Robertson County commissioners reject Clarion Homes rezoning for Horseshoe Road

Robertson County commissioners voted 11–12 on Feb. 24 to deny a request by Clarion Homes to rezone 39.3 acres on Horseshoe Road from AG-2 (agriculture) to R-30 (residential).

The rezoning request, filed as Resolution 022425006, would have allowed a 38-lot subdivision on property identified as Tax Map 085, Parcel 096 in the Third Voting District. The county planning commission had recommended approval by a 3–2 vote.

The request drew more than a dozen speakers at a public hearing. Andy Lath, the project designer representing the developer, told commissioners the site is designated for suburban land use in the county’s 2040 comprehensive growth plan and said the proposal averages under one dwelling unit per acre. "This area, according to your plan, is slated for suburban land use character," Lath said, adding most lots would be three-quarters of an acre or larger.

Residents raised multiple objections. Nicole Taylor, who lives on Callister Road, said Horseshoe Road is too narrow and in poor condition. "Horseshoe Road cannot handle two dump trucks passing by," Taylor said, and noted the developer’s plan would widen Horseshoe Road by only two feet for about 750 feet. Trent Anderson, who lives at 8296 Horseshoe Road, described a narrow S-curve and recurring localized flooding on his property; he warned increased runoff could push floodwaters farther into neighboring yards. "The entirety of Horseshoe Road is between 14 and 16 feet wide and is in dire need of repaving," Anderson said.

Other speakers cited school overcrowding, inadequate emergency services, and cumulative impacts from nearby and planned developments. Dana Spicer, vice mayor of the City of White House, told the commission the city has paused new building until stormwater and infrastructure problems are fixed and said state plans to widen Highway 76 are years away. "Please think about that," Spicer said. Several residents asked commissioners to deny the rezoning or to require larger lot sizes.

Commissioners debated competing points: several members, including Commissioner Stubblefield, said the developer had followed required processes and that the parcel is surrounded by residential zoning. "How can we, in good conscience, say you did everything, but, nope, we don't want you?" Stubblefield asked. Other commissioners, including Commissioner Stroud and Commissioner Hanhir, emphasized infrastructure and school impacts and said the county’s road and stormwater systems were not prepared for more growth.

Road Superintendent Troy Atkinson and planning staff said a rezoning decision is separate from later engineering requirements: Atkinson confirmed much of Horseshoe Road is 16 feet wide and said shoulders and edge conditions are deteriorated; he said the county cannot impose a vehicle weight restriction unless a legal bridge or weight limit exists. Planning staff noted that, if the project proceeds later, detention to manage stormwater would likely be required during site-development permitting.

Before the final vote, a motion to table the request so commissioners could receive more information failed on a 5–18 vote. The subsequent motion to approve the rezoning also failed, 11–12; commissioners noted a majority of 13 was required for passage.

The commission record shows the planning commission recommended approval (3–2), while several neighboring homeowners, the City of White House vice mayor and other citizens opposed the change largely on road, flooding and school-capacity grounds. No formal conditions or alternate approvals were adopted during the meeting.

With the rezoning denied, the property remains zoned AG-2; any future development proposals would require either a new rezoning request or development under the current AG-2 rules. The developer and planning staff did not announce a next procedural step during the meeting.