City Council - Regular Meeting

Probably because it's cold. It's a lot warmer now than it was this morning, man. It's, like, 15 degrees.

Talking, like, single digits in the morning. Yeah.

I

don't know

if it's my cat or not.

You take care of

it? Take

care it.

Feed it. I put it

that way. Yeah. That's your cat. Because it's never leaving if you're feeding it. You got that right. That's like a kid. At some point, you gotta just quit feeding them so they go

Okay. It's 06:00. Time for tonight's city council meeting. Before I call the meeting session, though, there are a couple announcements. I know there's some people out in the lobby as well as as in the room here, and there's TV out there for people to watch. So chief justice is gonna go in the lobby, and if anyone out there wants to speak, they'll they'll be be welcome to speak as well. As far as as agenda goes, there's a couple items on new business that have been revised. Resolution number 262814. Resolution number twenty six twenty eight fourteen, and resolution twenty six twenty eight fifteen. So twenty eight fourteen and twenty eight fifteen have been revised.

And so if there's any questions about that when time comes, that that is the situation with those two. And with that, I will call them in order. I'll ask Lee Clark to lead their invocation.

Let us pray. Dear Lord, just thank you for this day. Just thank you for all the people here at this meeting tonight. Just be with us as we conduct business of the city. Just be with this council. Help them make wise decisions. In Jesus' name, pray. Amen. Amen.

I allegiance to the flag of The United States Of America and to the republic for which it stands, one nation under God, indivisible, with

liberty and justice for all.

Roll call, please.

Here. Jerry Ashley? Here. Camille Burdon? Here. Chris Crowell?

Here.

Dick Bryan? Phil Morehead? Here. Mayor Bell, you have a quorum.

Thank you. We also have the minutes on January 6 meeting.

Approved. Thank

We have a motion approved by councilor Crowell, second by councilor Morehead. Any discussion on those minutes? All in favor, say aye. Aye. Any opposed? Thank you. Okay. Now it's time for communications from citizens. So so if you wanna speak with us about anything that's on the agenda tonight, now is the time to do that. Please step the podium and state your name and address. And you have three minutes to speak, and there's a light system up there as well. So that'll help you know how much time you have left. A couple things I do wanna say. First, we do have a sheet in the back for for people to to write your name. That is simply for so Kristen can make sure she gets everybody's name spelled correctly for the minutes.

So if he's if he speak, you wanna sign the paper at the back just for Christian's reference, I would appreciate that. And, also, I'll make sure everybody knows too that this is this is the the time during the meeting you have to speak. So when when the items go to the council for voting, that's council time. This is the time to speak right now. Okay? So so if anyone like to speak, now is it. So go ahead. Thank you.

I'm Sandy Donnell. I reside at 460 Vanderbilt Road in Mount Juliet. However, I own the property at 914 Maple Hill Road, which adjoins the property one of the properties that you are discussing and have been discussing this evening in the past. The reason I am here was I watched the televised version of your meeting last month and I saw several inaccuracies. As a past county commissioner, I know that your job is to represent the people and not the builders and not the realtors.

You are here for the people that elected you. And what I saw at that meeting, there were some untruths. One was when a woman got up here and said that there was going to be a wonderful golf course or walkways and nobody said that wasn't true on the property that was being discussed. And I think something should have been said at that point that that was taken out. I also know in past that the planning commission was not for this.

My husband was a planner with the department, the highway department. So I know a little bit about that. And I spent time on the planning commission for Wilson County. But I, you know, I feel for the people that live in that area. My son obviously lives on the phone on the farm, and he's been the one that's been at these meetings.

I wasn't gonna come to the meeting because my sister-in-law wants to sell the part her property, and I want her to, but I want it done in the best possible way. Now to put four homes on an acre is not the best possible way. And for somebody to get up here and say that those homes are gonna sell for a million dollars, you know that's not true. Nobody's gonna buy a small house for a million dollars whether it's here or in Green Hills. You want value and you want property with your home.

My what I would submit to you is that you send the developer back and make the plans better, make them feasible for the people that live on that road. There are some million dollar homes on that road already. And I hope that you will take that into consideration. I just want the best. And I'm not selling my property.

I was offered $13,000,000 and turned it down because my husband loved the land just like my son does, and I wanna keep it a farm as long as possible. And the people on that road appreciate it. And when I drove out there today and I thought, you know, some of these homes are beautiful and the road is a gorgeous road. My husband loved that area. He loved walking on that farm and I have walked it many times.

And every year we do a fundraiser on that farm And people come in, they fly in and tell us what a beautiful property we have. But the point is, you all have to make a decision to keep the property and the properties on that road looking

Your time is up.

Ones that are across the road. Thank you for your time. I appreciate it, and I hope you will take my comments into consideration.

Thank you.

Hello. My name is Taylor Davis. I live at 895 Maple Hill Road, and I go to Lebanon High School. And I just have a little thing something to say. I don't believe that this development is what is best for Lebanon. I have lived in Lebanon my whole life, and research shows my family has been in Tennessee since the eighteenth the eighteenth century. And I know that doesn't mean a lot, but I do care quite a lot. I understand that Lebanon is developing fast and that farmland can't always stay farmland. My family sold our farm in Lebanon several years ago, and there are now many houses on what used to be our farm. But we didn't sell to developers who wanted to build hundreds of homes.

We didn't want to have an urban like neighborhood planted right in the middle of the somewhat rural area that people specifically chose and paid good money for because of its low density and rural feel. Our roads, schools, and our city in general cannot handle this amount of growth at one time. I understand that Lebanon will grow, and we need to responsibly allow that, but I don't believe this is responsible. It's too much. I also understand that we need to focus on local developers instead of national developers.

And while I wish I could support these local developers, this specific project is just too much. I know the local builders have to make a profit, and it's hard to grow a business with cert within certain professions, but that's the same reason my family sold our farm. I would like to see some amendments to decrease the density of this development. I believe it would allow Lebanon to grow more slowly, steadily, and responsibly. I'm aware that I don't know everything about this project, but from the information I have been given, I don't think it's what's best or would make anyone happy other than those who are making a profit. That's why I'm putting my faith in you tonight to make the right decision. Thank you.

Thank you.

Hello. Charles Smith leaving the Lane. Good evening, mayor, ladies and gentlemen of the council. Our city has grown from 5,200 people to over 51,000 in fifty years. In that time, we built exactly one two lane road. We added one power node. We kept the same water reclamation plant. Worse, our water reclamation plant is not passing inspection over two years. This means that it's already bio operating in violation, straining, risking overflows, fines, or shutdowns. Why you consider adding 355 homes?

355 homes. More houses than currently exist on that narrow gauge two lane road dumped into two subdivisions with one way in, one way out. This is not growth. This is reckless endangerment. Adding hundreds of families will jam that road into gridlock. It will delay ambulances and fire trucks. It will overload electric and gas from those spare nodes or upgrades. It will push our unchanged water plant even further past its failing point. It will strain hospital beds and EMS turning into emergencies turning emergencies rather into longer waits or no help at all. We are building on sand and the foundation is cracking.

I propose one simple ironclad rule, the build on rock, not sand standard. No new residential or commercial permits until all critical infrastructure is upgraded first and proven to operate at more at no more than 25% of capacity during fair weather months, this being spring and fall, the time when everything's stressed the least. That includes roads and traffic, electric and gas, water supply and reclamation, hospital beds and ED slots, EMS, ambulances, and response times. 25% in calm weather leaves 75% headroom for summer peaks, winter surges, or outages, and stuff happens because it does. That's real redundancy, not buying optimism.

This isn't stopping progress. It's forcing responsible progress. Cities like Greenfield, California and Spring Hill, Tennessee paused approvals when their wastewater plants failed inspections or hit capacity like ours. Introduce and pass the build on rock, knock, sand ordinance. Upgrades before any more homes with independent verification we stay at or below 25% fair weather usage.

If you approve 355 homes without this, you're choosing develop prop developer profits over our safety, our water quality, and our emergency responses. Folks, you're talking about dumping more folks into one into one one way in and out subdivision that are on the rest of that road combined by a factor of 1.6. I got this number by going to the county property records, which is 84 on Maple Hill Road alone. I threw in another 150 for the subdivisions and developments that way. I understand that you guys already chose to annex some people's property. I don't really understand why you do that until everything got approved. So I think we ought to look at doing this again. Your your

time's up.

For your time.

Thank you.

Have a good night.

Good evening. My name is Caleb Pusis, resident at 85 Trice Road, Lebanon, Tennessee. I'd like to start by stating that the last meeting, was my first attendance in front of our city council of Lebanon. My first impressions were made that night by the decisions made from each commissioner. It was clear to me as to who seemed to care about the concerns of the citizens of the Maple Hill and surrounding area.

Neighbors, friends, families, all voiced legitimate concerns about this proposed development. It was clear that we were not taken seriously as there really was no discussion afterwards on those concerns by our electric commissioners elected by the people of the city whom you should be representing. I don't recall very many people outside of realtors, builders, developers, and out of state transplants in favor of the high density project being proposed, especially on the Maple Hillside with a 150 acres possibly being annexed. I've spent the last couple weeks talking to general public about the annexation and this new project. Many people weren't even aware.

