Planning commission approves rezoning request for Las Casas Pike parcel; will go to county commissioners Feb. 13

The Rutherford County Regional Planning Commission on Jan. 13 approved a request to rezone roughly 4.78 acres along Las Casas Pike and Compton Road from residential medium density to Commercial Services (CS), sending the proposal to the county Board of Commissioners for a Feb. 13, 2025 public hearing.

The change would apply to parcels listed in the application (Tax Map 60.7, parcel 1101, and Tax Map 68, parcel 40.01) and includes an existing gas station and convenience market at 3299 Las Casas Pike. Planning staff said the full ownership of the tract is about 31.95 acres and only a portion — approximately 4.78 acres — is included in the rezoning request.

Planning staff noted the rezoned portion would have to meet the county’s parking and access requirements and that any new or improved access points along the two state-maintained roads will require approval from the Tennessee Department of Transportation. “Should this application be approved, that site will have to demonstrate compliance with all our parking and access requirements,” staff said. Staff also said an engineered site plan and, depending on the scope of development, a traffic study could be required before construction.

The applicant’s attorney, Lehi Watson, told commissioners the family that owns the property has no immediate development plan but sought the rezoning to allow future commercial uses and to provide sufficient area for septic systems or other infrastructure if development occurs. “There are no immediate plans, but we feel like, that the rezoning is appropriate for a site with this kind of location,” Watson said. An owner or family representative added that much of the larger tract is farmed and would remain agricultural unless a buyer proposed development.

Staff described the zoning context at the intersection: three of the four corners are already nonresidential, including Commercial General and Commercial Services districts. A Type 2 buffer and performance standards would apply where commercial uses abut remaining residentially zoned land. Staff also said an existing single-family house on the larger tract would remain a legally established nonconforming use so long as it remains continuously occupied; staff estimated a continuity threshold but did not provide a confirmed statutory period.

Commissioners asked whether rezoning would force a tax reappraisal; staff explained property is typically assessed on use rather than zoning until the property is redeveloped or sold, and that the county property assessor’s office ultimately determines assessment changes. Commissioners also asked whether future redevelopment would change access patterns at the intersection; staff and commissioners said any significant redevelopment would trigger additional state and county review and does not alter the current right-in/right-out conditions without later approval and roadwork.

Votes at a glance

- REZ-25001 (Jeffrey Allen) — Rezoning of approx. 4.78 acres from residential medium density and Commercial Neighborhood to Commercial Services for properties at/near 3299 Las Casas Pike: Planning Commission vote — approved; outcome — motion carries; forwarded to Rutherford County Board of Commissioners for public hearing on Feb. 13, 2025.

- December 9, 2024 meeting minutes — approved by the Planning Commission at the Jan. 13 meeting.

- Appointment slate (Jim Thompson, Jeff Phillips, Charlotte Peay) for chair/vice chair selection process — approved by the Planning Commission; final chair/vice chair to be chosen at the next meeting.

The planning commission’s approval is a recommendation; the Board of Commissioners will hold the formal rezoning hearing and render the final decision on Feb. 13, 2025. Commissioners and staff emphasized that any redevelopment would return to the county for engineered site plans, access approvals and possible traffic mitigation requirements before permits are issued.