The Wilson County Planning Commission on Oct. 17 voted to deny the sketch plat for Mirabella, a proposed 501‑lot mixed residential community planned near U.S. 70 and Beckwith Road, citing traffic, sewer and infrastructure concerns.

Planning staff presented Mirabella as a 421‑acre parcel with about 150 acres to be preserved as open space and two proposed amenity centers. John Sexton of IDG, the project designer, described the plan in detail, saying, “Mirabella will be a Tuscan inspired neighborhood that will embody the charm, elegance of Italy through architectural design and breathtaking landscape and curated approach.” Sexton told commissioners the developer has performed traffic studies and is working with the city of Mount Juliet on out‑of‑city sewer service.

Commissioners and dozens of nearby residents, however, focused their remarks on traffic, sewer access and stormwater risk. Multiple speakers said existing traffic on Lebanon Road (U.S. 70) and the surrounding network is already congested and that the intersection improvements the developer proposes are not yet guaranteed. Christopher (planning staff) told the commission that the Mirabella team had submitted traffic studies that were reviewed by the city and TDOT and that the development would be responsible for constructing turn lanes and a signal at Beckwith if required; he also said the county road commission had signaled willingness to adopt maintenance of a signal at Beckwith if constructed. Some commissioners and members of the public said that potential long‑term impacts to the regional road network—beyond the immediate vicinity of the site—had not been adequately addressed.

On sewer, commissioners and many residents pressed the developer on whether Mount Juliet would provide sewer service. Christopher said Mirabella had pursued annexation and out‑of‑city service; Mount Juliet had previously denied annexation, and the developer told commissioners it expected to secure an out‑of‑city sewer agreement with Mount Juliet. Planning staff noted that if sewer cannot be obtained, the developer would need to pursue on‑site or step systems and would have to return to the commission for any material changes.

After a lengthy public comment period in which residents from neighborhoods near Beckwith and Bass Lane raised flooding, stormwater and safety concerns, Commissioner Renfro moved to deny the sketch plat, citing regional traffic concerns. The motion was seconded and carried on a recorded vote of 9–1 in favor of denial. Christopher confirmed that the denial would be reflected in the minutes and that applicants could revise the plan and return.

The denial does not bar the developer from resubmitting a revised plan. Commissioners and staff said they would expect further detail on off‑site road improvements, firm sewer commitments and a full hydrology/stormwater response if the developer returns.

Residents who spoke said the decision reflected widespread public worry about traffic, emergency access and stormwater for a corridor they described as already strained. Developer representatives said they will take the feedback and may pursue additional engineering, traffic coordination with TDOT and Mount Juliet and further engagement with the county before returning.