[{"_1":2,"_124":-5,"_125":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6014497,"mediaKeyId","5793052-b4d8d0b73c61d6fb13e40962d80b31a9","parentId",5793052,"title","Planning staff outlines draft code changes on mobile food services, parking, encroachments and land disturbance","audioSeconds",567,"startMs",3309000,"endMs",3876000,"viewUrl","/Search/View?dp=1&key=5793052-b4d8d0b73c61d6fb13e40962d80b31a9&start=3309&end=3876","thumbnailUrl","https://assets.pipeline.soar.com/5793052-b4d8d0b73c61d6fb13e40962d80b31a9/thumbnail_3309000.jpg","articleUrl","/articles/6014497/Tennessee/Planning-staff-outlines-draft-code-changes-on-mobile-food-services-parking-encroachments-and-land-disturbance","mediaUrl","https://secure.pipeline.soar.com/6014497-7ca3a8d1f8837287bd39f93a3af94b72/orig.mp4?Expires=1770584380&Signature=iHVdgPy-FOq2I8IiQ-mbaDab4~vciEH1DweuOsDozC1pFDEmATjinB7LLJslmDZtNxjmamHQhZHyJ7MoJbsij3NjH0KDrK8ECgGLAvJPbJM8OlYKLpkTw2If4I2Cc8tJ7haWF7Ukx7sZRYzs98nZ852-vFmpUxFPQ0sIKn56saI0cuFM4xhXF5nLcOKkZv4QEmhxrMyyD44hGb31RcFK4eN0qmR56BsJzBdB-0NXS2p7P0cS6uwepRpB7hHisoGiSEXeoLvnrAvPYJrecPyVdhkob6DloLK3Io4KrWyhMQSSNSwY2f1Ca02Nr2J7ISnmZ3UkYUlRQppAy02w7EtZqA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Shelbyville, TN","date","2025-08-29T11:58:19Z","article","Planning staff presented a package of draft code changes and administrative improvements intended to clarify definitions, update parking standards and add new categories for mobile food services and recreational park types to the zoning appendix.

Staff said proposed edits include definitions for critical-lot development, mobile food services, and short-term rentals; changes to parking standards to address high-density residential and multifamily needs; clarified permitted encroachments within building setbacks; and a land-disturbance application and guide to improve stormwater review. The staff presentation noted issues with existing encroachment practices in historic commercial areas and said an adopted encroachment policy already exists for public-right-of-way encroachments under building codes.

Staff said the proposals are intended to create predictable, objective standards so applicants and staff rely on consistent rules rather than ad hoc determinations. The package will require further discussion, and staff warned that parking standards would likely be a longer public discussion. Planning staff also said an overlays discussion focused on the bypass area will be presented at the next growth meeting on Sept. 8.

No formal code changes were adopted at the meeting; the presentation was informational and staff will return with draft ordinance language and examples for commission and public review.","mediaType","Video","parentTitle","Planning Commission Regular Meeting - August 2025","oneSentenceSummary","Planning staff presented draft changes to zoning definitions and appendices covering mobile food services, short-term rentals, parking standards, allowable encroachments, and a land-disturbance application; staff said changes are minor but critical and will return for further review, and an overlays/growth meeting is scheduled for Sept. 8.","taxTitle","Planning Commission Meetings, Shelbyville, Bedford County, Tennessee","taxId",79594,"location","Tennessee","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6014499,"Planning Commission approves Lucas Grove Phase 3 final plat with two conditions",551,2717000,3268000,"/Search/View?dp=1&key=5793052-b4d8d0b73c61d6fb13e40962d80b31a9&start=2717&end=3268","https://assets.pipeline.soar.com/5793052-b4d8d0b73c61d6fb13e40962d80b31a9/thumbnail_2717000.jpg","/articles/6014499/Tennessee/Planning-Commission-approves-Lucas-Grove-Phase-3-final-plat-with-two-conditions","https://secure.pipeline.soar.com/6014499-20a891316effb44a546900c6e1de6a05/orig.mp4?Expires=1770584380&Signature=TwwqmdE1vD6TVQ92A~7Ro8MUDDUazihKWXoB5IDAe8kIcnDuunzaLK2sggXBCXZFJMFHBAx-x1j9DmVx-7Lem-1Hfs8JncPlfmjPuT2msfTqs4MCABR46ImQlArIjl6YCYdLgdagM~pfMBABfBH17gROHBtjr0kz1FU09iHyDJ06xDjlT-unfiLahhhHI7X~9ZH-Zbe09m605u9j4qFQ4HFu3hjE~NukB8g~vySVNft4JJbRYoNs9i3yue2kA67eGfn289PkZVd9kAj~ijHcQyfkqq~TfI1naKMdNfQhavrWmjnIkIj28mcv0tuiuuZxqf9AxO4XV9hMRkpsrrz9hg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved the final plat for Lucas Grove Phase 3, a six-lot single-family subdivision on approximately 1.82 acres of R-2 medium-low-density residential land, with two conditions: complete roadway paving and provide approved as-built drawings for the roadway and related infrastructure before recording.

