Planning and Zoning board backs conditional mixed‑use rezoning for Spring Street property; allows intermittent arts classes, studio sales

The City of Smyrna Planning and Zoning Board voted Feb. 10 to recommend rezoning 1464 Spring Street from R‑15 to MU (mixed‑use conditional), permitting the existing church to remain and allowing artist studios, townhouses and other limited residential uses, with added stipulations to permit occasional small‑group arts classes and on‑site sales during open‑studio events.

The recommendation will go to the Smyrna Mayor and Council for final action on March 17. The 1.8‑acre property currently includes a church, accessory buildings and a single‑family home. Board staff said the rezoning would require a future land‑use change to match the MU designation and tie approvals to the submitted site plan.

Planner Joey Stobbs (Planner II, Community Development) told the board the proposal would allow detached and attached dwellings, multifamily, townhouses, condominium units and institutional uses such as churches and synagogues, while listing several specific uses that would not be permitted under the conditional MU as drafted, including large commercial schools, banks and breweries. Stobbs said the existing buildings must be inspected by the fire marshal and be brought into compliance with ADA and life‑safety requirements, and that any modification to the approved site plan would require a return to Mayor and Council.

Robert Harrison, the property owner and applicant, described plans to preserve the sanctuary for worship, keep the single‑family house occupied by a longtime member of the congregation, convert a one‑story middle building into up to eight artist studio spaces (four of eight reportedly already reserved) and establish a 24‑plot neighborhood community garden on the rear of the lot. "The sanctuary building is gonna be preserved as a church for as long as I can see that that's gonna be going on," Harrison said. He added that the rear building will need full renovation and will be brought up to current fire and building codes; he said he has already met with the fire marshal and that some equipment on site had not been inspected since 1973.

Several neighbors and local artists spoke in support. Lemmingle Ward, a nearby resident, said the project would bring "a different kind of vibe to the neighborhood" and that parking appeared sufficient. Artist Mary Carter said the proposal would help retain arts activity in Smyrna. Matt Cohn, pastor of Waterstone Church, said his congregation expects to begin worshiping in the sanctuary in March and expressed support for the owner’s vision for a neighborhood hub.

During the hearing Harrison asked the board to modify the draft conditional uses in Section 720.2 to permit "individual and small group classes on an intermittent basis" (for example a pottery class on a Saturday) and to allow sale of items produced in the studios at occasional open‑studio events. Harrison also noted he will restripe and repair the parking lot but asked that the timing for restriping be flexible because outdoor painting is weather dependent.

A board member moved to amend the recommended conditions to allow intermittent small‑group arts classes and sales of artwork produced at the studios and to note that parking restriping and minor repairs can occur when weather permits. That amendment passed 5–1. The board then voted to recommend approval of Z25‑002 as amended; that final recommendation passed 6–0.

The board emphasized that the rezoning recommendation is conditioned on the submitted site plan and regulatory reviews; any future changes to the site plan will require Mayor and Council approval. Stobbs reiterated that the fire marshal and building inspections must be completed and that ADA and life‑safety upgrades are required prior to occupancy changes.

The matter now moves to Mayor and Council on March 17 for final action. If approved, the conditional MU zoning will preserve the sanctuary and allow the mix of artist studios, limited residential development and community garden as described in the applicant’s proposal.