I've talked to people in the lines at Walgreens while we all waited fifty minutes on a Saturday afternoon to get our prescriptions. Expect your pharmacies to get even busier with all this new reckless growth. At the eight of us, not a single person was jumping for joy when I told them about this meeting and why it would be taking place tonight. Ridiculous, nonsense, unnecessary. These were the reactions that I received when breaking this news. I say it's reckless, as there are already more than a thousand residences being built in Lebanon right now. I like to spend my hard earned money in Lebanon. I love the local mom and pop shops. I love the square, and I love the community. I do not love greed.

This feels like greed. Do developers say we need this development to bring new business? But let's be honest, I'm sure few more mom and pop shops could open with the introduction of higher foot traffic. But more than certainly, we'll just get more chain restaurants, chain grocery stores, more gas stations, more traffic lights, more traffic congestion, and less time with our loved ones. I got to thinking, South Hartman is growing at a pretty good rate.

We got ourselves a Del Webb coming, Jonathan's, Target, hotels, wholesale warehouses, LC Properties, which will be going next to Bates Ford. Hartman will be a Providence junior in the next five to ten years, and then we'll be looking at a twilight zone, poorly built modern trailer parks of rental homes with four homes, 10 acre, Waffle Houses, Dollar General, McDonald's, Walmart, Gas Station. You get the picture. I wish I had more time, but I failed to see how this proposed high density development is not just another stepping stone to overdevelopment in a reckless manner with no concerns by some of the elected officials for the community that they are supposed to represent. I believe if we can keep this loan land zoned as agricultural, build nice quality homes with local builders, local tradesmen on bigger lots, keep the rural feel, then we could all work towards a better place, sorry, work towards responsible development and maintain what makes Lebanon a beautiful place to call.

Thank you.

Supposed to say my name or what?

Yes, sir. Your name, name, address.

Lived here for about twenty years, and I've never done this before. Everything is growing. I mean, all around Nashville. Nashville's growing. Nashville advertisers come to Nashville even though they don't have more room. But this city's been expanding it for many years. It was just pretty much stagnant or stayed just a slow growth course. Nashville and the whole area did, but now it's expanding. And I guess we need to grow with it, and it's important. But rather than to to speak to the council as an individual, what I'd like to do is speak to the Sir? Audience.

Sir?

Yes.

It's your time to speak to the council. So please direct your comments towards us, please.

I would it's my time to speak. I'd like to speak the way I wanna speak.

To us.

Alright. I'll speak to you then. Councilman, I would like you to know how the audience feels. So I'd like to everybody in this room to please raise your hand if you think this is a good program and the council is doing the best they can. Please raise your hand. Alright. Everybody that thinks that the council is growing too much too fast and is not listening to us, raise your hand. Okay? It's about split even. Okay?

So you got people on both sides and some people that didn't raise their hand at all. I guess they don't care. But that's all I wanted to say basically is that everybody gets upset, but you guys are doing what you best you can do with being pulled from two directions at the same time. People that need places to live and developers who came in here to develop the property and people that have been here for a long time that have invested interest in here and don't like to see a lot of change so fast. Oh, one other thing. You have one development that has two entrances. One entrance has a left turn lane, but only one. The other one doesn't have a left turn lane, and it's on Coles Ferry it's Coles Ferry Pike. Yeah. And I wondered why, but I'll come back and talk to the planning people that oh, highway engineer.

Right? Is that who I'm supposed to talk to? Question. Answer. You talk to

Kristen down at the end.

You're the highway engineer? Okay. I'll come back and see you when you're working. I thought all you guys were councilmen. I didn't know.

Alright. Thank you.

Thank you.

I'm Doctor. Casilli from 648 Maple Hill Road. I've been here about four times now, so you'll probably know who I am. I'm a pediatrician who serves the families of this community every day. I'm not here to oppose growth. I'm here to ask for responsibility. In my exam rooms, I see consequences of decisions made far outside health care, overcrowded, unsafe roads, long emergency response times, and systems stretched beyond capacity. With infrastructure fails, children feel it first. When classrooms are overcrowded, kids fall through the cracks. When roads are overburdened, injuries rise.

When sewer and water systems are stressed, public health is put at risk. Annexation is not just a line on a map. It is a promise to educate more children, to move more traffic safely, to provide clean water, to protect public health. If we cannot keep that promise today, then approving expansion tomorrow is not progress. It's neglect. Each of you have a duty to the next generation. Growth without infrastructure is not growth. It is barring against our children's future. I urge you to pause to demand that schools, roads, and utilities are truly ready before approving irreversible expansion. Our community deserves development that stretches yet, not develops that overwhelms it. Please choose stewardship over speed.

Thank you.

I'm Anita Price. I live at 224 Bluefield Lane. And I've got a couple things that aren't exactly in the realm of what we're discussing because I'm coming from an engineering standpoint. Now I agree. I think we need larger lot sizes, but one selling point has seemed to be that we're gonna use local builders. Well, okay. Do we have anything that's binding in writing that we can come back to if they come back later and kinda renege on that promise? Because I know what happens. You know, today, so and so might say that, yeah, we're gonna do that. But five years from now, well, when you go back to the company well, so and so is not there anymore.

They said, well, we don't know anything about that agreement. So we need something that says you have you have to do this if you're you know, if the selling point of what we want here is to use local people, we need something that ensures that we use local people, not just today, but down the road too. The second thing, I'm wondering what can be done about the traffic on Maple Hill Road. A lot of traffic on there if you've been out there. Right now, the driveways and the side roads that connect into it, there's not any turning rates.

There there are narrow roads. There's no turning radius to speak up. So when you turn out on Maple Hill Road, you have to either you have to swing wide into the other lane to get out or else you risk dropping off your wheel dropping off or you're hitting the headwall on culvert that's there. So and then another thing was putting this much this many houses on an area that, of there's gonna be houses, and there's gonna be roads and driveways and such that are gonna take up a lot of land now that are are currently farmland that absorb water. So my thing is about the drainage.

What kind of provision to be made to take care of the drainage that we're that we're the areas that we're getting rid of because it's gonna make a big difference because as you you better have lead, you know, lead kinda has a drainage problem several places.

Thank you.

My name is Gwendolyn Doak. I live at 1650 Carver Lane. And I didn't plan on speaking, but I wanted to say amen to all that's been said before and to also, talk to you just a little bit about quality of life. We're used to a certain quality of life in our neighborhood that you're speaking of, and we'd like to keep that. Although we do know that progress happens.

My husband and I built, seven homes, so I'm not against progress. I'm not against building. Love the builders. But we're going too far too fast and too much, and our quality of life is being eroded away. I also wanted to point out that there are many people that believe the same things that those of us have stood up to talk about who are not here because they are families with young children and they don't have time to be here.

They're home with their families, my family. My son that lives next door, they couldn't come tonight. They're gonna be gone every night this week, and they needed a time at home. So they chose not to come to this, and so I'm representing them as well. And I know there's many more like that. Seems like there was something else I wanted to to tell you about. So I should have prepared to speak even though I didn't prepare to speak. I have been praying about this. There's several of us praying about this. I thank you for the prayer at the beginning of this.

We pray you'll hear us. And many of us had no idea we needed to come way back a long time ago to hear about all these plans. And so we're at the tail end of it but we're at the tail end of it because we didn't know and that may be our fault. It may be some in communication fault, I'm not sure. But I appreciate your work and your care, but please, please listen to those of us who live here and care about the safety and the quality of our life. Thank you.

Thank you.

Judy Burgess. I live on Gloucester. I'm in between Maple Hill and Carver. And the one thing well, first of all, I came from a very small town, Los Angeles, California. That's where I was born, and it was miserable. And I I only lived there into my teens. My my family is from the Middle Tennessee area. We came they came back home. And I can attest to you. I've been to many cities, Dallas.

I've been to Phoenix. I've been I've been all over this country. And the one thing you don't wanna do is pack people in and stack them on top of one another. When you do that, they're not kind anymore. I had a lady yelling at me at Kroger in the parking lot the other day. It was so packed in there. It used it wasn't like that. Since I've lived on Gloucester, I have seen apartments pile up around us. I see the zoning signs change, but when you're working for and I've worked my whole life, I don't have time to keep up with all that. Just like some of the she said some of the families, we don't have time for we don't have time.

You're raising a family, you're working. Now I I voted for you, and I voted for you. And I did that, like, as this one young lady said, because of trust. I trust you're gonna do what we we would like you to do. We all know that a city is gonna grow, but it needs to grow responsible. Right now, we're gridlocked as it is. I don't even get out around well, the time that I came to this meeting because it's it's too it's too packed. My church has grown twice its size. Every single one of them came from California. There's a reason people flee that.

They wanna go where they got room to breathe. If you gridlock this in there with that many more homes and I know you can they can change the plans because they did it on Blair. You can make that farmland a beautiful home for people, and the people who live around it can still have their beautiful neighborhoods. Right now, Smith and Gloucester are becoming a a speedway. I've got people cutting through my neighborhood to keep from hitting four traffic lights to turn into their apartments now.

