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Commission issues negative recommendation for Springs at Mount Juliet PUD after sewer and access concerns
Summary
The commission voted to recommend denial of a 20-acre CTC PUD for the Springs at Mount Juliet (158 townhomes, 36,000 sq ft commercial), citing sewer routing and traffic capacity concerns and requests for more screening between townhomes and commercial uses.
The Planning Commission on July 17 issued a negative recommendation for the Springs at Mount Juliet preliminary master development plan and rezone request from RS-20 to CTC PUD for a 20-acre site at 2937 Kurd Road.
Staff described the proposal as a mixed-use pod with roughly 158 townhomes and 36,000 square feet of commercial frontage on Golden Bear Gateway. Staff recommended a positive recommendation to the Board of Commissioners, but commissioners raised concerns about sewer routing, access and the heavy concentration of additional residential units in an area currently served by two-lane roads.
Shane (public works) explained the site's sewer must connect to Metro Nashville's system and that the on-site pump station would be public and built to city standards; he noted the proposal would route development flows through existing pump stations and gravity lines that cross multiple neighborhoods and asked for clarity on grinder pump use. "For each grinder they use, a redundant grinder system will be provided to the city for future maintenance," Shane said as a condition staff would require if grinders are permitted.
Todd (transportation) highlighted access and off-site improvements, including the need for a left-turn lane on Lebanon Road at Kurd Road and potential widening; he also recommended that turn lanes be installed immediately and that the developer coordinate signal timing across nearby intersections to mitigate impacts. Commissioners expressed worry that existing two-lane roads could not absorb additional traffic from the development and suggested stronger buffering between the townhome and commercial portions.
Commission debate focused on sewer capacity and long-term traffic impacts on Kurd Road and Golden Bear Gateway. Multiple commissioners said the site was the wrong location for a dense townhome project where the surrounding area is largely single-family and where Golden Bear widening is not yet in place.
Commission action: the Planning Commission voted to forward a negative recommendation to the Board of Commissioners.
Next steps: the project record will go to the Board of Commissioners; staff and applicant will need to resolve sewer routing, access, and buffering concerns if the developer wishes to resubmit.
