The goal of the office complexes is to bring in white collar jobs, which MJ doesn’t have and the apartments would be marketed to career-minded professionals who choose to live in apartments.
It would start with Providence Pkwy. and extend to Central Pk. including a portion of Central Pike improvements. Providence Pkwy. would be 3 lanes graded for future 5 lanes in phase four). Phase two would have Adams Lane rerouted to connect with Providence Pkwy. These would be the two main roads in the development east of Central Pk. The last two phases would extend Providence Pkwy. west of Central Pk. and reroute John Hagar to Providence Pkwy. The apartments are a major funding contributor to the infrastructure system. Phases two, three, and four would also include the commercial/retail/hotels/assisted living/single family homes.
Phase One: Providence Pkwy. connecting SMJRD/Central Pk. (first) completed approximately the end of 2021; Section of Central Pk. Improvements north/south of Providence Pkwy.; Traffic signal at Central Pk./ Providence Pkwy.; First portion of apartments, approx. 100(+/-) units which would complete around 2022. Next, included in this phase is the first office complex. Getting this first anchor tenant is key. The amendment had passed the Planning Commission meeting in May with a positive recommendation to the BOC.
Phase Two: Adams Lane improvements (3 lane); Add a 2nd EB left turn lane on Adams at SMJRD signaled intersection; 55+ assistant living; office; retail; hotels.
Phases Three/Four: Reconstruct Providence Pkwy. from SMJRD/Central Pk. to 5 lanes; 5 lane Providence Pkwy. extension west from Central Pk. to John Hagar/3 lane to single family homes; Reroute 3 lane John Hagar to Providence Pkwy; 4 lane divided highway on Central Pk. widening from city limits (south) to I-40/Central Pk. interchange; 53 single family homes; office; retail; hotels. Estimated 2024-2027.
I worked with the Planning Department, Public Works and the developer for several months. I reached out to constituents and held an open discussion town hall meeting with residents, the developer, engineer, land owners, city manager, public works and the police chief. From of those I had contact with by phone, text, email, social media, and the town hall meeting, I viewed the feedback as 60% for, 30% against, 10% undecided.
Below you will find my justification for my vote that is also in my July newsletter, as well as the requests I worked with the developer on, on behalf of District 4 and the city. I decided to support it with the justification of 28 positive reasons vs three reasons not to support. These reasons are posted at the bottom of the newsletter in case you didn’t get to watch the meeting. Ultimately, the two main reasons were long term traffic relief and white-collar jobs. I also explained all this during the BOC meeting at 2nd reading. In addition, in case you were not aware, apartments bring in 40% more property taxes than single family homes. MJ property taxes go directly to the fire department. Also $5,000 per apartment, goes to our schools.
Here is what I see for MJ:
Granted, there would be a period of time for the traffic hurdle and there are always pros and cons of every development. There are police calls in our apartment complexes, no doubt, but as Chief Hambrick explained at the town hall, the stats are not higher than single family neighborhoods. Some of which are lower.
1) Vision for MJ’s future
2) 1,000s of jobs (major advantage).
3) $8 million roads/infrastructure system *(first)* (major advantage).
4) $2-3 million of ROWs (major advantage).
5) Class A office (white collar jobs) (major advantage).
6) No expense to taxpayer (major advantage).
7) Apartments bring in 40% more property tax revenue for the city than single family homes (major advantage).
8) Property tax funds our fire department (major advantage).
9) Long term traffic relief off of SMJRD (major advantage).
10) The apartments would not be allowed occupancy until the I-40/MJRD widening project is complete.
11) The apartments would not be allowed occupancy until Providence Pkwy. is complete. So, they have to build out that road first.
12) I do understand that the apartments are a revenue source for the developer to fund the roads.
13) If this amendment doesn’t get approved, the approved PUD from 2013 would once again stall. This developer who was hired last year by the land owners would not be able to implement what is proposed without those apartments/amendment.
14) Hotels would not be allowed occupancy for at least two years, if developed.
15) Currently our residents are traveling to Nashville/Franklin for these jobs.
16) Developers (in general) want to build here, if we don’t get them, they will go to Hwy. 109, Hartmann and Lebanon exits. We are closest to the airport, which is to our advantage.
17) If we pass on these kinds of developments, MJ gets nothing except traffic. This happened to Brentwood when Franklin built out. Brentwood passed and got nothing but traffic with no traffic relief. I don’t want MJ to be another Brentwood.
18) I believe Providence Central is the right kind of development that would bring in big box retail and high-end restaurants that we have many requests for.
19) I do believe and hope that PC would “help” to bring the I-40/Central Pike interchange closer in sight. TDOT did submit a letter to address that.
20) I believe TDOT would view this (if approved) as a priority for MJ and that we are serious about getting the interchange, vs not passing and them viewing that as lack of priority on MJ’s part. If we don’t show a priority for it, why would TDOT?
21) Timeline of the project, 5-7+ years for completion. So everything wouldn’t be built all at once. Apartments would be 18-24 months).
22) The traffic burden would be in phases, not all at once.
23) If PC doesn’t pass, there is no traffic relief plan in place. If the city has the burden of building “a” road (years and years down the road), it would be at the expense of the taxpayer, which would cost millions.
24) I don’t believe MJ’s apartment complexes will turn into Antioch. I have learned that our standards/codes/zoning would keep the standards too high for that. I do know that is a big concern.
25) Just because the visual plan has several hotels, doesn’t mean they would all be built. It would be driven by demand, as would the offices and retail.
26) I have 6,400 registered voters in my district. I truly wish I could talk with each one, but that’s not possible. So, of those I have had contact with including the town hall, my result is 60% for, 30% against, 10% on the fence.
27) I had a request list for the developer and land owners, all agreed. They will voluntarily contribute an extra $2,500 per single family home; they will voluntarily contribute an extra $1,000 per apartment unit to go toward road improvements; signals; sidewalks etc., to be earmarked only for District 4; I have asked for attached garages in three of the apartment complexes; they will fund and install a fence (matching) behind Creekside and the private property behind it.
28) Leadership. I have two choices.
A) I could vote no because we don’t want more apartments, because we don’t want more traffic, and because I fear that it might cost me the election. It’s a risky vote. If I vote no, we get no benefit, so we sit on the ball.
B) My final decision is based on leadership to get to the long-term goal. I made the choice to support this amendment because I feel like, as a leader, I have to look at the future vision of the city and what’s best in the long run by moving the ball down the field. I would rather risk the election (and I truly hope I wouldn’t lose over it), rather than vote no out of fear over losing the election. We have so many “politicians” who’s votes are based on staying in office rather than making those hard decisions of what is in the best interest of their city, county, state, or country. I don’t want to be one of those people. I have to have a peace that I made the right choice, rather than look back in regret, which I think I would do if I base my vote on fear.
I hope that makes sense, as I speak from the heart.
In addition to above, at least $5,000 per individual apartment go to our schools from impact fees from the developer.
