Dickson County planning panel recommends against rezoning Old Drive-In site to R-3, 10-0

The Dickson County Planning Commission voted 10-0 on Oct. 9 to recommend that the Dickson County Commission not rezone a split-zoned property on Highway 70 East — the former Old Drive-In Theater site — from A-1 agricultural and a small portion of C-2 commercial to R-3 high-density residential.

Supporters of the rezoning, including developer representatives, described a concept plan for townhouses and said preliminary studies show the project can meet stormwater and traffic requirements. Opponents at the meeting and several commissioners said the site’s road conditions, nearby park and existing infrastructure make R-3 density inappropriate for that location.

Why it matters: Approval of R-3 zoning would allow higher-density residential development by right under county zoning and could substantially increase traffic and demand on county infrastructure. The planning commission’s unfavorable recommendation sends the request to the county commission with the panel’s opposition but does not itself change the zoning.

Trent Smith, the developer’s representative, told the commission the application envisions townhouses and that the team has commissioned preliminary studies. “We spent over $12,000 on [the] traffic study,” Smith said. He also said the study concluded the project would not reduce the existing level of service on Highway 70 and that some striping and pavement markings were recommended. Smith said the team consulted Tennessee Department of Transportation officials about the permit requirements for a driveway onto Highway 70 and that a sewer pump station would be required for the site’s wastewater connection.

Residents who spoke during public comment said the Highway 70/Buddy Road intersection is already dangerous and congested. “It’s almost impossible to get out of my driveway,” said J. Dale Brown, a resident who lives near the site, describing frequent high-speed traffic, past collisions and concerns about additional vehicles if the development proceeds. Another resident, Ty Corland, said the location is “a bad location” for high-density housing and noted a high-pressure gas line along the south edge of the property.

Commissioners raised several specific concerns during discussion: the scale of potential development under R-3, the absence of a submitted site plan, stormwater and runoff effects on nearby drainage and a park, and whether TDOT or other agencies would approve intersection improvements. Counselor Tello, the county counsel, reminded the commission that the body was considering only whether the R-3 zoning designation is appropriate, not a site plan. “You are looking at the maximum use of that R-3 zoning,” Tello said, and urged commissioners to consider whether that maximum use is appropriate for the property.

Commissioners said the property already has a C-2 commercial frontage that could host businesses without a zoning change, but the inland portion designated A-1 would be the principal change to R-3. The developer’s concept included about 160 townhouse units, Smith said, but he acknowledged that wetlands, stream buffers and topography could reduce that number once a detailed site study and surveys are completed. He said typical stream buffers of 30 to 60 feet could apply and that detention ponds and other stormwater controls would be designed so the project “does not increase that rate of runoff,” in keeping with state requirements mentioned during the meeting.

After discussion the commission debated three procedural options: recommend approval and forward the rezoning to the county commission, issue an unfavorable recommendation, or defer for one meeting. Commissioner Chase moved for an unfavorable recommendation; the motion carried in a roll-call vote recorded as 10-0 in favor of recommending denial. The planning commission’s action will be included in the packet that goes to the Dickson County Commission for its decision.

What’s next: The county commission will review the planning commission’s recommendation and make the final zoning decision. The applicant may return later with a site plan or modified request. The planning commission noted that specific technical approvals — driveway permits from TDOT, detailed stormwater designs and any necessary sewer pump station plans — would be addressed later in permitting and site-plan review if rezoning were ever approved.