MI Homes seeks rezoning for Crowell Lane site; staff and committee press for larger lots, tree preservation and stormwater clarity

MI Homes of Nashville LLC asked the committee to rezone about 21.73 acres along Crowell Lane to a Crowell Lane specific plan that would allow 102 residential units: 55 townhomes and 47 single‑family homes. The site straddles Crowell Lane; the east side would reference RS‑6 (and South Hartman overlay), the west side RS‑9/conservation, and the applicant asked for several deviations from current city standards.

Why it matters: the proposed rezoning would add new housing adjacent to Lebanon High School and require off‑site road and drainage work on Crowell Lane. Staff and the applicant agreed to continue working on setbacks, lot sizes, pedestrian connectivity to the high school and stormwater solutions; the committee did not vote and asked the developer to return after staff review.

Staff described the request and raised multiple concerns. On benefits, staff noted the applicant limited building heights to two stories (an improvement from three), increased several minimum lot widths for townhouses and increased front setbacks in parts of the plan. Staff also noted a sidewalk connection from the development to Lebanon High School; Wilson County Schools indicated it will install a pedestrian gate if sidewalks are provided.

Staff flagged downward departures from recent single‑family standards: reduced front‑loaded side setbacks (from 10 feet to 5 feet) and shorter driveway lengths (from 35 feet to 20 feet), which staff said have led to parking issues elsewhere. Staff also said the applicant’s redefinition of greenway and usable open space (counting some landscape buffers and stormwater areas) may not meet the city’s open‑space rules; the applicant’s proposed 5‑foot path would not meet the city greenway standard of a 10‑foot paved path in a 20‑foot easement. Staff requested clearer tree‑preservation commitments; the west side of the site is heavily wooded and staff encouraged protections or replacement commitments.

The applicant, represented by Josh Roland of Kimley‑Horn, said the site has substantial constraints: multiple sinkholes and the property is the low point of the drainage basin for surrounding areas. Roland said the developer is proposing oversized detention basins and stormwater measures designed to handle off‑site runoff and remedy local flooding for Crowell Lane and nearby properties. He said the off‑site requirements have compressed the buildable footprint and driven a more compact townhome product tucked away from Crowell Lane. Roland highlighted proposed sidewalks along both sides of Crowell Lane and a roughly three‑quarters‑mile connection to the front of Lebanon High School.

Committee members and staff encouraged the applicant to reduce or eliminate requested departures from recently adopted standards and to increase single‑family lot sizes where possible to better match adjacent neighborhoods. One committee member said the submission "sounds like a big step backwards" where recently adopted rules had addressed parking and design concerns. Roland said the applicant would continue to work with staff and try to reduce the number of variances requested but that some relief may be necessary given sinkholes and required off‑site drainage improvements.

There was no formal vote. The applicant will meet with staff, revise the specific plan text and engineering exhibits (stormwater/detention sizing and final traffic analysis) and return for preliminary planning commission review. Staff also asked the applicant to hold a neighborhood meeting before the preliminary hearing.