And I can tell you right now, if they're coming from one side of Main Street to the other, they're not gonna go to the lights. They're gonna cut down Carver, come through my neighborhood, and go out to their home off Maple. It's gonna happen. It's already happening. So I'm asking you from somebody who's lived well, I started out in Donaldson, and it got crowded. I lived off Tulip Grove Road. And if you were there at 7AM, you was too late. You were gonna be late, and it was the same way at 04:30 on the way back. If you do that, you're gonna block Carver and Maple Hill the same way. That's beautiful land out there, and it can be shared, and it can have beautiful homes on it.

No one's saying the city isn't gonna grow, but they're only asking you to make it grow responsible and to take care of the people who trusted you to do that.

Your time is up.

Thank you.

Thank you.

Good evening.

My name is Todd Southworth. I am a resident of Wilson County. I live at 913 Bluff Drive. Also a builder. I've been a developer.

I've been a real estate agent. So I want you to know that the builders, developers, and real estate agents are people that you serve as well. And we expect you to do what you need to do to make this city grow properly. With that being said, I'd like to talk a little bit about the economic impact of 355 homes. Over a thirty year period, 355 lot subdivision, creates a premium tax base, over 1,300,000,000.0 in total economic, activity.

1,300,000,000.0. That's local, and this is over a thirty year period. Okay? We're talking about having to do infrastructure and take it over and all the things we were talking about that the city would have to do at some point. You can you can pave a lot of roads with that kind of money. Okay? So we we don't wanna act like, these people are coming into this, situation and not contributing to our city. They will be contributing. More than a $110,000,000 in public revenue over thirty years. Just this one subdivision, guys.

And I want you to know that builders and developers are the reason that you guys would go home and sleep warm tonight. Builders and developers and realtors are the reason everyone in this place has a very secure place to sleep, to raise their families, to have birthday parties. Here's the problem, guys. We don't have a place to build. You don't have any developers coming in for us. We're having to build on Coles Ferry where 50 mile an hour speed limit's running up and down, putting families in those places. I would rather have my grandkids get off in the subdivision and get off into traffic in a orderly manner than to pull out on the Coles Ferry in 50 mile an hour traffic with dump trucks coming down. Okay? This is a safer way to go. Look at Brentwood.

Look at those places. You may not wanna be Brentwood, and that's okay. But they have taken their growth and designed it and done things that make it a positive,

not a negative.

And that could be done here too. Growth's coming, guys. It's here. We don't we don't have a choice. It's how we control this growth that matters. Thank you for your time.

Thank you.

Hello. Austin Maxwell, 5073 Hunters Village Drive, Ward 1. Good evening. I have been asked by multiple residents within this ward at which I live in as well to review and speak on the proposed development and the potential impact on our city. By way of background, I have worked in the construction industry as a Tennessee state fire marshal and also as a construction inspector in Middle Tennessee. I now work as a construction operations manager for a Middle Tennessee business. I have personally inspected numerous homes that have been built by these builders presented this evening. They do, without question, build quality homes. The concern tonight does not lie with the builders. The concern lies with the planning, preparedness, accountability of the city as well as the developer.

After studying this development thoroughly, I believe it does have concerns. Trying to have places it placed on future land use as three units per acre, that is concerning. There are significant issues that must be addressed before annexation or approval that moves forward. Flooding in surrounding neighborhoods, particularly areas such as Plantation South, That is a serious ongoing concern. Lot sizes are a red flag with inconsistencies.

2,300 square foot homes, 75% of quarter acre lots or less. This is not a 5 Oaks or a Farmington Woods as it is being claimed. Lot requirement should be a minimum of half an acre, which should also knock down the stack of homes and allow another reduction in the amount of homes being put in. These are items that should be clearly defined and made available to the public prior to approval. Such and documented signed contracts regarding to closed sales for local builders only, Summit shouldn't be allowed to keep a single lot.

There should be restrictions regarding these not being used as rental properties also. We need to protect and cover the guarantee for these local men. The builders and suppliers deserve our due due diligence. The most critical issue and the one we repeatedly repeatedly hear discussed with little action is infrastructure. The community is tired of hearing promises we need physical physical movement. Just last week, I spoke with a city employee with ties to the wastewater treatment plant and asked him a simple question. What percentage of capacity are we operating at? The response was alarming. There is no percentage. We simply hope that when it rains, it doesn't rain too long.

That is not sustainable system nor is there a responsible governing. The situation highlights a lack of accountability and, frankly, a lack of willingness to say no when conditions demand it. The city has wasted the time, resources, and effort of developers, builders, and citizens involved. This is both personal and business. It is time for leadership that cares about proactive planning and is committed to responsible and positive growth. At this time, I believe it is a wrong location and time for development of this scale. The existing roadways, sewer capacity, water systems, geographical limitations do not support long term success. The city should have caught the list of red flags in the development.

I understand. Time is up.

Thank you for your time.

Thank you.

Mayor, council members, my name is Melinda Davis. I did not plan to speak tonight either, so pardon my stuttering or my shaky voice because, well, I live at 706 Farmington Drive. Been there for almost thirteen years. My issue is not the development. I think I said I'm a realtor.

I wanna sell houses, fellas, ladies and gentlemen. My issue is according to the notes, what was stated by Duane Miller was there's been a lot of misinformation. Also, he mentioned in his spiel that in the trailing months ending in 12/3025 that there were 928 homes sold in Lebanon. We got a realtor on the council. You can look it up.

There's 1,306. So he's brought to you information that's almost 30% off just in that one number that was shared. My ask of you is to go back and verify the information that was shared for accuracy because I may not be right either. I just pulled it from RealTrax. There was comments made about how many of those homes were between the 700 and $9.09 $9.09 value.

That number was way off as well. And it was mentioned that there were only 19 homes that were sold for over $1,000,000 in Lebanon. There were 76. So that's my only point. I'm not against growth. I do think also that there's two different subdivisions that we're talking about. One is a little bit higher density than the other one. One is probably gonna be $500,000 homes. The other one is gonna be more. I don't know that that's really fair to have a single vote. Appreciate your time. Thank you for what you do.

Thank you.

My name is John Thurston. I live in Plantation South Subdivision, which borders the area that is proposed to be annexed, libid 16 Millie Court. I have heard both sides of the issue. I have looked online at the information available for the company that is promoting this, found it very difficult to find very much about you guys. Two employees.

Is that correct? At any rate, the issue I have is one that I think has been mentioned. It is the runoff from this development. It will be coming down into Horn Springs Creek. That creek floods with the most minimal of rain already.

I don't know what your core of engineers folks have told you, but our yards do flood already. And with the runoff from this development, it's only gonna get worse. I don't know how they're gonna redirect the water unless they pump it someplace else. Bottom line is there's a significant number of people in this room who are opposed to this. I think they represent a much larger contingency than it is here.

I would remind you that our there are elections and that people will vote. And so your vote here is going to impact not only the immediate future, but your future as well. Too many homes in too small a spot. You can deal with that. You can create you can create new structure, new rules, and create a growth rate, which I'm in favor of, that is reasonable and logical and does not tax the existing structure as exact that is there.

If you wanna know what's gonna happen to the road, come take a look at Horn Springs Road between the railroad track and Highway 70 at the moment. If you could ever get that repaired, I would be very appreciated.

Thank you. Anyone else?

Hello. My name is Christie Chastain. I reside at 4464 Coles Ferry Pike. It's just down the road from where Trice Road comes out maybe a tenth of a mile. I spoke last time. Last time, I went over the infrastructure issues, which apparently some people didn't know y'all had infrastructure issues, but they're there. Everybody spoke on them. It's kinda redundant to bring it up again. I'm for growth. I'm for responsible growth.

I'm for these builders. I'm friends with a lot of these builders. I'm like a lot of the other people here. I would like to see it in writing that they are guaranteed these jobs. I would also like that one of the council members, whichever one wants to do it, split these properties apart because I feel that the one side that is the lower density, the the larger lots will be more like your Farmington Woods, your South Fork, those areas.

It won't cause as much flooding down on Plantation South. However, the other side, the 150 acres, when you break up quarter acres, I don't think people realize an acre is 43,560 square feet. They're wanting 12,500 square foot lots. That's actually more when you start dividing up your acres than four to an acre. You're gonna start making up the difference. You're gonna get five. You're gonna get more and more. It just goes down the road. With one way in, one way out, that is a logistic nightmare for emergency services. I mean, what what if you had a major fire in there?

Considering these homes are only seven and a half, what, feet apart, some of them. One catches fire, how many more is gonna go? And you got one way in, one way out. Nothing besides that. People aren't getting out of there. It's just a fact. I really wish the council would consider separating these jobs for now. Maybe do one, let the infrastructure catch up. And there's no if you kept the one fifty in the in the county, two acre lots are large. You can have septic systems. They still exist. I'm on one. I know a lot of people are probably on one. You can have individual septic lines. And as far as I know the developer has said step systems are bad.

