[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6210886,"mediaKeyId","3703493-3d9ece4c3ef3068b69104066552c4773","parentId",3703493,"title","Commission approves Twice the Ice vending kiosk on Lauer Street overlay, grants waiver for glazing requirement","audioSeconds",770,"startMs",4260000,"endMs",5030000,"viewUrl","/Search/View?dp=1&key=3703493-3d9ece4c3ef3068b69104066552c4773&start=4260&end=5030","thumbnailUrl","https://assets.pipeline.soar.com/3703493-3d9ece4c3ef3068b69104066552c4773/thumbnail_4260000.jpg","articleUrl","/articles/6210886/Smyrna/Rutherford-County/Tennessee/Commission-approves-Twice-the-Ice-vending-kiosk-on-Lauer-Street-overlay-grants-waiver-for-glazing-requirement","mediaUrl","https://secure.pipeline.soar.com/6210886-35e8ba0446ec32817c76e8c273ab3365/orig.mp4?Expires=1771151247&Signature=CbEJrWNWalTNDx-NwDIVRtT8pj0IL0COZ5-rdNwb378VaYd3Z7AD7Pv6P8ty14lzR4Xwqsp3qK8B~3cEtSTLnBFC3YNHXPmnvushHNh-ghpY1~g4JOwJ6YgLSeitQ~pzTdMligKPtj70KJVUS78nyp8LvHs9MUz0PnJddBnsGKO0XnVs8PTIwRzBuB4dbdrytS7i9pALAL8OmtcZO9CgIXB3oSL~DMsr6IroQbADXwsKI2rH8i4iz3kTtcaag5gg3cgMHRUiP2j8pSKnoO2h08anaxMPJZtUWf9c-fQ-MT00uXBYHqJLITfOKmNiNlsD5MLg2kU0LolPOShsoninxA__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Smyrna, TN","date","2025-06-06T11:43:54Z","article","The Planning Commission approved a site plan and a requested waiver for a small ice-vending structure proposed by Twice the Ice on CSX right-of-way near North Lowry Street on June 5.

Mitch (planning staff) described the proposal as a compact building (the applicant’s submittal listed the vending structure at 216 square feet) to be sited on an easement obtained from CSX; staff noted vehicular use area, landscaping and handicap parking requirements. The site plan showed 4 parking spaces including one accessible space; staff requested minor landscaping revisions to meet the Lauer Street Overlay (LSO) plant-size and species lists and an adjustment to meet van-accessible ADA stall dimensions.

Mitch said the Lauer Street Overlay requires transparency (glazing) for commercial first-floor facades — a standard that typically expects a large percentage of visible storefront glass. Because the vending machine building has little practical space for first-floor glazing, the applicant requested and the commission approved a waiver from the transparency requirement. Staff noted the applicant had secured an easement from CSX for the machine and a curb cut on North Lowry Street already existed.

A commissioner said the proposed structure \"looks a lot better than what's there today\" and the commission granted approval with standard technical comments; the motion included the waiver of the transparency requirement. Commissioners asked the applicant to revise the landscape species and initial planting sizes to conform with the LSO standards and to adjust the ADA stall to van-accessible dimensions.

Why it matters: The item tests how design-overlay requirements are applied to unconventional, very small commercial uses; the waiver indicates the commission is willing to allow discrete departures from overlay rules for compact, nontraditional structures when other site criteria are met.

Next steps: The applicant must address the staff comments on landscaping, ADA stall dimensions and utilities before permits are issued. The waiver and site-plan approval do not change the underlying overlay policy, which remains in effect for future, larger commercial projects.

","mediaType","Video","parentTitle","Planning Commission Meeting - 07/05/2025","oneSentenceSummary","The commission approved a small ice-vending kiosk on North Lowry Street with landscaping and technical conditions and granted a waiver from the Lauer Street overlay transparency (window) requirement.","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},6210892,"Planning Commission adopts updated Smyrna mobility plan and will forward to council",167,5243000,5410000,"/Search/View?dp=1&key=3703493-3d9ece4c3ef3068b69104066552c4773&start=5243&end=5410","https://assets.pipeline.soar.com/3703493-3d9ece4c3ef3068b69104066552c4773/thumbnail_5243000.jpg","/articles/6210892/Smyrna/Rutherford-County/Tennessee/Planning-Commission-adopts-updated-Smyrna-mobility-plan-and-will-forward-to-council","https://secure.pipeline.soar.com/6210892-706591c39b457780aa0d2f2b30bf4cad/orig.mp4?Expires=1771151247&Signature=cmLqnxPnn5TaK8PhQmWGY9WDKqNKFDbDHFiZuLzK6gEfm2qpw~tyIX1t8F59ddDI~upfp2uF9S1b96n1r4z56Uo3kO9k~3aZOUhmbX7mcdU7esrQNWU7oAy~Jg2782HLbagUPFA44TW0LBPKwjgsqmSGIkt1gzk0NuCW-1bc39VYW6cDa7thRMI5wFHLE4Ux6mWQHxn1BuSC111sGAdqJe~w2D0CsSzI5o2JoOeaDH2TEVe0BT1JP-UfSiyiRV3TQqTpzGOb6eqoE3mrgdsHW9O4eqdZYajMtLh5p3xzWdtKJqibD3bGLypD10M5bJkNNboLCtMh~URlUcuZiLa1qw__&Key-Pair-Id=KUT5TJCACFTXG","The Smyrna Municipal Planning Commission voted June 5 to adopt the town’s updated mobility plan, an update to the 2017 thoroughfare and pedestrian plan. Planning staff and consultant Kimberly Horn completed the plan this year after a year-long process that included public outreach and two joint meetings with the Planning Commission and Town Council.

