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Planning commission backs rezoning of Highway 25 parcel despite neighborhood opposition
Summary
The Planning Commission voted to forward a rezoning request from agricultural to commercial (A1→C1) for a 4.48‑acre parcel on Highway 25 East owned by Gene Carmen IV, after staff recommended approval and residents raised concerns about traffic, property values and future commercial uses.
The Hartsville Bridal County Planning Commission voted to forward a rezoning request for 4.48 acres on Highway 25 East from A‑1 (agricultural) to C‑1 (commercial) to the county commission with a favorable recommendation.
Planning Commission Chair opened the hearing and identified the applicant: Gene Carmen IV, one of the property owners, asked that the parcel be rezoned to allow commercial uses, including leasing portions of the property for parking. Planning staff recommended approval, saying the site “represents a logical extension of commercial zoning along the highway corridor” and can be served by existing or planned infrastructure, subject to normal site‑plan and permitting requirements, including Tennessee Department of Transportation (TDOT) approval for any driveway access.
Residents who live near the parcel urged denial or careful review. Resident Jeff Eddie told the commission, “It’s gonna drive down the value of our property,” and said he worried a leased parking lot could later be replaced by other commercial activities. Resident Steven Walker said the nearby roads are already dangerous and said more commercial development would increase traffic and risk for children who walk and play along Glasgow Branch Road.
Planning staff member Rosalie confirmed the lot is L‑shaped and noted some C‑1 zoning exists farther along the corridor; she also told the commission the parcel has water at the frontage but no sewer and that the land “does not perk,” which could limit future development that requires sewer connections. Staff and the applicant said any future development would require site‑plan review addressing ingress/egress, stormwater and utility capacity. Chair and commissioners noted long‑range county goals to extend commercial zoning along the Highway 25 corridor when the new road is completed.
After discussion and questions about access and permitted uses, a commissioner moved that the Planning Commission send the rezoning to the county commission with a favorable recommendation; the motion passed. The Planning Commission emphasized that its role is advisory: the final decision rests with the Triostal County Commission.
The rezoning will next appear before the county commission for a final vote. Site‑specific development—such as a parking lot—will require separate site‑plan approvals, TDOT access approval where applicable, and any utility or stormwater permits required by county code.