They're only bad because the developers like, the one particular one where that school system is, the developer was approved for 243 homes. They put 290 on it. That was the developer. It wasn't the county. Just some thoughts about what's going on. But like I said, I'm all for the local builders. I think two acre lots would be massive homes, gorgeous homes, and it can be done, and it can be done responsibly. Thank you for your time.

Thank you.

Anyone else?

Good evening. I'm Anita Tate.

I'm with REMAX West Main Realty. I live in Five Oaks at 106 Chesapeake Court. At one time, Five Oaks was 655 acres. It's now a golf course with 265 acres, and we have over 400 homes. We have townhomes. We have condos. And we have one way in and one way out, but we love it. Little more heads there too. We love it there, and it's not a traffic jam. It's done responsibly and by the council. Your guidance will get everybody through this. And I know a lot of people don't understand what goes on behind closed doors as far as the work that you guys do, your engineering department, your water department, your sewer department. I get it. I'm in real estate. I talk to these people.

They are very diligent. Some of the information that has been spoken today is wrong, and it's it's exaggerated or it's just incorrect. And that's that's neither here nor there. What we are here for the facts, the homes are sitting here. They have driven from Kentucky. Their family has lived on that property, and I would love for her to come up and tell you a little bit. But she's they're proud of this, and we're all proud. A lot of these builders, a lot of these guys that are here, the workers, we're all working. I work seven and eight days a week, I tell people. But I sell houses, And I get people that are coming here from out of town, and they love it here.

So for us and the builders, this weekend alone, I had two different ones trying to find an 800 to 1,000,000 plus home. Guess what? Very few. People could say what they want all day long. I sell real estate all day long. I know what's out there. There isn't much left. And, luckily, I sold one of these builders' homes this weekend, which was yesterday. We're writing it tonight when I get through. So the good news is that we have great people out here, and we have builders that are here to support.

And we also have real estate agents in the audience as well that are supportive because we sell these builders' homes. We know what type of homes they are. Wayne Miller is a local resident, and there are a lot of people that are local. A lot of people have infiltrated here from other states, other cities. I came from Madison. My grandparents were born and raised here. I came here as a kid. I am 70 years old this year. Don't laugh, but I am. But I I saw dirt roads coming here to visit the grandparents' places, and all they did was point out how beautiful it was that they had been developed.

Everywhere that all of us probably lived was a farm at one time, and that's what these people are trying to do is to sell their farm, their legacy, and they're proud of the developer, Wayne Miller, that's working on this. Thank

you.

If you've ever seen that movie Jaws when old Quint comes in there and says, y'all know me. You know how I earn a living. Barry Tatum, 144 Castle Heights Avenue, Lebanon. Anybody wants to come beat me up later on this. I'm for the annexation. Obviously, we have the track that's on the eastern side of the property. Couple things I wanna point out. Something that wasn't mentioned, I don't believe, at the planning stage and at the last meeting, in my opinion. Part of this plan calls for an upgrade of the Lebanon sewer system. It's replacing two aging lift systems that the city already has that are fifteen or twenty years old with a newer system one newer system.

Fewer moving parts, newer parts, all at the expense of the developer. These folks who live out in the county love them, respect them. I grew up out in the county. But when these systems fail and they need to be upgraded and replaced, these folks in the county aren't gonna be putting the bill. Folks in the city are. I know a little bit about making decisions. Been doing it for a while. I listen to the facts. I listen to the evidence. Go what the law tells me.

I don't make a decision based upon emotion or personal interest, and I know y'all don't either. Y'all had an opportunity to hear the facts and hear from the people, ask you to make the decision for the annexation on it. Wanna read something here from a local publication, and it goes to these builders. Investing in our local economy is vitally important. The more you can purchase locally, the more we have to invest in public safety, parks and recreation, infrastructure projects, schools.

The three primary sources of city revenue are property taxes, developer fees, and sales taxes. This is from a well, it's a local publication. I can't remember the name of it. Mayor, that's you and Sarah talking about that. But these developers live locally. They grew up here. They're gonna be here tomorrow. They're gonna be here a generation from now. They're not gonna come in here and be paying sales taxes in Atlanta, Georgia or Charlotte, North Carolina for the lumber and the nails and the screws and the plumbing and the wire they bring in. Support your local folks. Do it responsibly. That's what we talked about earlier. Thank y'all.

Thank you.

My name is Chad Starter. I live in Farmington Woods, 109 Springfield Drive. I think that, so many people wanna talk about lot size, and I think that that really can be perspective. Right? You might live on a 100 acres and think that's way too small. You may live on an eighth of an acre and think it's just enormous. I've seen these plans. I've looked at these in person with Wayne many, many times, and some of these numbers are just not accurate. You know? Those are those are just wildly inaccurate. We've heard a lot of people talk about what ifs. What if there's flooding? What if there's a traffic jam? What if there's a fire? Look.

I believe in the city government that we have. I believe in the inspectors. I believe in the people, the planners, that that this property will be built properly without giant mistakes being made.

I apologize.

I work for local builders, work for Ryan, work for Bobby, work for Tim. All of my people live in this town. Their kids go to school here. We go to church here. We we invest our money here. We buy our cars here. You know, this contributes this project contributes to this community. We believe it all right here. We don't wanna bring in outside builders. I guess the final thing that I'd like to say is that if this isn't approved tonight, someone else will be standing at this podium proposing something else down the road, and I can assure you it won't be this good. So I think this is the best move for our city and best move for our local people. Thank you.

Thank you.

Yes. My name is Roland Hahn. I'm the eldest grandson of Philip and Annette Donald that who bought this farm years ago. And I'm from 58 Manning Circle in Sussex, Kentucky. My mother had planned on speaking tonight, but at this point, she just doesn't doesn't want to.

So I'm gonna speak on behalf of our family and and tell the council here how proud my parents are that the toughest decision you got is that you got local folks here that you'll be dealing with. And it's really what anything I had thought about. I got a brother who lives in Boston, Massachusetts, and the other one lives up Kentucky. And I can tell you that the gentleman just said this might be be your best bet. It might be best bet for me too because I don't feel like driving down here every every month.

But back when my when Philip's dad when my grandmother died several years ago, Jimmy said, Mary Tom, you take the 150 acres because I know that'll be the best land to develop, and that'll be the best thing for, you know, for for neighbors and stuff like that. And so that's how the farm got split. I kinda hated it because I like where the house was, but that's just how it was. And and talking to you know, I've I've talked to a builder and that's from here and how excited he he is for that. I've talked to developers, how frustrated they are that they keep getting phone calls on misinformation.

But as long as you guys got the right information, you'll make it easy. Okay? Well, thank you so much.

Thank you. Anyone else?

Good evening. I'm Bart Netherland with Summit Development. 8650 Coles Ferry Pike. Just wanna recap on a few things. It's been a long process to get here today.

Infrastructure. We've met with the utilities department, talked through, multiple things, removing aging pump stations offline. This project would complete the sewer shed in this location, and that would be a permanent massive pump station that's put in, new force main going back into town, new gravity collector. A whole lot will be spent millions of dollars will be spent on the sewer system. Roads, you know, we have met with the traffic engineers, scoped on where to do traffic study, look at different intersections.

And according to the amendment, we are committed to doing work. We looked at multiple intersections in at Highway 70 in Maple Hill. We will be making improvements there at our bill. Water, you know, a lot of people are concerned about the water going off the site. It was mentioned that it comes to, you know, a quick heavy rain. That water sheets off into plantation. That's an issue. There's a lot of rock around here. I don't know how much rock there is and how much we'll encounter, but there's a good chance right now a lot of the water is sheeting off of this property. We'll have very thorough design reviews on our stormwater ponds, detention ponds set in, and that accounts for everything that will happen there.

You know, some other things, you know, it's it's been a long process to get here. This did start as two different developments at the recommendation of staff in the city. They were combined together so that we could look at them all as one. And we do appreciate the positive recommendation from planning commission to get here. I think one thing that people keep hitting on is density.

On the the West Side, the side that is crazy dense, we do have lots ranging from 10,000 to 30,000 with the bulk of them, a 151 to be exact above 15,000 square foot. For comparison, when you pull into 5 Oaks in phase one, lots start at 15,000 square foot. We're proposing the exact same side setbacks as initial phases in 5 Oaks. There you know, it can be argued that people don't wanna live like that, but the facts are the facts. Our lot sizes on our smaller dense size compared to lots in 5 Oaks.

The only difference is is that we're proposing sidewalks. We're proposing a greenway. We're proposing a lot of other off-site development work at our cost. So, I mean, one thing that we aren't putting in there is we don't have duplexes. We don't have townhouses. We don't have multistory high density units. So we look forward to the day that this comes to fruition. We break ground. We can invite everyone out that supported the project, and really appreciate your support.

As well. Thank you.

Good evening.

