Wilson County planning commission defers Lebanon PUD amendment after neighborhood concerns over drainage, density

Christopher, the county planner, opened a staff presentation on a master-plan amendment from B and R Lebanon Investments affecting Bates, Bradshaw and Estes roads, saying the proposal would reduce the previously proposed lot count from 560 to 537 and remove 23 lots from phase one. He told commissioners the original approval allowed 435 lots on about 406.81 acres and that the R1 PUD formula could allow up to about 1.75 units per acre if all preservation and amenity requirements were met.

The developer’s representative said he was "in continued conversations" with the road commission and other agencies and asked the commission to defer action while they resolve outstanding road and drainage questions. "We're asking for a deferral this morning," the representative said.

Several neighbors urged caution. Anne Calabria read a notarized letter opposing the expansion and asking the commission to "please help preserve our community," saying the change would erode open space and scenic character. Derek Dodson asked a series of procedural and substantive questions, including why some lot widths are 60 feet and who was responsible for past zoning decisions. Derek Eisentraut warned the parcel contains karst topography and said putting a pressurized STEP wastewater system over karst risks leaks that could reach groundwater and the Cumberland River. "...putting that into karst ... you're gonna have pressurized or pushed the effluent that's gonna go down into the Cumberland River," he said.

Resident Marsha Cummins described recent STEP-system backups in a nearby subdivision and asked when federal and state environmental reviews would apply. Hank Young presented a spreadsheet and told the commission he could not find a letter of capacity from the water authority; he argued the planned acreage for STEP 'drip areas' (he estimated roughly 35 acres) was insufficient for 537 homes and that the math would require either about 10 additional acres or a reduction of roughly 112 homes.

Staff and engineers answered questions about the site and process. Christopher said the 10-acre parkland dedication previously required for the PUD had been removed because it would create a maintenance burden for the county; staff also described the roads improvements tied to the plan (a center turn lane on Bates, widening Estes for about a quarter mile, and turn-lane improvements on Academy into Bradshaw to be triggered roughly at the 215th lot). James, the county engineer, explained stormwater practice and said permanent stormwater controls must include a recorded maintenance agreement and periodic inspections, with a licensed engineer required to inspect facilities every five years.

Because the applicant asked for more time to coordinate with the road commission and others, the commission unanimously approved a motion to defer the PUD master-plan amendment to the August meeting (the applicant and staff discussed Aug. 21/22 as the next dates). The planner noted the commission may require the applicant to supply a preliminary plat and TDEC/Adena documentation at future consideration; if approvals do not arrive the preliminary plat and any locked lot counts could change.

Next steps: the developer will return in August with requested documentation; staff said additional advertising fees would apply if the applicant requested more than one free deferral.