Thompson's Station Planning Commission approves final plats, sign permits and forwards safety plan and LDO amendment to BOMA

The Thompson's Station Planning Commission on March 24 approved sign permits for Garrett Farms and the town's entry monument, multiple final plats for Whistle Stop Farms and sections of Tollgate Village, and forwarded a Williamson County Safety Action Plan and a Land Development Ordinance text amendment (Ordinance 2026-009) with favorable recommendations to the Board of Mayor and Aldermen (BOMA).

Why it matters: the commission's approvals clear the way for construction, set required surety amounts to secure roads and drainage work, and forward two policy actions to BOMA — the countywide safety plan (required for eligibility for some federal grants) and an LDO amendment that establishes a process for modifying development standards for large nonresidential developments.

Key approvals and votes at a glance:

- Garrett Farms entrance monument sign (4339 Columbia Pike): staff recommended approval with contingencies; applicant Dalen (representing Dalen's Designs/Dream Finders Homes) described high-quality limestone materials. Motion to approve carried by roll call.

- Thompson's Station town-entry monument sign (Columbia Pike frontage): staff recommended approval with contingencies; commissioners praised the design and reapproved the entrance monument sign by roll call.

- Preliminary plat amendment — West Harpeth Ranch (1546 West Harpeth Road): commissioners approved an amendment selecting a traffic-signal option at the West Harpeth/Columbia Pike intersection. Staff noted a supplemental warrant analysis (October 2025) concluding the signal is warranted; staff said installation should occur before a certificate of occupancy is issued for the 50th home and that TDOT approval and coordination are required.

- Final plats approved (motions carried by roll call): Whistle Stop Farms Section 7 Phase B (20 townhome lots; surety: roads/drainage/erosion $60,000; sewer $25,000); Tollgate Village Town Center Section 3A (21 lots; roads/drainage/erosion surety $219,650; sewer $50,000); Section 3B (53 lots; surety $615,250; sewer $50,000); Section 3C (30 lots; surety $644,000; sewer $50,000); Section 16B (69 single-family lots; surety $605,000; sewer $50,000). Applicant representatives (Amanda Reed for Tate Dawson/Regent Homes and Phillips Builders) answered questions about unit counts and sewer timing.

- Land Development Ordinance text amendment (Ordinance 2026-009): staff recommended, and the commission voted to forward, a favorable recommendation to BOMA for a code change that allows modification requests for large developments (thresholds: projects exceeding 75,000 square feet or lots of 10 acres or more).

- Williamson County Safety Action Plan (Resolution 2026-008): staff explained the countywide safety action plan (funded by the Federal Safe Streets and Roads for All grant) includes an individually shortened town safety plan and concept/cost estimates for Town Center streetscape improvements. The commission voted to forward a favorable recommendation to BOMA. Staff emphasized that adoption is a prerequisite for Thompson's Station to pursue certain federal funds for prioritized safety projects.

Commissioner and staff remarks included: applicant Dalen told the commission the Garrett Farms monument uses "the highest end Indiana lime limestone and Tennessee limestone materials"; Amanda Reed identified herself as representing Tate Dawson, the owner and developer, Regent Homes. On traffic mitigation, staff told commissioners that TDOT is involved and that speed‑limit changes on state roads would require state approval.

Next steps: Approved final plats and sign permits proceed under the town's recording and permitting processes with the stated surety amounts; the safety action plan and the LDO text amendment will move to BOMA for final action.