Planning commission denies rezoning for 4560 Benders Ferry Road after traffic, soils and precedent concerns

The Wilson County Planning Commission voted unanimously Dec. 19 to deny a request to rezone about 7.86 acres at 4560 Benders Ferry Road from A‑1 agricultural to R‑1 rural residential.

Christopher, county planning staff, told the commission the land-use plan calls for low-density residential development but staff could not recommend approval until infrastructure improvements at the Lebanon Road and Benders Ferry Road intersection were addressed. He said the rezoning formula could allow as many as eight lots under R‑1 zoning compared with four under A‑1, though he noted such calculations depend on road frontage and suitable soils for standard septic systems.

Josh White, the applicant’s surveyor, told the commission the owners planned to create no more than three lots because of soil and terrain constraints. “Their plan is to subdivide. It will be no more than 3 lots,” White said.

Neighbors and commissioners raised concerns about drainage and creek setbacks, the lack of a soils analysis at rezoning stage, and the potential precedent of increasing density. Cody Graves, a nearby landowner, noted a dry creek that drains to Hickory Lake and asked whether setbacks would protect the corridor. Resident Chad Berlet urged the commission to reject what he called a precedent of “readily doubling the density,” saying it could increase school and infrastructure costs for current taxpayers.

After discussion and review of a soils map provided by the applicant, Mr. Renfro moved to deny the rezoning; the motion was seconded and passed by voice vote. Staff advised the applicant of appeal rights: a written appeal may be filed within 10 days to place the item on the county commission’s February agenda.

The denial was a recommendation from the planning commission; the applicant may appeal to the county commission, which will make the final decision if appealed.