I'm Deb Varallo. I live at 608 Ridgecrest Lane in Lebanon. Alright. Just bear with me for a minute. About twenty years ago, I was asked to help with a project where they're gonna recognize excellence in Tennessee, and they're gonna give out awards and trophies. And the bids came in, and the best bids came in from, no offense, Kentucky. And I'm like, these are Tennessee awards. Why are we getting our awards from Kentucky? Then years later, I walked into Cracker Barrel. I like a lot of stuff that they have.

And what do I get in there and see? Everything's made in China. I love Cracker Barrel, but I'm not gonna buy anything made in China at Cracker Barrel. I want it local. So I'm so thrilled are you with me now? I'm so thrilled that all the builders that they wanna use for Summit development are local. They're local people who live in Wilson County or Lebanon, and I think it's great that we've got the folks that can do this. I've worked with a lot of builders through the years. I love the fact that we're looking at local. And someone made a comment that I read that said that Wayne was just using the builders, the local builders as pawns.

They are not pawns. They are friends. They are colleagues. They are fellow employees and fellow workers and fellow just business people. We want to have this local. And I'm so pleased that what's been happening is that Wayne has listened to what different community members wanted. They took down the number and went from 700 and something to four to 300 and something. They listen. There's not four homes on a lot on an acre. There's not. That's misinformation. You do have the facts. You've been given it a couple times. I'm proud to see that we have this development that is happening in Lebanon. Thank you.

Thank you.

Good evening, counsel. Wayne Miller, Summit Development. 27 Morgan Lane that is in Farmington. So please, I know my information's out there, but I've I've been engaged, and I welcome any and all feedback. My cell phone's there. My address has been there. And let me just back up. For the last four years, I've been thinking about how do we grow Levin the correct way? How do we take what we're seeing and change the narrative? And I've focused on these properties for a reason. I live here. I live in Farmington. People think it's easy to stand up and speak. It's definitely harder to speak, and I understand what you all have to go through when you live in the community that you're trying to affect change in. I'm not gonna make everybody happy.

I'm fully aware of that. But what is disappointing to hear is when people say, I don't know what's going on. I haven't heard that. Loss sizes are under 10,000. The whole thing is this, so on and so forth. My numbers have been out there since last March. I'm available. I've reached out to people if they wanna have coffee. Whatever it is, I'm open. I understand that change is hard, and people are going to come to me and not like everything.

And that's okay. I welcome those conversations when they actually engage. For us and what I hear tonight, and it's been surreal kinda sitting here and seeing this because I see all the people that have supported us. They're not here if they thought this was fake to really have something like this change from what we have dreamt it to be, but then to have the local builders, community, business owners, city residents also start to believe it, crazy responsibility. I feel the weight of that responsibility and especially in a room like this.

I understand that there's real opposition here. And all I can say is the proof is absolutely gonna be in the pudding, and I cannot wait to invite everyone. And I hope the people that are against this in three years when this does come to ground, when you can see builders like Bob Yeezy, Tim Tomlinson, Jordan Fleming, Ryan Stevens, Stuart Knowles, Larry and Wayne Powell, Doug Maihan, Todd Southworth, the Batson family, people that are really building high quality homes that are completely different than a national homebuilder that trust us and we them. I hope that you all come out and support all of us, whether you're for this or against this. The main thing I heard tonight too is about density.

It really is that simple. There's 311 homes on 246 acres. 311 divided by two forty six. I invite you to do the math. 1.26 homes per acre. This is a low density development. This is an intentional development that's bringing real change with two and a half miles of 12 foot paved greenway trails, road improvements that you heard from at at Maple Hill in '70, as well as new collectors to try to meet change and be the developer that actually can bring things here the correct way. So I appreciate what you guys are thinking about. And, again, I'm here if any questions come up. Thank you.

Thank you.

Philip Donald. 914 I'm gonna go ahead and apologize because I don't have any faith in this process. Andy's the only one here that knows what we went through over this 1,400 feet that the sewer line the 30 inch affluent sewer line came across our farm. We went head to head with the city. We battled with endangered species of plant, and everything was supposed to be in order, but there was a misunderstanding and information.

And Conrad Construction was told to go ahead and start excavating, and I got up in arms. And someone misinterpreted the information and said that the the plant was not there. The plant is not there anymore. It's gone because someone misinterpreted some information. This is what y'all have voted for.

These are the setbacks. 35 feet, seven to 10 feet between homes, 30 foot backyards. It it's not it's not about some PowerPoint presentation. This is about the words that are on the contract. And if you read in their 30 pages that they have, it's a minimum of 10,000 square foot lots. You don't divide the whole 150 acres because you've got retention ponds sitting on it. You got buffer zones. You don't divide all of that. You take and drop a square where the homes are. That's the density.

That's what you're voting on. If you read it, they can do up to three story houses. 800 square foot, three stories, that's 2,400 square feet. They're asking for 2,300? We don't want three story buildings that are 2,400 square feet. That's not what the people want. I want my aunt and uncle's part of the farm to be developed like the Tatum's. This is two separate entities. They need to be voted on separately. You're trying to ride in on one good project on the Tatum's and put this other on it.

They need to be voted separately. This is this is South Maple. This is what Summit Development has done on South Maple and Franklin Road. It's an atrocity. That wooded lot is gone. It's piled up. You've got trees that are sitting in cess water right now that are gonna die because there's water sitting on them. Think about what you're doing, please. Thank you for your time.

Kelly Braves. Plan I live at 1505 Terracor in the Plantation South. I'm here questioning. I want responsible building just like everyone said. I totally support local. I want local. It sounds like great ideas. My biggest question is this. I've seen the promises of, oh, it's gonna be homes. And then after it's already voted on and approved, the builder comes back and says to the city, oh, we wanna make this phase townhomes.

And now it becomes 200 to, way more homes that were supposed to be there. And that's my biggest concern is that the guarantee that the project's not starting till 2028. Is it really gonna be local? Is it really going to stay what you're promising it's gonna be? I still do believe no matter what, it's too many homes. I moved out to the country. I don't want the noise pollution. I don't want the light pollution. The schools, everything that's going to the electricity, the water. It takes a lot to power these homes that you're gonna be building, and I understand the tax dollars.

That's great. But where where's the plans to build the power plants, the water, the the schools that are gonna be needed for this. And then some of the other concerns from residents that live in the neighborhood as well is when the schools are so impacted, are you gonna have to rezone and then their children have to leave the school that they've grown up in because we didn't plan for this. I'm not against growth. I understand it has to happen.

But, one of the ladies also made a good point. When we live on top of each other and I've already started to see the change. You're not waving to your neighbor anymore. It's not that's not the quality of life, you know, Tennessee is about. I don't wanna live on top of each other and be angry and just it's just not a good good quality. I would I want to stay, country. I do wanna support local, but I just wanna do it smartly and responsibly. Thank you.

Thank you. Hey. Okay.

Sorry. I just wanna speak to, the picture that was just shown that I don't know who that builder is. That's none of the builders that we've been talking to. It's no local builder that we're familiar with. So just wanna make that known. Other thing just about density. Right? So it's not 355 homes. It's 310. It is 1.26 units per acre. It's not four homes per acre. So thank you.

Could you state your name and address, please? Yeah.

Christian McCari. 145 Bear Crossing, Mount Juliet, Tennessee.

Thank you.

Good evening. Patrick Ritter. 1273 Trish Road. You're probably tired of seeing my name in your email box, counselors. I'll remind you the city staff professionals reviewing the infrastructure such as traffic, sewer overcapacity, and density clear recommend this project be denied. One of the reasons for denial was economic impact was not proven. I quote, it's not demonstrated the benefit of the city outweighs the cost. Territory costs the city in services, and the cost does not outweigh the cost through tax benefits, I end quote. So there's economic benefit touted. The staff who I trust, the professionals on the mayor's staff said there's not warranted economic benefit for this project.

I'm not opposed to landowners selling their property. I'm not opposed to local builders. As I said last two weeks ago, I bought houses from these guys. They build fine houses. That's not why I'm here. I'm here because I want responsible growth, accurate facts, and safety. Fortunately, the size of the homes, I understand the, minimum square footage. Mister Carmack is gonna propose an amendment may already have to 2,300 livable space. I'd propose the same for the Halston side at 2,800. We've already said this is for the builders, for the high end custom builders.

Why not put a minimum stipulation that's missing from this SP? I believe there's more enhancements on school bus zones after the citizens have pressed for this. I look forward to seeing that amendment. Upgrading the sewer system. So I referenced page 21 of the SP where it was referenced that Summit's gonna give back to the community in sewer and other enhancements.

Lebanon and developer will enter into a sewer development agreement. It goes on to say the agreement will address capacity fee waiver reimbursement relief to the developer and for effectuating utility improvements that benefit the public and the region. I ask, is the is the developer really footing this bill? Are we gonna end up having to issue bonds to cover those fees? Anyway, another fact check regarding rentals.

