[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6087949,"mediaKeyId","2886427-90bf9036367479d1bb3a58299d6d373c","parentId",2886427,"title","Commission approves 10-unit duplex site plan on Rocky Fork Road with outstanding landscaping and utility items","audioSeconds",415,"startMs",488000,"endMs",903000,"viewUrl","/Search/View?dp=1&key=2886427-90bf9036367479d1bb3a58299d6d373c&start=488&end=903","thumbnailUrl","https://assets.pipeline.soar.com/2886427-90bf9036367479d1bb3a58299d6d373c/thumbnail_488000.jpg","articleUrl","/articles/6087949/Smyrna/Rutherford-County/Tennessee/Commission-approves-10-unit-duplex-site-plan-on-Rocky-Fork-Road-with-outstanding-landscaping-and-utility-items","mediaUrl","https://secure.pipeline.soar.com/6087949-938e11ce9ea29a9af992941869c46b09/orig.mp4?Expires=1777425124&Signature=fbkQVdnT2oNmVqt42guNvem9WGMb2nwe0o-X4Vxy8O1MkRBs-7ICEC~iY-XTvJjQErXmYFouBbPrVX5EHOYfEFg~R8Ane4mYYm2S5XQ1wl8cFm~v1GKI9c-RrsF3qjw~yuH2g4yG45RORJYlz14GoYjYKmQYT87TdLDZxvTweU4Bb6xr3V1HkOBN7Kr0aXTUrXBTVErTFazrHIWd5u9-Nr-VtWOjZxtl3GQc45XjGhOAQOv5OTdlaUzxl2U9DtdrPt3H6OSCxA~ismajq7rGIINAzqvLhfm5uOUprsSVEdWdxEa3zimA2WDGn~8WbkUtcAc5OhFkcTSZ5NwCdNtK2Q__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Smyrna, TN","date","2025-04-05T16:46:18.153Z","article","The Smyrna Municipal Planning Commission on April 3 approved a site plan for a 10-unit duplex development on Rocky Fork Road, following a council rezoning to PRD in November.

The development, proposed by Janet Ibrahim, would place five duplex buildings (10 units) on a 2.1-acre parcel with a single ingress and egress off Roxford Road. Town staff reported a vehicular-use area of 10,042 square feet, which requires 1,004 square feet of landscaping; the applicant’s plan shows parking for 45 spaces, with one handicap space, meeting the town’s parking requirement for the development.

Staff noted the applicant had updated architectural elevations to comply with the PRD’s material requirements: first-floor brick and second-floor fiber-cement siding. Staff removed multiple earlier comments after receiving revised plans but left several items open for administrative review, including:
- Recording a final plat dedicating right-of-way and utilities;
- Utilities department review of submitted profiles and additional sewer easement documentation for connecting through an adjacent HOA easement;
- Revised landscaping plans to comply with the Union Springs Overlay requirements and to show the total landscape square footage to meet the 10% vehicular-use-area standard;
- Confirmation that ADA parking dimensions are shown consistently across all sheets.

Town staff recommended approval with those conditions. Commissioners asked about driveway lengths and fire-department turnaround; staff said the applicant had widened a driveway and added a side parking space on one unit to avoid vehicle conflicts and that the fire department would review the turnaround at the permitting stage. With a motion and second, the commission approved the site plan.

