BZA approves attached accessory apartment on Sharp Springs Road with utilities, fees conditions

The Smyrna Board of Zoning Appeals on May 20 approved a special exception to allow an attached accessory apartment (accessory dwelling unit) as part of a new primary dwelling on a 1.14-acre lot on Sharp Springs Road owned by Paula Cropper, subject to conditions including payment of fees, compliance with code and fire requirements, and final approval of utility access and any necessary sewer-easement modifications by Smyrna Utilities and the Town Council.

The item matters because it clarifies how the town treats accessory dwelling units: a separate, self-contained living space with its own kitchen triggers review as an accessory dwelling and requires a special-exception approval to ensure compatibility with neighborhood character and infrastructure needs.

Mitch, a town planning staff member, told the board the lot is zoned R-1 (low-density residential), is approximately 1.14 acres, and “may be able to conform to all provisions of [the municipal zoning ordinance].” He said the site has water and gas along Sharp Springs Road and that sewer service is shown to serve the site via a utility easement through the property that is owned by the town to the east; that easement and access “will need to be finalized through the utilities department and require town council approval” before permits.

Staff provided a rough calculation that the accessory living area would be “just under 1,400 square feet, approximately.” Staff recommended conditions including that the applicant pay all applicable fees (Rutherford County development tax, Smyrna impact fees, code inspection fees, etc.), that the building meet code and fire-department requirements, and that the accessory dwelling not be used for rental purposes.

Owner Paula Cropper told the board she intends the attached accessory apartment for aging parents and said, “they will have a complete living area that is attached to yours so we can help care for them.” Board members questioned what triggers a special exception; multiple speakers confirmed that a separate kitchen and independent living spaces are the usual trigger for accessory-dwelling review.

Because the sewer easement and access require utilities and council signoff, a board member moved to approve the special exception with staff conditions and an additional condition that utility access and town-council approval be finalized prior to issuance of building permits. The motion was seconded and approved by voice vote.

Next steps for the applicant include finalizing utility easement access with Smyrna Utilities and Town Council, paying required development and impact fees, and obtaining building permits that demonstrate compliance with applicable codes and the board’s conditions.