Many wonder if this is gonna end up like the development on Leesville Pike that was zoned for single family homes and eventually was flipped to America's Home for Rent or one of their subsidies. Subsidiaries, I'd like something in the documents to prohibit rezoning and changing for this to be rental properties. I've addressed mister Miller through email and proposed to him. There is heavy stipulations in the HOA agreement. We don't want a big rental neighborhood down the street from us. I think the Tatum property is gonna be nice houses. It may not be like 5 Oaks, like some of them have been mentioned, but it's gonna be nice houses. The Hahn property across the street has has been beat to death. It's it's really small lots, however you describe it. Phillips got a big map claim, but he wants to see it.

Again, I'm not against progress in our community. I am for responsible growth and accuracy in

the facts that are stated.

Thank

you. Thank you. Anyone else? Ma'am, you've you've already spoken once. So you get you get one shot. Yes, ma'am.

I'm letting a home today. My name is

John, deputy.

I live at 507 Carpet Lane. I just I'm kinda both ways on this thing. I moved to Lebanon in 1990 and left in 2000 and stayed away for twenty twenty four years. And my wife and I decided to move back to be with our grandkids. Eighteen months, we looked for a house.

My wife wanted a new house. We couldn't find anything that we could deal with, really. We ended up on Carver, and we love it. My son-in-law works for the school system. Very much against it because of the fact that the school systems, he says, are just really overcrowded. He's at, Central. The bottom line is is there's Walmart or Sam's coming to town. There's Aubrey's. There's all these new growths. The people have to have places to live, and those people are going to start off smaller homes, bigger homes, maybe.

Anybody that complains about the side you know, the houses where they are now, they're gonna look down the road for something bigger and better. I don't think it's out there. I think I mean, when I moved back to Lebanon, everything I see around me even is apartments and townhomes. I had a nephew that just moved to town from Nashville. In a national a national built oh, national built home that is I mean, they're crammed up against each other.

They're they're not on 10,000 square feet. So, I mean, I think that, you know, y'all know what you're doing. Bottom line is just, you know, roads are bad. Maple Hill's a bad road. I live on Carver. It's a racetrack. I mean, that's the bottom line. Everybody that comes through there, I've almost been run run over in the curve four times in the last month. So, I mean, I think what Wayne's doing is gonna help my Carver Lane, but I think Maple Hill needs some help work also. I think the local builders need to be building properties that that that can advance Lebanon.

I don't I don't think we have it right now. I mean, all everything I see is apartments and townhomes, and I think we need to have something that people can look forward to in the future.

Thank you.

Oakley. 2234 Carver Lane. Lee, is it gonna snow this weekend? I'm just You're the guy that knows first. Okay. Anyway, thank you guys for listening everybody here tonight. As I've said many, many times before, I'm kinda torn as well. I know I love what they're trying to do with the the, Halston, the Tatum property. And everybody has said it's the density over at Arden that is the big problem that everybody has a concern with. It'd be great to know what amendments are still going to stand before everybody came up here tonight.

That was Joy. That was, some good amendments she made last time. Been nice to if we would know if those were still gonna stand or not. But I have spoken to a lot of the, people on Carver Lane who front Carver Lane, not the Farmington in Farmington Woods, but those who front onto Carver Lane. They do not we do not want that third entrance out of the Tatum property on on to Carver Lane.

And I don't understand the logic behind 84 lots, 85 lots having three entrances, but 200 plus having one entrance. 500 to 600 vehicles out of one entrance. That's what you're gonna get out of the Arden property. There should be a minimum of two entrances out of that property as well. It really, as somebody says, should be half acre lots over there.

And, really, as I've said before, these should be divided into two properties. I mean, two different developments voted on voted on separately. They should never have been tied together. I have asked Chris, Crowell said last time, and some people said tonight that it was the, developer who, who asked for these to be combined together, then councilor Crowell last time said it was the SP annexation committee. So what is it? Who asked for it? I don't know. One thing I'd like to ask, we get, hit on about school safety, school buses all the time. When when you're going the opposite way of a school bus, it's loading or unloading. When do you have to stop?

When do you not have to stop? It is if the road is divided. It's whether you stop or not. So if there's a median between the two sides, you do not have to stop. Is a roundabout a median? Ask yourselves that. I've asked three police officers. Same response. Okay? We need to have a school bus loading zone, not only in this property, but also the development properties that are coming up because these the school systems will not go into these developments, or they can't.

It takes too long. And I know councilor Carmack said that they the planning staff doesn't always know when this is going to occur, but please consider all these things, and thank you for your time.

Thank you. Anyone else?

K.

06 Chapman Drive. 1st Quarter 2006. At this microphone, I'll be addressing difficult issues. This is not one of them. This is an easy call.

The plan department recommended denial, and I witnessed failures by majority of the planning commissioners that cannot stand scrutiny. Common sense is to minimize density on the 300 plus adjacent acres and remembering the thousands of raw acres nearby in the Coles Ferry Pike corridor, the future traffic using the critical cut through with Maple Hill Road to Highway 70 four of you also voted or applicable to allow a minimum side setback of only a half a first down between houses like the houses on Horn Springs Road near Highway 70. That's outrageous. That's from here to the second chair from the end. Councilor Burdon, among much other such nonsense on the radio, you deceptively compared that to Five Oaks and Richmond Hills.

Councilor Ashley, you also failed to discuss significant issues on one six, but you also had no problem with that councilor Carmack failed to to do so either and that he did not disclose his conflict of interest of working with one of the sellers, etcetera. My guess is that Wayne Miller failed to discriminate with whom he embedded himself with in business, and perhaps he has little knowledge of what comes next. At the as the overview, I can see in the folder I gave you when the summit development project was taken off the 09/23/2011 planning commission agenda, the same behind the scenes organized crime network got onto the agenda, the project for instead Summit Real Estate Group LLC. Summit development will obviously not be developing property on Maple Hill Rose Road because of the coming historic and national news investigations of both summit entities, irrefutable as documented, Wayne Miller is being used as a front for organized crime for the benefit of investigations for the benefit of investigations such as regarding the document you see in front of me, which is part of the first reply from a congressional house oversight committee, much evidence is now online regarding the attempt by summit schemers to create a real estate equity slice in behalf of Jolene Maxwell in order to pay her off for silence regarding president Trump, who has been president for one year today, and his financial fraud pal, Jeffrey Epstein, today would turn 73.

Soon search engines will index you four city councilors' names and your due diligence standards with that of the name Jeffrey Epstein, Trump, and Maxwell. And Epstein's victims in the nation can learn from you of the euphor that you have low standards for this city's future.

The

evidence is in dispute

Tie us up.

Documented, and

it speaks for itself.

Thank you. Okay. I'm gonna move on to to my comments. Do have a couple announcements tonight. Couple of appointments. Board of adjustments and appeals. Two weeks ago, I appointed someone to that time. I'll appoint Tom Clemens as well. Tom Clemens, local engineer. And as I explained last time, that board, to serve on what you're required to to have a certain licensure, engineer, architect, etcetera.

So so Tom Clements has agreed to to serve on that board, and I appreciate his willingness to do that. And, also, we have the opening on the on the Lenin Center Citizen Center board, and Michael Edsel has has agreed to to serve serving that board. So I appreciate him doing that. He's sitting right over here. And and he he's there a lot already. He sponsors bingo all the time, and he's always over eating lunch. So you're you're practically part of it, so you might as well serve on board. Right? And so so, Mike, I appreciate you appreciate you doing that, and that's a very important part of our city, that senior board our senior center. It's it does a lot of great work over there.

And then I do have one other thing. As I announced a few months ago, our commissioner financer at Lawson is retiring, and we had a a great retirement party for him just a few weeks ago. His his official last day is this Friday, and usually Stuart sits up here, but Stuart is sitting in the audience right over there. And so I just wanna thank Stuart for for all the work that you have done for this for the Sea Of Lebanon. You're my kind of finance commissioner.

You're conservative. So so I hate to see you go. We've all worked well together, I believe, with myself and the council, and you've kept kept things moving moving right along. So I appreciate the hard work. Appreciate everything you've and and I know you're looking forward to retirement and your new part time job at Passport Bass Pro Shop. So yeah. But but but as I as I thank Stuart for for all his work, we do have a new face sitting with us tonight, Lindsey Wolfenbarger. She is Stuart's replacement. And so so I wanna thank Lindsey for for taking on this role. It is a big role.

It's important, you know, handling the people's money, and and I know she's gonna do that well. And so from this point on, Lindsey will be sitting in the seat, join us every two weeks. And so Lindsay, thank you for that. But but Stuart, thank you very much for all you've done. It's very nice for you to give up your seat tonight to Lindsay.

So those are my announcements. I wanna thank everyone for coming out tonight and speaking to us. It's always good to hear from people and get all points of view and all opinions and all thoughts. And and I know the council take all those consideration when when they when they make decisions. But it is good to hear from everyone, and that's that's it. Councilor Cormack.

I also wanna thank everyone for coming out tonight. It's good to hear from everyone. It's kind of a fifty fifty split like it was said earlier. I do wanna point out, there's been some stuff shoved in people's mailboxes over the past two weeks saying that I'm the sponsor of this. I'm not. I don't know that any of us up here ever sponsors a development. Developers come to us, and then they apply, go through the process, and come to the city council for approval. Secondly, on this property, I was approached as soon as I inherited it through a a district change by someone that wanted to put 6,000 square foot lots on it. I told them no. The next person wanted to put apartments on it.