What to expect next: The developer must satisfy the remaining staff conditions — primarily recording the final plat, providing utility easement documentation, and submitting a revised landscape plan that meets the Union Springs Overlay — before building permits are issued.","mediaType","Video","parentTitle","Planning Commission Meeting - 04/03/2025","oneSentenceSummary","The Planning Commission approved a 10-unit duplex site plan for property on Rocky Fork Road, finding revised elevations and parking acceptable; staff left several minor comments open for administrative clearance before permits issue.","taxTitle","Smyrna, Rutherford County, Tennessee","taxId",7984,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6087954,"Planning commission approves Bulldog Drive preliminary plat and Kroger site plan as schools, traffic and buffering draw scrutiny",845,6831000,7676000,"/Search/View?dp=1&key=2886427-90bf9036367479d1bb3a58299d6d373c&start=6831&end=7676","https://assets.pipeline.soar.com/2886427-90bf9036367479d1bb3a58299d6d373c/thumbnail_6831000.jpg","/articles/6087954/Smyrna/Rutherford-County/Tennessee/Planning-commission-approves-Bulldog-Drive-preliminary-plat-and-Kroger-site-plan-as-schools-traffic-and-buffering-draw-scrutiny","https://secure.pipeline.soar.com/6087954-9690c6fab048a5b9a7033368ff29b1f3/orig.mp4?Expires=1777425124&Signature=dNokoDGTmxfASGzFtIt1k4IxM-VSRT22EEycESMmJTS3TH7GYXs1VWGW9iK98vh75H-rSMLYZTaYs56QxsgXufk22dmH-Mkqt1aHztfMXtMajEazuznQ-KRQ3rxMGNR36lnku~zE-h5zv~tPF5Vxp8mUuYirkzywQxi8nvOj9fDpMUsAPovnsrKLsJnjpG8Gf6QrpEscpfFCj4U7xVyZcAts~cegsqsqr1-YPQF1Fa3SUYoU9-S3o4OsqLIpv1l7EpjizRpUC71SO7LoRML7NZsDY5m8pFHUB50O4-pMV8QPb6P8aOLcpwmXAGbotRuk0GljAO-1f-Q7og4w~KQrNA__&Key-Pair-Id=KUT5TJCACFTXG","The Smyrna Municipal Planning Commission on April 3 approved a preliminary plat for the Bulldog Drive subdivision and, later in the meeting, approved a site plan for a Kroger-anchored shopping center on Lot 1 of that subdivision.

Preliminary plat
Town staff presented a preliminary plat covering roughly 27.67 acres with eight lots fronting Bulldog Drive and Lee Victory Parkway. The commission heard multiple staff comments that remain on record — standard plat housekeeping items, easement labeling, dedicated right-of-way for principal-arterial Lee Victory Parkway, stormwater and utility-profile clarifications. After discussion, the commission voted to approve the preliminary plat with staff comments; the motion carried.

School board option and community concerns
Rutherford County Schools told the commission it has an option (first right of refusal) to accept about 30–35 acres within the larger property. Trey Lee, chief operations officer for Rutherford County Schools, said the school board has voted to accept the option and that the district and town have an informal agreement to collaborate on future use if the school board exercises that option: \"The board has voted to take the option on this piece of property,\" Lee said. Lee also said much of the land is in floodplain and that the board envisions greenway and practice-field connections, but that the district had declined earlier offers to buy the property for a standard elementary school because of other recent purchases and district priorities.

Traffic, access and design
Traffic engineering details were discussed at length. The developer provided a traffic study proposing widening Bulldog Drive, dual turning lanes at the Lee Victory Parkway intersection and other intersection improvements to increase capacity and manage afternoon egress. Richard Phillips, traffic engineer, said the preferred configuration includes dual left turns and dual right-turn lanes and rebuilding the signal to handle the new lane geometry. Phillips confirmed raised crosswalks and sidewalk connections would be shown on the site plan.

Developer and tenant assurances
Representatives of Kroger and the development team said Kroger will be a partner in the acquisition and will impose covenants limiting certain competing or undesirable uses on the center’s outparcels. Road Seager of Southeastern Development, representing the project, said Kroger places restrictions on some tenant categories and the developer has deed restrictions and tenant controls that will be recorded.

Kroger site plan
The store plan shows a grocery store on Lot 1 with parking, a future fuel center on a separate parcel and an additional outbuilding to be submitted under a future site plan. The design-review elevations showed brick, stone, glass and fiber-cement materials and met the town’s design standards as submitted. Staff requested additional evergreen buffering (Type C buffer) along the northern property line abutting R-6 apartments, more trees inside parking islands, utility profiles and documentation of a written confirmation from the school board on agreed property alterations; staff also asked for confirmation of security-camera locations, which applicants said they were coordinating with police.

Votes and next steps
The commission approved the preliminary plat and later approved the Kroger site plan subject to the staff comments noted on the record. The developer will return with additional site plans for the fuel center and the outbuilding; utilities construction plans, detailed landscaping meeting Type C buffer requirements and speed-table details for raised crosswalks remain as conditions before building permits are issued.

