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Smyrna planning commission approves rezoning, multiple plats and site plans; defers Stone Trace Commons
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Summary
At its April 7 meeting, the Smyrna Municipal Planning Commission approved a rezoning along Lee Victory Parkway that would permit a Valvoline quick-service oil/lube and a bank, cleared several subdivision plats and site plans with staff conditions, recommended a school-parking text amendment to the council and deferred Stone Trace Commons for further fire-department review.
The Smyrna Municipal Planning Commission on April 7 approved a rezoning on Lee Victory Parkway and a package of plats and site plans while deferring one major commercial project to address fire-department concerns.
Kevin, the town planning staff member, presented a rezoning request from CSC Properties LLC to convert about 2.2 acres along Lee Victory Parkway from C-2 to a Planned Commercial Development (PCD) to allow a quick‑service oil/lube business (Valvoline) and a bank. Kevin told the commission the site is in the 100‑year floodplain and will require a floodplain‑development permit as part of grading, that the minimum required fire flow is 1,500 gallons per minute at 20 psi, and that the bank elevations will need additional brick or stone to meet design-review standards. Kevin also said a traffic-signal warrant analysis had been submitted to the Tennessee Department of Transportation (TDOT) and staff concurred with the analysis but will require TDOT approval for any signal work. The commission voted to approve the rezoning subject to the staff recommendations.
The commission also approved or recommended approval of a string of plats and site plans with the standard, staff‑recommended conditions. Highlights included:
- Sketch plat: 1116 Foxland Drive (R‑1) — staff reported the revised layout eliminates a prior variance need and recommended approval with remaining technical comments about fire flow and hydrant proximity.
- Preliminary plat: Enclave at Lee Road — a 43‑lot, ~19.8‑acre R‑3 preliminary plat; staff flagged utility easement documentation (a sewer easement tied to a school‑board parcel), retaining‑wall permits and roadway lighting but recommended approval with remaining construction‑level comments.
- Greystone Phase 3 (PRD) — a 57‑lot phase in an existing PRD; staff recommended approval while noting possible sewer‑main implications that could eliminate a lift station.
- Final plat: Gwynne Farm Section 4, Phase 2 — 87 lots on ~23.5 acres; staff recommended approval after minor easement and legend clarifications.
- Multiple site plans — the commission approved the Raleigh Downs amenity center (walking path, playground, dog park, pool and a ~1,500‑sq‑ft amenity building) and an industrial addition (Giant Garages) with staff comments to resolve auto‑turn and drainage details.
For a Kroger‑area outparcel (10,000‑sq‑ft spec shops), the commission reviewed a disputed dumpster placement. Staff preferred relocating dumpsters behind the building to reduce pedestrian‑vehicle conflicts; the project engineer, Eli Shelton, said lease language for Lot 6 anticipates use of the proposed enclosure and that utilities and transformer offsets limit relocation options. The commission approved the site plan contingent on the staff conditions, including crosswalks, bollards and lighting to mitigate pedestrian safety concerns.
Stone Trace Commons, a multifacility commercial plan at the corner of Genie Lane and Old Nashville Highway, was deferred. Mitch, the planning reviewer, said most technical comments had been addressed but the fire department reported that apparatus maneuverability over the proposed internal circulation would not be acceptable as drawn. Because safe fire apparatus access was unresolved, the commission voted to defer the item until updated engineering and a revised fire‑access plan are provided.
The commission also approved the staff's bond‑review report (a mix of reductions, releases and short extensions across multiple subdivisions) and voted to recommend a zoning ordinance amendment on school‑parking minimums to the town council (see separate article). Staff closed by reminding commissioners of an upcoming joint meeting with the council and of a comp‑plan open house scheduled in April.
What to watch next: staff will return Stone Trace Commons after revisions addressing the fire department’s maneuverability concerns; the zoning text amendment setting new K–8 parking standards moves to the town council; and conditional approvals will proceed through final plan and permitting stages where remaining technical conditions must be satisfied.