I told him no. I've worked with the developer and staff probably since the spring to make this work out. They did start out with 700 homes, and we came down to 321 total. So I will be making amendments to more improvements as well as Andy, can we do restrictions on rentals?

At this time, the the state has not given us the ability to do that. It is something that was brought to light a couple years ago when

is it Rolling Farms? Is that the name of it?

Rolling Farms, Rolling Neighborhood, Oliva Pike was sold to American Homes for Rent without our knowledge, certainly not with with our blessing. But we don't have that ability to regulate rentals at this point.

So if I put it as an amendment in the SP, it's not enforceable?

If they agree to it, we agree

to it, it's part of

the SP, that's fine. But when at the end of the day, we we don't have a legal ability to enforce rental housing.

Okay. And then, Regina, would you address the wastewater treatment plant concern?

So our plant is a 10,000,000 gallon a day permitted plant, and we're running at 70% on average, which is 7,000,000 gallons per day. During wet weather events we are hydraulically able to process 22,000,000 gallons a day because of our EQ Basin. The city continually makes improvements to our system. So we have a new 10,000,000 gallon a day EQ Basin that we just opened bids on. We have a multimillion dollar sewer rehab project that's sole purpose is to significantly reduce storm water in our sewer system. All of both of those are going to directly affect the capacity of the plan in a positive way.

Are we at capacity now?

No. We're at 70% on average.

What about a large rain event?

We're at 22,000,000 gallons a day versus the 10.

Okay. Thank you very much. I also wanna say with the the comment that was made about me having a conflict with judge Tatum, I do not. He is the juvenile court and general sessions court judge, and I am the clerk for the criminal court judge Brody King. I do not clerk judge Tatum's court. We see each other passing in the hallways. The courtroom's on opposite sides of the building. So there is no conflict there. Am I correct on that, Andy? Alright. And that's all I have. Thank you.

Thank you. Counselor Ashley?

I don't really have anything else. I just, like I said, the last meeting, I appreciate people taking the time to come out. Appreciate your comments. At least from my perspective, this is not anything that I took lightly. I have been studying this and talking and doing what I felt like was necessary to make the right decision for a number of months now. And, you know, I've gotten emails that I don't care or that the work hasn't been put into it, and I just, I just don't agree with that. I think there's been a lot of work and a lot of consideration put into the decision making process.

Thank you. Councilor Burda.

Yes. Thank you each and every person that is here tonight, whether you're for it or against it. We really do appreciate you coming out and talking. I also appreciate those who have reached out to me. I've answered a lot of calls in the last few weeks, emails.

I try to do my best to respond to those as well. There does seem to be quite a bit of misinformation that has been put out there, and that gets very difficult for us, you know, as counsel people. We we're replying to them, and then people don't believe us. I don't know where the information gets sideways. I'm gonna encourage each and every one of you all who are do wanna be involved to start coming to the SP meetings, the planning commission meetings, and we do have infrastructure meetings.

You can find all of this information on the web on our website, and you'll know what we are doing to help our infrastructure. Like I said, I live in an old house. A lot of things that I've done that cost me a lot of money, I don't see, you won't see, but we it doesn't mean it hadn't been done. And I believe in the city, we we are doing what we can to keep up with the infrastructure. And that's what I've heard a lot of you all say. There are a lot of infrastructure issues. We want you to come and talk with us about that, not just when a development comes out. Come talk with us. We'll be happy. You know, I'm committed to sit down.

If your council person isn't or if you're, you know, if you're in my ward to come and let's go up and talk with Regina or Kristen and really talk about where we are in infrastructure and what we can do to help you. I'd love to see a show of hands of how many people live inside the city limits that are here right now. For those of you who do not live inside the city limits, we know you are a part of Lebanon. You spend money here. Your kids go to our schools.

I respect that. But I also respect I hope that you are reaching out to your county commissioners, and you are having these same conversations with them. You know? There's not a one of us that wouldn't mind or some of us. I know I do. You know, our county commission overlaps with a lot

of our

city areas, and I love working with mine and talking about developments that are happening in the county or happening in the city. You know, let's get together, and I hope you're having the same conversations with them. You know, you all that live in the county are on county roads. They have an obligation to you all as well when it comes to infrastructure. It's not just the city's responsibility to give you quality of life activities as well as making sure our roads are the way they are.

I would love, again, that you sit down, have conversation with them. If they won't talk with you, reach out to the city person in that area, and let's work together to make sure that you all are happy and that people in the city are happy. Kind of like Jerry, we've worked hard on this. We have done our research. We have made the phone calls. It keeps being brought up about certain neighborhoods. I know there was one on Leesville Pike. I will say that was not an SP. That was straight zoned where we had no control over. Thanks to that subdivision and Chris, we now have all SPs.

And an SP is a specific plan that gives us, as a city, more right to put demands on our developers and things being built in our community. We've really tried, I know this council, to make sure that there are a lot of SPs and not straight zone projects, especially one of this magnitude. I commend these developers. They've been great to work with. I have heard from our local people.

I have heard from the property owners, and I do believe that this is a good plan for our community. And I look forward to seeing it come to fruition, and I thank you all for all of your time. Please, I hope that you'll come back to the next meeting and be just as excited about what we've got going on in the future. Thank you.

Thank you. Councilor Crow.

Mayor, thank you. The mayor mentioned earlier Stuart Lawson. Not only has he been a an excellent finance commissioner, is that the title? I'm sorry. I'm sometimes I'm a little rusty on titles. Excellent in that role for Stuart. And not only are you excellent there, but you're also an excellent member of Ward 4, which is the best ward in in our community. So He

he is. I know we'll

get a

unanimous approval on that. Maybe not. But, anyway, we're we certainly appreciate all that you've done for our city and look forward to renting it to you Bass Pro here in a few months, helping me find a new lure or something. And, Lindsay, welcome to you. It's gonna be great working with you. Look forward to it, and it's gonna gonna be a lot of fun. You're you're jumping right in at the right time right before the budget process. I think it started in earnest. So so welcome welcome aboard. Again, thank you to everyone who's come out tonight.

It's always fun to see a a packed room, especially when you know you're gonna make about half of them mad before before you leave. There's some days when it's fun to be on the city council and other days when it's it's not. Today's probably one of those when it's not as much fun, judge, but, you know, the same is true with being a judge, I'm sure, most days. You know, we've we've been through a lot of the the rationale, I think, for our positions. You know, I think there's a lot of positives with this project.

Camille mentioned one that I didn't have in my notes, but certainly, the SP process is one I think that we've utilized a lot over the last few years. And and sometimes we learn by doing the wrong things. And we certainly, as a city, did the wrong thing when we approved a a development when somebody told us they were gonna do something that didn't do it. So now we try to create some fences around things like that to to to make sure people don't do the wrong things. But in this particular case, we've got a developer who's a good guy.

He has assembled a group of local builders, most of which I know and do an excellent job in our community and, I think, build quality product and certainly hope that they will continue to and and that Wayne will continue to work in our community on other other projects going forward. So that's a huge positive. Obviously, the economic spend, I think there was a builder who got up and spoke earlier about that. Who knows what the actual numbers will be? But it's the economic impact is significant by having local local builders spend money in our community, and it's meaningful.

They they also sponsor local ball teams and schools and do all kinds of things to help in our community. So that's that's significant. You know, if if if those were the only considerations, then, you know, I wouldn't wouldn't have as much trouble trying to support this. But but I run into some problems when when we get to the annexation piece. You know, the we're at a point now in the city where we've continued to grow at a rapid rate.

You know, publications have mentioned that we're the twelfth fastest growing city in the country. Who knows what the numbers are? They change all the time, but it's pretty easy to see and and easy to defend a narrative that says that we are very growing very rapidly. And it's a difficult road to walk. You don't wanna stop growing.

You have to continue to grow or you go backwards. But also kind of outstripping your infrastructure is a difficult thing as well. And so, you know, that's that's that's a real challenge, I think, for us. And and certainly from my standpoint, annexations are are are high bar for me, and that's that's really difficult to overcome in this particular situation on top of the fact that we already have a lot of entitlement product on the shelf already. We have a lot of developments that are already been approved.

And whether we want them to build or not at this point, they have the right to do so, and they can come out of the ground at any time. And we we sort of have to factor that in. And as we touched on just a minute ago with with referencing Stuart and Lindsey, you know, we're about to jump into the budget process. And I know that chief justice and chief Baird and and many others will will talk about how we have additional needs as a result of of, you know, additional houses being built. And I didn't mean to throw you under the bus there, chief, but but certainly big shelters.

Certainly certainly a consideration. So that that's where I run into problems with this, not with Wayne, not with the local builders. I think you all are great, and we're glad that you're here. It's just that at some point, we have to make our own decisions and about where we are with growth, and and that's where I land. So that's my rationale. Thank you, mayor.

Thank you, councilor Brian.

