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Commission defers Lebanon Pike rezoning amid floodplain and access concerns
Summary
The planning commission on July 13 voted to defer consideration of a rezoning request for 4766 Lebanon Pike after staff and commissioners flagged floodplain, stream-buffer and TDOT access issues and called for a revised concept plan.
The Rutherford County Regional Planning Commission voted July 13 to defer action on rezoning request RZ26014 for 4766 Lebanon Pike after staff described substantial site constraints and commissioners signaled the application needs more engineering and coordination with the Tennessee Department of Transportation.
Staff told commissioners a large portion of the 4.14-acre tract sits in the 100-year floodplain and floodway, and a county technical speaker said a 60-foot stream buffer from the top of bank further limits developable land. “Most of this tract is impacted by the hundred year flood plain,” staff said, and the technical speaker added that “we couldn’t allow anything to happen in that stream buffer because this is part of the river estuary.” Staff estimated the developable area at roughly 0.7 acre once buffers and right-of-way needs are considered.
The applicant’s representative, who identified himself in the record as Brian and said he was present with Santiago Cruz, presented a concept that showed one enclosed garage, a small front sales area and two entrances. “We’re just gonna be using at least, just a small portion, which potentially could be 7 10th of the property,” the applicant said, and added that the garage and work would be entirely inside enclosed buildings.
Commissioners questioned whether a TDOT-required turning lane or restrictions on drive aisles within state right-of-way would render the project infeasible. A commissioner warned that prior approvals elsewhere fell apart once applicants learned the cost of required road improvements. County staff and the applicant said they had not completed coordination with TDOT and that the concept plan would likely need reworking to fit buffers and right-of-way limits.
A motion to delay further action until the applicant and staff could provide additional information and a revised concept plan passed on a roll call vote (seven in favor, one opposed). The planning commission chair and staff noted that rezoning requests recommended by the commission will go before the Board of Commissioners on Aug. 26 unless withdrawn or deferred there.
What’s next: The applicant must provide a revised concept plan and complete TDOT coordination; the commission’s recommendation (or a future action) will go to the county commission on Aug. 26, 2026 if not withdrawn.
