Planning commission defers Stone Trace Commons site plan over traffic and fire-review concerns

The Smyrna Municipal Planning Commission on July 9 voted to defer the Stone Trace Commons site plan for 30 days so staff and the fire department can complete technical reviews of a submitted traffic study and fire-lane plans.

The proposal, for a vacant tract north of Genie Lane and Old Nashville Highway, would add three multi-tenant commercial buildings—each with drive-through lanes—access points aligned with nearby commercial entrances and parking above the minimum required. Mitch, a planning staff member, told the commission staff had standard comments from utilities and stormwater and that the traffic impact study was still under review.

The applicant, Wendell Miller, identified himself as a Roseburg County resident who said he had worked on the Stone Trace project for eight years and asked the commission to approve the plan so he could sign tenants. “I don't know why we need another traffic study to tell us what we already know,” Miller said, arguing prior widening and earlier studies support the proposed access and circulation.

Planning staff and the commission pushed back on that timetable. Kevin, planning staff, recapped unresolved items from utilities and the fire department and recommended deferral to allow staff time to reconcile outstanding comments and for the traffic engineer to evaluate circulation and mitigation. Jason, the staff traffic reviewer, said the submitted study includes a left-turn ‘cut’ on Old Nashville Highway and warned it could cause backups that would increase friction and worsen conditions on adjoining roads, including Genie Lane: “Their own traffic study says that it's gonna back up all the way through,” he said.

Commissioners weighed the practical effects of either approving with conditions and letting staff resolve technical matters afterward, or deferring to ensure fire and traffic concerns were fully addressed. With no second-tier review by town council for a site plan, several commissioners said they preferred to avoid approving and discovering a safety issue later.

Commissioner Steve moved to defer the item for 30 days to allow staff and the fire department additional review; the motion was seconded and carried by voice vote. The site plan is scheduled to return to the Planning Commission at its next meeting with updated traffic and fire-department responses.

The applicant may resubmit revised materials during the deferral period; staff will report back on any new findings at the follow-up meeting.