Thank you, mayor. I don't have anything philosophical to say like I did last time. Pretty much agree with everybody council, and I appreciate everybody coming. And by the time usually it gets to me and Phil down here, everything's pretty much said has been said. So thank you all for coming.

Thank you.

Councilor Morehead.

I I agree with what Tick just said. By the time he gets down this far in line, there's there's really not a whole lot new to say. I do believe growth is growth is inevitable. I mean, you're either growing or you're dying, and and I'm glad to see that we do have a growing city. But but I heard more than once tonight was smart growth, controlled growth, and and I believe that very much as well.

I got a little known fact, that I asked staff about last week and, about knocked me on my hind end when I heard it that within the city limits of Lebanon today, there are 12,707 units that have been approved either by site plan SP or platted already in the city limits that this council has at this point in time, no say so. 12,707. My problem is not with this project per se because I think Wayne does a great job. I know Bobby Eastland. I know a couple of these other guys.

I truly believe they would build very quality products, but I just don't think this is the time to be annexing additional property into the city limits of Lebanon. Do I believe this is gonna be built out at one time? Absolutely. Do I hope a guy like Wayne Miller brings this project before us at that time? I sure hope so, but I just do not think this is the time for that. And I do wanna say thank you, Stuart, for all you've done. Lindsey, I'm not sure if you're the smartest cookie on this dais up here or the dumbest coming in here just before budget started, but good luck.

Thank you. We have a consent agenda that has four items on it already. Each one of those. Force for twenty six seventy three forty five. Second, we're ready to approve a budget amendment for the police department local option fund for delayed vehicle orders by Mike Justice police chief.

Ordsmar twenty six seventy three forty six, second reading to authorize hiring legal counsel to represent the city regarding the gasification facility matter, Vandy Wright, city attorney. Ords number 267347, second reading approved budget amendments for the street department to promote light equipment operators by Lee Clark, public works director. Ords number twenty six seventy three forty eight, second reading to create budget for gas line relocation of Hartsville Pike TDOT project by Chad Mueller, gas department manager. Motion to approve. Motion by councilor Moorhead, second by councilor Crow. Any discussion on those items? All in favor, say aye. Aye. Any opposed? Thank you.

Now to all business. Resolution number twenty six twenty eight ten, second reading and document plan services for the annexation undressed properties on Maple Road and Carver Lane, compared to Ward 1 request by Summit Development.

Motion to approve. Second.

A motion by councilor Carmack, second by councilor Ashley. Discussion? Last time, did get some comments over the past couple weeks that people could not hear everyone votes. I'm a ask Christian to roll call.

Joy Carmack?

Yes.

Jerry Ashley? Yes. Camille Burdon? Yes. Chris Crowell? No. Tick Bryan? Yes. Phil Moorhead? Four to two.

Thank you. Resolution number 262011, second reading annexing property, undressed properties on Maple Road and Carver Lane, to Ward 1 request by Summit Development.

Motion to approve. Second.

Vice mayor councilor Carmack. Secondary councilor Ashley. Discussion. Roll call, please.

Joy Carmack? Yes. Jerry Ashley? Yes. Camille Burdon? Yes. Chris Crowell? No. Tick Bryan? Yes. Bill Moorhead? No. Four to two.

Thank you. Your order is for twenty six seventy three forty second reading to amend the official zoning outlets of the Of 11, Tennessee by requesting zoning approval for about 246 acres, undressed properties on Maple Road and Carver Lane to a Sarelle hybrid specific plan to be added in Ward 1 request by summit development.

Motion to approve with additional amendments. Kristen, will you read those out, please?

Councilor Carmack's amendments are as follows. Number one, amend the design standards for minimum building size to require 2,300 square feet of conditioned space on the West side, which is the Arden side, and 2,800 square feet of conditioned space on the East side, which is the Halston side. Two, require off-site road improvements at the West Main Street and Maple Hill Road intersection, including a right turn lane and traffic signal reconstruction. Number three, restrict property owners from renting to others.

So so we have a motion? Second. Motion by councilor Carmack to approve with amendments. Second by councilor Ashley. Andy, do we need to vote on the amendments first and the original? Okay. So we will need to vote on the amendments first. So this is for the amendments. Okay?

Yeah.

All of my amendments from last week will also be included. Correct?

Yeah. But these are different than what different times.

So additionals.

Yeah. These are add ons. So so there were this is voting on the amendments. We have motion. Second, we have discussion with the amendments.

I guess the only question that I would ask about the the rental portion is I mean, it's fine with me, but is do we need to include any sort of percentage in there to increase our likelihood of success to in some sort of legal challenge? Or do you have any thoughts on that? Like, 20%? Or I

mean, the likelihood of this happening isn't really possible. But if every single homeowner in this development decided to rent their houses out to everybody, there's nothing we can do about that. Right. Now and on the flip side of the coin is if mister Miller decides to sell his entire development to American Homes for rent like we had a local builder do, there's nothing we can do about that at this point either. So

I just wondered if it if we if it was if it wasn't absolute, if it was 20% or some percentage, if that's more palatable or if it matters.

Something that could be included in the covenants? Or

If you're gonna take a bite, bite the whole thing. Take it out.

I mean, Andy.

Did in a HOA as of the senate. Yes. Mhmm.

Kristen, you will you change that to included in the HOA amendments? And, Andy, isn't president Trump trying to pass legislation now in order to keep investors from buying up property like this for rental? I did see some

reports last week. The current administration is looking at preventing investment groups from coming in and buying entire neighborhoods and turning them into

rental homes.

And so if that comes from a federal level, that will benefit us. I don't see it coming from a state level anytime soon. And the reason I say that is just the state has no interest in giving local governments that authority at this point.

Make the amendment to include it in their HOA agreements and their covenants, and let's leave it at no rentals at this point.

Okay. So so you changed your amendment to put an HOA. So you Counsel, I ask you, did you second it correct. So you agree with that since you

With the amendments. Yes.

Okay. Yes. Alright. So we we have those amendments lined out. Any further discussion? First. On the on the amendments first. Yes. Yeah. Amendments first.

I I was thinking that the HOA cabinets, it's usually, like, you can only have, like, 20% or 40%, but I guess that HOA board will make that call. Is that

I I I think so. That you that's correct. Those are private contracts, so they would determine that percentage.

Okay.

Yeah. But most HOAs have that cause, I believe. Yeah.

Thanks.

Alright. So we have we have that amendments, those amendments, and so so we'll do a roll call on that too, Krista.

Carmack? Jerry Ashley? Yes. Mel Burton? Yes. Chris Crowell?

Oh.

Tick Brian? Yes. Bill Moorhead? No. 42.

Okay. So it's 42, and now we vote on the the original.

Motion to approve. Second reading. Motion to approve as amended for the second reading.

Okay.

Second.

Okay. Motion by councilor Carmack, second by councilor Ashley. Any discussion? Chris, roll call again, please.

Joy Carmack? Yes. Jerry Ashley? Yes. Camille Burdine? Yes. Chris Crowell?

Oh.

Dick Bryan? Yes. Gilmore Head? Four to two.

Okay. Thank you. Order number 267341. Second reading to men title 14 chapter eight section 13 to add vest your rights to specify the type of development plans that will cause property rights to vest request by staff. Second. Councilor Carmack. Second by councilor Ashley. Discussion?

This just matches the state language, Josh.

Yeah. Yes.

Yeah. So this just provides context. The state has the requirements in there. This they also allow us to provide more context how it fits in our development process. So that's what this is doing is relating the state requirements to our, development process so people know what to expect when they come develop the.

Thank you.

K. Any further discussion? All in favor, say aye. Aye. Any opposed? Thank you. Now for new business. Twenty six seventy three forty nine, first ring to authorize budget amendments for the water sewer fund and gas fund for a vehicle swap by Loat Consente, water and sewer manager, and Chad Muller, gas department manager.

Motion to approve. Second.

Motion from councilor Carmack, second from councilor Ashley. Discussion? All in favor say aye. Aye. Any opposed? Thank you. The next two have been revised. Resolution number twenty six twenty eight fourteen to establish a hazardous duty supplemental benefit pursuant to chapter nine one nine of the 2024 public acts codified in Tennessee code annotated section eight three six two one two to authorize the payment of the hazardous duty supplemental benefit pursuant to Tennessee code annotated section eight thirty six two one two for legacy TCRS plans by Sylvia Rikle, HR director. Motion to approve. From councilor Morehead, second by councilor Crow. Discussion. All in favor, say aye. Aye. Any opposed? Thank you.

Resolution on twenty six twenty eight fifteen to establish a hazardous duty supplemental benefit pursuant to chapter nine one nine of the two twenty twenty four public acts codified in Tennessee code annotated section eight three six two one two to authorize the payment of the hazardous duty supplemental benefit to percentage of Tennessee code annotated section eight three six two one two for hybrid TCRS plans by civil right call HR director. Second. Everybody jumped on that one. I'll go with councilor Carmack for the for the motion and councilor Birdine for the second. Any discussion? All in favor say aye. Aye. Any opposed? Thank you. Thank you, everyone. We are adjourned.