Mount Juliet Planning Commission approves Elliott Reserve grading plan after extensive neighbor objections

The Mount Juliet Planning Commission approved the mass grading plan and preliminary plat for Elliott Reserve, located at 12440 and 12582 Lebanon Road, after extensive public testimony and questions from commissioners about tree preservation, drainage and unit pricing.

Neighbors criticized the project during public comment, saying the development would worsen existing drainage problems and remove mature trees. “The townhome construction is a major issue for us residents,” said Stephanie Beamer, a Nichols Vale resident, who said more than 250 people signed a petition opposing the plan. Several homeowners described flooding and undersized drainage near existing head pipes. Developer representatives said the plan would reduce the land area draining to neighbors’ yards and route more runoff into a proposed detention pond sized to the 100‑year storm rather than the city’s 25‑year standard.

The project team, represented by civil engineer Jake Porter of Harris Civil and by representatives from the developer, told the commission the townhomes would be for‑sale units and estimated earlier marketing targets “somewhere in the $600,000 to $800,000 range.” They said the mass grading plan is an early construction staging step and that later site plans will return for detailed review. Planning staff confirmed buffers and tree preservation were addressed in the mass grading notes and that the mass grading plan will be followed by final master development and site plans.

Commissioners pressed the developer and staff on specifics. Commissioners asked whether trees that began inside a 10‑foot nondisturbance buffer would be considered protected; planning staff said trees whose trunks lie within the 10‑foot nondisturbance strip are protected and removing them would intrude into that buffer. Public works staff and the developer explained that silt fence and erosion control measures would be installed and inspected before grading begins, and that stormwater measures — including ponding and temporary sediment controls — are required and will be inspected by the city’s stormwater division.

After the public comment period and follow‑up questions, a commissioner moved to approve the mass grading plan and preliminary plat subject to the staff conditions listed in the staff report. The motion passed by majority voice vote.

The commission’s decision allows the developer to proceed with grading per the approved mass grading plan; the developer must still submit subsequent site plans and final master development plans for review and approval, and any construction will be monitored by Public Works’ stormwater division.

The project’s principal outstanding concerns — neighbors’ complaints about drainage capacity at existing pipes, tree preservation within buffers and the timing of grading relative to submission of final engineered plans for the townhome portion — were recorded in the meeting and remain to be addressed through staff conditions and later plan reviews.