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Planning Commission backs neighborhood-commercial land-use at Mirabella but defers PUD review
Summary
The Planning Commission voted a positive recommendation to change a small portion of a 398-acre Mirabella site along Lebanon Road from low-density residential to neighborhood commercial; the developer then asked to defer the detailed PUD review.
The Planning Commission on Feb. 20 recommended approval of a land-use amendment to designate the Lebanon Road frontage of the Mirabella property as neighborhood commercial. The full Mirabella tract is nearly 399 acres and the proposal calls for 434 residential units overall and 52,725 square feet of commercial space on the Lebanon Road frontage.
Planning staff told commissioners the land-use amendment applies only to the small Lebanon Road strip intended for neighborhood-scale commercial (CNS), not the entire tract, which the staff recommended remain low-density residential for other portions. The staff report recommended conditions be included should the commission forward a positive recommendation to the Board of Commissioners.
Public comment raised the typical concerns about traffic and sewer capacity on Lebanon Road and surrounding local roads. Developer representatives said their traffic study shows turn lanes and intersection improvements, and that they plan to provide right-of-way and turn lanes where the commercial nodes meet Lebanon Road. Staff and developers said some off-site improvements would be subject to Wilson County and TDOT jurisdiction because parts of the adjacent roads are county-managed.
After the land-use recommendation passed, the applicant asked to defer the preliminary master development plan and rezoning hearing so the project team could continue coordination with county staff and public-works engineers; the Planning Commission granted the deferral.
The land-use amendment positive recommendation will be forwarded to the Board of Commissioners; the PUD and rezoning will return for formal review after the applicant completes the requested technical follow-up.
