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Smyrna planning commission approves conditional rezoning at 2471 Reed St despite neighbor objections
Summary
The Smyrna Planning and Zoning Commission approved a conditional rezoning to split 2471 Reed St (0.65 acres) into two single-family lots, after staff recommended approval and neighbors raised concerns about proximity and street parking. The applicant offered screening and driveway separation; the commission approved the application.
The Smyrna Planning and Zoning Commission voted to approve a conditional rezoning for 2471 Reed Street, allowing the 0.65-acre property to be subdivided into two single-family homes.
City planning staff recommended rezoning the parcel from R-20 to R-10 conditional and said the proposed density would be 3.08 units per acre, below the moderate-density limit cited in the presentation. Staff summarized proposed conditions including front, side and rear setbacks and conditioning the homes to submitted site plans and elevations. The staff presentation noted a possible right-of-way dedication and that some utility locations would be confirmed during the platting process.
Neighbors who live near the property spoke in opposition. Cheryl James of 2455 Reed Street, the lot immediately adjacent to 2471 Reed, said she was "highly opposed," saying two houses would be "right on top of me" and that the change would harm her retirement and mental well-being. Ed James of 2431 Reed Street said he did not want to stop development but asked that the new houses "remain in line with everything else" and warned that existing on-street parking congestion on Reed Street could worsen.
The applicant and project representatives responded to the concerns, saying the site steps down to nearby medium-density uses and noting similar density exists across the street and behind the property. They said the plan includes two separate driveways and two two-car garages and that on-site parking should be sufficient. The representatives offered mitigation measures, including planting a strip of evergreen screening (arborvitae) between the new house and the neighbor, maintaining the rear strip of property that has been overgrown since the house fire, and coordinating fences so there are not "two competing fences." One representative said, "we could plant shrubs back there, but I can promise it'll be maintained."
A commissioner asked whether one house could be set back further to create a larger front yard for the adjacent neighbor; the applicant replied that moving houses back would add cost because of longer driveways, utility extensions and landscaping, and said plans generally align with neighboring houses so the new homes "relate to the existing houses on either side." The applicant also said they could flip driveway sides or stipulate minor plan changes if that would address a neighbor's concern.
After discussion, a commissioner moved to approve the application identified in the record as "Z 24 Dash 014." The motion was seconded and the chair announced, "The application is approved." The transcript records no roll-call vote naming individual commissioners; it records only the chair’s announcement that the application was approved.
The commission then approved minutes from the May 13, 2024 meeting; the transcript shows confusion about the roll-call tally during that vote, and the exact final count is not clearly recorded in the public record provided.
The planning meeting adjourned at 6:24 p.m.