Kevin (planning staff) described the plan as a tool to guide transportation improvements — prioritizing projects based on congestion, safety, implementability, multimodal options and freight movements — and to establish recommended right-of-way widths for future development to meet the town’s growth needs. The plan is not rigid, staff said, but it is intended to steer capital decisions and guide right-of-way dedications when development occurs.

Commissioners noted a range of outreach methods and attendee opportunities for input, and one commissioner observed that public participation intensity on surveys can be lower than in-person engagement. The commission approved the plan and will forward the document to Town Council for endorsement.

Why it matters: The mobility plan sets priorities and preserves right-of-way for future road and pedestrian projects; adoption affects the town’s ability to require dedications and plan capital improvements as Smyrna grows.

What to watch for: Council endorsement and the first round of projects prioritized for implementation will show how the plan’s recommendations translate into capital investments and right-of-way acquisitions.

","The commission unanimously adopted an updated mobility plan intended to guide right-of-way dedication, multi-modal projects and prioritization of transportation improvements through public input and technical criteria.",{"_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},6210896,"Commission approves Cedar Stone Park phase 2; commissioners debate sidewalk connection to Cedar Hills",846,2924000,3770000,"/Search/View?dp=1&key=3703493-3d9ece4c3ef3068b69104066552c4773&start=2924&end=3770","https://assets.pipeline.soar.com/3703493-3d9ece4c3ef3068b69104066552c4773/thumbnail_2924000.jpg","/articles/6210896/Smyrna/Rutherford-County/Tennessee/Commission-approves-Cedar-Stone-Park-phase-2-commissioners-debate-sidewalk-connection-to-Cedar-Hills","https://secure.pipeline.soar.com/6210896-0ccb2aa92800ecf44ee611c6f12277f2/orig.mp4?Expires=1771151247&Signature=V~YNjsz~3CMUJF8V4dQMTdocw2ASkrENkqvl1Z-ObgXhSKdCheRmnFrTioWJt8yJzm-HDkYAslGfWE6UwQbNptJeEwvgXNOqLUNvb--XP3pOd3tu2sf5pnNiEGEAKQfv1ZKBo6N47lsEnt9AwfRCdkfr86hbS2~OSF9Ls~xJIeopc0yFvzLDkph4IKULCKxMn7ATYTUzkMhR-uBP5pqxd2g0KP2Qx1gJs4vm32-6GygDQCzcqlB5BhZyx7wCR-W5q1hxz44ni4yHrPkEEr6IA6rBQ4Tu5cN-kr5En5W7r~ZbCDf3JuoqDV26jxzS~V8aslpXqQzD1O6gZSo1oQN0ew__&Key-Pair-Id=KUT5TJCACFTXG","The Smyrna Municipal Planning Commission approved the Phase 2 site plan for Cedar Stone Park on Morton Lane on June 5, clearing the way for a maintenance building, four new ball fields, a walking trail and expanded parking.

Kevin (planning staff) said the proposal adds about 4.1 acres of vehicular use area and shows 310 new spaces for a site total of 649 spaces; the applicant’s landscape calculations exceeded the minimum requirement. Staff reported that technical comments about utilities, fire hydrant location and a third-party hydrologic study would be addressed prior to permitting and recommended approval with the remaining standard comments.

Ryan Chambley of Thomas & Hutton, the consultant on the project, told the commission the eastern connection to Cedar Hills would be feasible but that design complications — drainage ditches, power poles and topography — likely push any pedestrian connection into a later phase. Chambley said constructing the sidewalk would likely require converting open ditches to underground pipe, which would lengthen design and construction timelines. Mike Maravineau of Smyrna Parks and Recreation said the parks department and town staff have discussed options and plan to ask the town manager about scope and funding before committing to building the connector with this phase.

