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Commission approves rezoning at 10510 Old Nashville Highway, denies multi-owner rezoning over undersized lots
Summary
Smyrna planning commissioners voted July 9 to rezone 10510 Old Nashville Highway from R1 to C2, allowing neighborhood commercial uses, and denied a larger multi-owner rezoning request because three of the seven parcels fail to meet the C2 minimum lot-size requirement of 20,000 square feet.
The Smyrna Municipal Planning Commission on July 9 approved a rezoning application that changes about 2 acres at 10510 Old Nashville Highway from R1 to C2, and separately denied a request by seven property owners seeking to rezone multiple parcels along Old Nashville from C4/R2 to C2.
Kevin, planning staff, outlined the request for 10510 Old Nashville Highway: the property is roughly 2 acres, the town's land-use plan supports corridor-scale mixed commercial/residential uses, and Consolidated Utility District raised water-service questions (including a required abandonment of an existing 2-inch water main and concerns about fire-flow capacity). Commissioners asked about buffering against adjacent R1 properties and the set of uses allowed in C2 (retail, personal services, office; mini-storage and certain automotive/industrial uses are not allowed). After discussion, a motion to approve the rezoning was made and carried by voice vote.
Later the commission considered a separate application from seven property owners (including Mitesh Patel and others) to rezone several parcels northwest of Enid Springs Road to C2. Kevin said three of those parcels do not meet C2's minimum lot size of 20,000 square feet; staff noted amalgamation or a PCD (Planned Commercial Development) could address that issue if owners combined lots or replat.
Angela Hoover, one of the owners, described infrastructure constraints and market challenges. She said the existing water line serving some parcels is 2 inches and must be extended to an 8-inch main with a new hydrant to make development feasible; she asked the commission to allow rezoning to improve saleability and redevelopment prospects. "The 2 inch line is not going to make it," Hoover said, explaining owners had repeatedly tried to find buyers under current rules but faced prohibitive utility costs.
Commissioners discussed alternatives, including a PCD or replat to combine undersized lots, and emphasized that approving isolated small C2 lots could create future problems. Because three parcels do not meet the zone's minimum lot size and consolidation or a PCD had not been proposed, a motion to deny the multi-owner rezoning passed by voice vote.
The approved rezoning at 10510 Old Nashville Highway allows the property owner to pursue commercial uses permitted in the C2 district; the multi-owner denial leaves owners with the option to pursue a PCD, replatting, or a future rezoning submittal that addresses lot-size and utility constraints.
