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Planning Commission gives negative recommendation to land-use change for 655-unit LC Mount Juliet 2 after residents raise traffic, safety concerns
Summary
The Planning Commission voted a negative recommendation on a land-use amendment for a proposed 655-unit LC Mount Juliet 2 development on Central Pike, citing traffic and safety concerns tied to Central Pike's current condition and the project's timing relative to the planned interchange.
The Mount Juliet Planning Commission on Feb. 20 issued a negative recommendation on a proposed land-use change for a 62.9-acre project that would allow a 655-unit residential development by Lifestyle Communities (LC). The commission voted its negative recommendation after sustained public comment and commissioners raised concerns about adding units to Central Pike before the Central Pike interchange and widening are built.
Developer representatives told the commission the project team has agreed to limit occupancy to the first phase (391 units) until the interchange opens. Steve Younger, representing LC, said the development team "would limit their occupancy units or occupancy up to their first phase, which is 391 units until such a time that the interchange is open." The developer also said it would construct a relocated Southwest Cook Road intersection to meet new Central Pike elevations and provide right-of-way and utility relocations that could coordinate with TDOT work.
Commissioners and multiple neighbors said the existing two-lane Central Pike lacks shoulders and safe turning locations. Residents in the Southwest Cook, Bass Lane and nearby neighborhoods described daily congestion and safety problems they said would be made worse by hundreds of additional units. Speakers described long wait times to exit local roads and concerns about emergency access and school capacity.
Several commissioners said the development concept was not the issue; the timing and access were. Commissioner Preston (speaking from the dais) said he would not support allowing additional COs until the interchange is complete. Others cited public-safety and infrastructure limits and questioned whether the city should grant a land-use change now that would enable denser development on a largely two-lane road.
The commission made a negative recommendation on the land-use amendment; the developer's related annexation and PUD items were deferred at the applicant's request. Staff and the developer will continue technical review with TDOT and city public-works staff. At the meeting the developer also offered to continue discussions with the city about possible voluntary contributions toward road improvements and to refine timing and phasing commitments.
The Planning Commission's negative recommendation will be forwarded to the Board of Commissioners for consideration; the applicant asked to defer the annexation and the PUD so the developer and staff could continue coordination.
