Commission approves two residential rezonings, declines commercial rezoning on Highway 31 W

Robertson County commissioners on March 24 approved two requests to rezone small parcels from agricultural (AG-2) to low-density residential (R-40) and voted down a proposal to rezone a neighboring parcel to a commercial district (C-1).

The measures approved were Resolution 032425016 (Opel Carlisle) to rezone 2 acres of a 12.59-acre surveyed tract at 3909 Ed Ross Road (tax map 076, part of parcel 039) and Resolution 03225017 (Kawana/Kawanda Gregory) to rezone 2.03 acres of a 3.41-acre surveyed tract at 4815 Highway 31 W (tax map 062, part of parcel 111). Both planning commission recommendations were recorded (Carlisle: planning commission vote 7–0; Gregory R-40: planning commission vote 7–0). The commercial rezoning request, Resolution 032425018 (Kawanda Gregory), asking to rezone 1.38 acres at 4815 Highway 31 W from AG-2 to C-1, failed after commissioners raised concerns about access, septic and utilities.

Residents who spoke at the public hearing said the proposed rezonings could create access and easement problems for neighboring properties. "The proposed rezoning will landlock part of the future state or one of the lots that there is a current home on the property," said John Campbell, who gave his address as 4803 Highway 31 W. Campbell also described recurring problems over who maintains shared driveways. "I am not in favor of rezoning this and creating yet another situation where there has to be an easement for somebody to access property," he said.

Another resident, John Gamble of 4803 Highway 31 W, expressed concern about water and commercial viability. "The statement within the packet for the zoning request does not indicate that the White House Water will supply commercial level water to this situation," Gamble said. He also said he worried about turnover of small rural businesses and potential glare or light from future signs.

Planning staff and commissioners responded that utilities and site limits constrain what could be built if the site becomes commercial. A staff member said White House Water advised that, because the applicant's stated use was for a small beauty shop amounting to a "major home occupation," residential water service would suffice and commercial service was not required. Staff also noted the lot size and septic limitations would restrict the scale of any commercial development and that future larger projects would need planning commission review and appropriate utilities and access.

Commissioner Roberts moved to approve the Carlisle AG-2 to R-40 rezoning; Commissioner Roman seconded. That measure passed with a recorded tally referenced in the minutes as 16–4–0. Commissioner White moved to approve the Gregory AG-2 to R-40 rezoning; Commissioner Roberts seconded; that measure passed with the same recorded tally. The Gregory AG-2 to C-1 rezoning was moved and seconded (second recorded as Commissioner Caps); the commission voted, and the minutes record the outcome as 10–4–6 against adoption (the measure failed).

Planning commission recommendations, parcel tax-map numbers, and public comments will be part of the permanent file for any applicant who seeks a site plan, special exception or future zoning change. The planning staff emphasized that if a future owner seeks a larger commercial use, the project would require separate plan-commission review and demonstration that utilities and access meet commercial standards.

Votes at a glance

- Resolution 032425016 (Opel Carlisle): AG-2 to R-40 for 2.00 acres at 3909 Ed Ross Road (tax map 076, part of parcel 039). Planning commission recommendation: 7–0. Motion: Roberts (mover), Roman (second). Tally: recorded in minutes as 16 yes, 4 no, 0 abstain. Outcome: approved.

- Resolution 03225017 (Kawana/Kawanda Gregory): AG-2 to R-40 for 2.03 acres at 4815 Highway 31 W (tax map 062, part of parcel 111). Planning commission recommendation: 7–0. Motion: White (mover), Roberts (second). Tally: recorded in minutes as 16 yes, 4 no, 0 abstain. Outcome: approved.

- Resolution 032425018 (Kawanda Gregory): AG-2 to C-1 for 1.38 acres at 4815 Highway 31 W (tax map 062, part of parcel 111). Planning commission recommendation: 6–1. Motion: not clearly stated in the transcript; second recorded as Commissioner Caps. Tally: recorded in minutes as 10 yes, 4 no, 6 absent/other. Outcome: failed.

Background and next steps

The planning commission and county staff will retain the application materials, staff reports and letters from White House Water in the public record. Applicants who seek future commercial uses were told they must demonstrate adequate water service, septic capacity and access; any larger development would require plan-commission review and appropriate permits.