What this means locally: The approved plat and Kroger site plan clear the way for near-term commercial development along Bulldog Drive while leaving open the school board’s option to acquire a substantial portion of the larger parcel for public use and greenway connections; traffic and buffering improvements remain conditions of future permits.","After extended discussion with school officials, traffic engineers and developers, the Planning Commission approved the Bulldog Drive preliminary plat and a Kroger site plan. Rutherford County Schools confirmed an option to accept roughly 35 acres in the parcel; traffic and buffering requirements remain conditions for future work.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6087959,"Planning commission denies PCD rezoning for 125 Bridal Road after neighbor objections",1841,905000,2746000,"/Search/View?dp=1&key=2886427-90bf9036367479d1bb3a58299d6d373c&start=905&end=2746","https://assets.pipeline.soar.com/2886427-90bf9036367479d1bb3a58299d6d373c/thumbnail_905000.jpg","/articles/6087959/Smyrna/Rutherford-County/Tennessee/Planning-commission-denies-PCD-rezoning-for-125-Bridal-Road-after-neighbor-objections","https://secure.pipeline.soar.com/6087959-fc1121a657b268ca24d9327f79ff6b3f/orig.mp4?Expires=1777425124&Signature=kI3OzTk7CLnhd5EGP3-GjRVm6-kQVlcNQPyFvg7r~naL39UWVAqHyyz3tIv~Kztc2Ckdij4hxCALwEC0Pdere9tQ5zO5IE-Z4FulrMlHYlxPLcWFYvLheHwru50t6lC7tvIyp7Rea1MDi3Q13iqJlUCQPaIWtpd4a1yE33Ql3ASYtBB00q0pxmNJfm4P2Jz5PyNNMxZ0M6yP~kpL0TqSGvc-gFIZsvQE~bq5aDYyNyZnUL6u2dJTgO3yXMvvrl-P2F8cFm5AgS87ZtCKKBXQutAsSHTQXevSMoArTfyGg2adHZ5n76mKFTh5M1oQGYn1Y-njOf8b0wLIYXS3FQ~b9A__&Key-Pair-Id=KUT5TJCACFTXG","The Smyrna Municipal Planning Commission on April 3 denied a request to rezone 125 Bridal Road from R-1 to Planned Commercial District (PCD).

The request, filed by property owner Andrew Tarsi, would have allowed about 28,063 square feet of multi-tenant commercial space in two buildings with a mix of neighborhood commercial uses. Town staff described required design-review adjustments and several infrastructure conditions, including right-of-way dedication for Florence Road and potential off-site improvements if a traffic study recommended them.

Neighbors objected during a suspended-rules public-comment period. Robert Piercy, a resident of 137 Bridal Road, said the industrial berm behind his property has not been maintained and described direct impacts to his home: \"The berm that they promised that was going to block the sound ... didn't happen. The berm is below the street level in front of my house. That's not a berm. It's a ditch.\" Piercy said he and other nearby residents opposed the zoning change and urged residential development instead.

Developer representatives described changes made after a neighborhood meeting, including limiting drive-through service to smaller operators (coffee, pharmacy, bakery) and removing uses such as hookah lounges and general retail trade. Scotty Burnick, a landscape architect with Reagan Smith and Associates representing the applicant, said the team adjusted layouts and uses in response to neighbors and that the PCD format allows tailoring: \"The PUD allows us to get very specific, and that's the value of a PUD because we can provide really good architecture. We can provide layout, adjustments.\" He also said a pharmacy drive-through was important to the potential tenant.

Commissioners discussed traffic, dumpster placement, adjacent industrial uses and the challenge of commercial abutting single-family residences. Staff noted that Florence Road is designated a minor arterial and that if rezoned, the site would need to meet required building-material percentages under design review and provide utility and sidewalk improvements as part of any site plan.

A motion to deny the rezoning, cited by the maker as \"inconsistent with surrounding zoning,\" was seconded and approved by the commission. No roll-call tally identifying individual votes was recorded in the transcript; the chair announced the motion carried.

The commission record shows the applicant had modified proposed uses after the neighborhood meeting but the change did not alter the commission's decision; the denial leaves the property in its current R-1 zoning. The applicant may revise and resubmit or seek other options under existing zoning.

What happens next: Because the commission denied the rezoning, any future commercial proposal for this parcel would require a new application and public process; no formal code or land-use change resulted from the meeting.","The Smyrna Municipal Planning Commission voted to deny a request to rezone 125 Bridal Road from R-1 to a planned commercial district (PCD) after residents raised concerns about traffic, buffering and proposed uses; the applicant scaled back some proposed uses but the commission concluded the request was inconsistent with surrounding zoning.","actionData","errors"]

Article not found

Commission approves 10-unit duplex site plan on Rocky Fork Road with outstanding landscaping and utility items

Planning commission approves Bulldog Drive preliminary plat and Kroger site plan as schools, traffic and buffering draw scrutiny

Planning commission denies PCD rezoning for 125 Bridal Road after neighbor objections