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Planning commission denies request to rezone Enon Springs Road West parcel to PRD
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Summary
The commission voted to deny a C2-to-PRD rezoning request from House on the Rock LLC that would have allowed 35 townhomes; commissioners cited surrounding commercial zoning and concerns about spot zoning and compatibility.
The Smyrna Municipal Planning Commission on Feb. 6 denied a request by House on the Rock LLC to rezone a parcel on Enon Springs Road West from C2 (general commercial) to Planned Residential Development (PRD), a request that would have allowed 35 townhome units.
Commissioners said the parcel is surrounded by commercial zoning (C2 and C3) and several members called the proposal a potential spot zone that was inconsistent with the immediate context. Staff noted the town’s Future Land Use Plan lists the area as part of the Depot District character area, which supports a mixture of retail, office and attached residential, but multiple commissioners said the current request did not align with surrounding uses.
Staff report details that the applicant revised design elements after earlier reviews: parking and unit proximity were changed to meet the ordinance requirement that parking spaces serving residential units be within 60 feet, and the applicant confirmed the units would be offered for sale rather than rental. Staff also flagged outstanding items: a bus shelter was shown within right-of-way (staff requested relocation), and CSX easement confirmation in writing was required for patios, playgrounds and HVAC placement near the railroad.
The commission entertained public input from Jack Parker of Catalyst Design Group, who identified himself as the civil engineer representing the applicant and described adjustments to the plan including reducing the unit count (previously 41, now 35), increasing open space to roughly 30% and providing garages for most units. Commissioners questioned the choice to place residential uses amid commercial parcels and asked whether making the units “live-work” along the Enon Springs frontage would change opinions; several commissioners said it would not.
A motion to deny the rezoning request, made and seconded by commissioners on zoning‑consistency grounds, was approved by voice vote. The motion as recorded in the meeting minutes cited inconsistent zoning as the basis for denial.