Commissioners praised the parks staff for the department’s attention to detail. Commissioners and staff discussed cost escalation and construction constraints: staff said project costs have risen roughly 20% from earlier estimates and noted the property contains extensive rock, which can require blasting and add cost and time.

Commissioners approved the site plan with staff comments. Discussion about a short sidewalk link and possible later inclusion in the project concluded with staff saying they will present options and funding implications to the town manager for direction.

Why it matters: Phase 2 expands Smyrna’s recreational capacity and addresses long-standing demand for fields, but neighborhood connectivity and pedestrian access remain unresolved and could require additional funding and design work.

What to watch for: Staff indicated the project timeline could be about 18 months and that the town manager will be asked to weigh funding and scope for a sidewalk connector to Cedar Hills; any decision to add sidewalks, underground drainage or a pedestrian bridge will affect cost and schedule.

","The commission approved the Parks Department’s Cedar Stone Park Phase 2 site plan, adding four ball fields, a maintenance building and expanded parking. Commissioners and parks staff discussed a possible sidewalk connection to the Cedar Hills neighborhood and funding/timing concerns.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6210901,"Planning Commission approves Smyrna Soccer Complex site plan after parking debate",416,1380000,1796000,"/Search/View?dp=1&key=3703493-3d9ece4c3ef3068b69104066552c4773&start=1380&end=1796","https://assets.pipeline.soar.com/3703493-3d9ece4c3ef3068b69104066552c4773/thumbnail_1380000.jpg","/articles/6210901/Smyrna/Rutherford-County/Tennessee/Planning-Commission-approves-Smyrna-Soccer-Complex-site-plan-after-parking-debate","https://secure.pipeline.soar.com/6210901-12cb5d991042838a26e1dcd82261f8ec/orig.mp4?Expires=1771151247&Signature=f8CMVQNOnfQ~uRruyeickLy3dSqtJx~7YDHuqpzbTx1XN-Q06u4fyZ6tLG86wieVU1HYUcy-sbB1rVG09NQfbWJfNh66DuDNUoyNt6aZnmi9R-fyNYm~O8XDMusuZF6qJMrapL0DJ3X-9Vzm-7og3n-hxOHaUTj13ukYOTwt5jyxCOC6eyTqYaXN~Oq430bXjaFyS5IkPuHNvQz9TUabNBOuIvmItJnFGP15GvxGMY2l-oifUGz1XPpDKGyAzxLz4fmQS2zNCAxZ7HXhIVVDHm-itgUft4qatpQ51SQhBy7pQLwxv0vWiO9psJt6nlOagEb9bMvBmEkBaMnTxexOOw__&Key-Pair-Id=KUT5TJCACFTXG","The Smyrna Municipal Planning Commission voted June 5 to approve the site plan for the Smyrna Soccer Complex on Eden Springs Road East, subject to staff comments, after an extended discussion about parking and operational assumptions.

Kevin (planning staff) told commissioners the applicant had increased on-site parking from about 69 spaces to 76 and met landscaping and design-review requirements. Staff continued to flag parking as the principal unresolved concern because the facility’s activity pattern—short games and turnover between sessions—could create periods when on-site spaces are fully occupied.

Chris McGuire, the project engineer with Huddleston Steel Engineering, said the applicant reduced the storage area and added spaces after earlier commission feedback. McGuire described the proposed fields as small 4-v-4 youth fields and told the commission, \"we've made some pretty drastic changes to the site trying to get these additional spaces.\" He and staff estimated typical field occupancy of about 16–20 players per field and said staffing levels would be low (one or two concession/staff positions plus referees).

Commissioners discussed enforcement options if on-site parking proved insufficient after approval: overflow parking on adjoining property would be a code violation, and the police department could enforce illegal on-street parking. Commissioners also compared Smyrna’s parking standard to other municipalities and noted that many nearby facilities face similar constraints.

After discussion, a commissioner moved to approve the plan with staff comments; the motion passed. The approval is conditioned on the staff comments in the planning packet (which include submittal of required utility line-size information, recording of a combination plat before permits, and final landscaping and fire-flow conditions).

Why it matters: The project creates recreational capacity for youth and adult users but raises concerns about traffic and parking impacts on neighboring streets and properties. Commissioners balanced operational assumptions presented by the applicant against the town’s general parking standards and enforcement mechanisms.

What to watch for: If parking demand exceeds the on-site supply, staff said enforcement options include code enforcement and police response; the commission also noted it could revisit similar parking issues for future facilities.

","The Planning Commission approved a site plan for a small-field indoor soccer facility on Eden Springs Road East after discussion over whether the 76 on-site parking spaces will meet peak demand.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6210906,"Resident says Gwynne Farms runoff polluted ponds, asks commission to defer final plat",219,141000,360000,"/Search/View?dp=1&key=3703493-3d9ece4c3ef3068b69104066552c4773&start=141&end=360","https://assets.pipeline.soar.com/3703493-3d9ece4c3ef3068b69104066552c4773/thumbnail_141000.jpg","/articles/6210906/Smyrna/Rutherford-County/Tennessee/Resident-says-Gwynne-Farms-runoff-polluted-ponds-asks-commission-to-defer-final-plat","https://secure.pipeline.soar.com/6210906-968a58380ee398d738e7436cabbea6a4/orig.mp4?Expires=1771151247&Signature=AgHlVbg19LQ-0jo8vrkpSlCy5trJOIeFEElur3dcw4qtntVP0nD8DB1-eL0GmcJj3bKTWdE4OEIVDGgqdXPk9dRE9tMQI6Q6yeMEwtNj155vAAEFJPLFEQgXZ8bXVVkzxEHGWMMcG99fdu-FG7KVlSSsUhIUXLgQOAxgVzISkcO0mgNZQowL2jZLVMqdGmM68rkDG6Tln8M6xViUUUt5~hiHUY1743j4aFcr97LC9cD4xFSzT44Pexf54CwgQTcP2HnAhlYr~fb7SMdOz0e8IBcU-Yiq83F5XVFUrgW8XmQ81qkHJrtowGvuTxIV3TOnwzDxK4TwY~nXK8hyDmo2~w__&Key-Pair-Id=KUT5TJCACFTXG","Patrick Beauchene, a resident who said he lives outside the city limits, told the Smyrna Municipal Planning Commission on June 5 that sediment-laden runoff from the Gwynne Farms development has repeatedly entered his property and downstream waters and that prior complaints to the developer and to town staff produced little remediation.

Beauchene said the problem began after earth-moving work opened areas of the site and that \"there's been a blatant disregard for controlling erosion\" during roughly 10 rain events since December 2024. He said he and others contacted Lennar Homes, SEC Engineering and Town staff with photos and video, filed a complaint with the Tennessee Department of Environment and Conservation, and that multiple notices of violation followed. He said the town issued a stop-work order after TDEC involvement and that he has called the Smyrna Police Department 13 times about the site.

The request Beauchene delivered to the commission asked that the commission defer consideration of Gwynne Farms’ final plat for at least 60 days to give the town time to put a plan in place to monitor and control the developer. Beauchene said he believes the developer is violating ordinances and state environmental rules and that adjacent property owners and downstream creeks, including a pond on 6501 Lee Road and waterways feeding Olive Branch, have been affected.

The comment occurred during the meeting’s citizen-comment period; commissioners did not take a formal vote or issue a directive on the Gwynne Farms final plat during the public-comment time. Town staff and several named town officials — Tom Rose, Dave Santucci and Jeff Peach — were referenced by Beauchene as people he had contacted; those staff members did not speak on the record during the public comment.

Why it matters: Beauchene framed the issue as both an environmental and enforcement problem — alleging repeated erosion and off-site pollution and asserting that the town has not acted promptly enough to compel corrective measures. He asked for a 60-day deferral so the town can develop monitoring and enforcement steps before acting on the developer’s plat.

What the record shows: Beauchene said TDEC has multiple complaints and notices of violation; he said the town issued a stop-work order following TDEC’s involvement. The transcript does not show town staff making a response to the specific requests in the public-comment period or a formal commission action on the Gwynne Farms final plat at that time.

Next steps noted in the meeting: The Gwynne Farms item later on the agenda was shown as a deferral request; the commission deferred that final plat to the next meeting at the developer’s request. The public comment did not result in an immediate commission vote to adopt additional conditions or to extend the deferment beyond the developer’s requested resubmission timeline.

","A Smyrna resident told the Planning Commission that runoff and erosion from the Gwynne Farms development has polluted nearby ponds and streams and asked commissioners to defer action while the town improves monitoring and enforcement.","actionData","errors"]

Article not found

Commission approves Twice the Ice vending kiosk on Lauer Street overlay, grants waiver for glazing requirement

Planning Commission adopts updated Smyrna mobility plan and will forward to council

Commission approves Cedar Stone Park phase 2; commissioners debate sidewalk connection to Cedar Hills

Planning Commission approves Smyrna Soccer Complex site plan after parking debate

Resident says Gwynne Farms runoff polluted ponds, asks commission to defer final plat