Planning staff said the overall parent parcel totals 2.04 acres; 1.82 acres are for the single-family lots and 0.22 acres are public right-of-way. Staff confirmed the final plat is consistent with the preliminary plat approved in April 2023 and that the phase meets R-2 standards. The city requires as-built approvals and completion of roadway paving prior to recording the final plat.

Commissioners discussed stormwater, detention basins and stream buffers nearby and asked staff to ensure detention has sufficient volume and is constructed to avoid transferring runoff problems to neighboring properties. Staff reiterated that stormwater management approvals and as-built documents must be in place before plat recording.

A motion to approve the final plat with the two stated conditions passed on a roll-call vote with all members present voting yes.","The commission approved the final plat for Lucas Grove Phase 3 (six single-family lots) subject to completion of roadway paving and approval of as-built drawings prior to recording; staff said stormwater and utilities must be completed and approved before final plat recording.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6014505,"Commission reviews 150-unit Victory Park townhome concept; concerns raised about open space, floodplain and parking",397,2440000,2837000,"/Search/View?dp=1&key=5793052-b4d8d0b73c61d6fb13e40962d80b31a9&start=2440&end=2837","https://assets.pipeline.soar.com/5793052-b4d8d0b73c61d6fb13e40962d80b31a9/thumbnail_2440000.jpg","/articles/6014505/Tennessee/Commission-reviews-150-unit-Victory-Park-townhome-concept-concerns-raised-about-open-space-floodplain-and-parking","https://secure.pipeline.soar.com/6014505-d19e8ba82e25b62c768be717eebbf5ed/orig.mp4?Expires=1770584380&Signature=d47fBA9j8BfIlY18TmtDUrAw7G45Kh15NWuzl4AxE~STdtBXosPR0BQ-3on~mGizFbaHfJaweV2Gt0HVjvvR~8WjtlZm4gWdVPEK7eOHTaRdC4nlTPdheR399dYp1N8N7KvI8TroIwVT~zc2xGdhESWD6thbTa~SxX~LRFY98aeZ6D-pXyLzLXPytLM-MWTy9MVB2QGU-03y5oq5GW~iPe~cinEwGeJm76LOBa6M-Kallnta~X5VqEePv7YjAWFmjELrL~4Pr5HwbcbYj1K9s5etV2TcAWein57pgVg6NY-m9-hDkf9gg84iEeRnFW0xfWQliXiJPeATPRuBGQEu1w__&Key-Pair-Id=KUT5TJCACFTXG","Developers presented a concept plan for Victory Park: a proposed 150-unit townhome development in a horizontal property regime on two partial parcels totaling about 12.82 acres behind Victory Baptist Church. The Planning Commission reviewed the concept and provided feedback; no final approval was requested at this conceptual stage.

Planning staff said the site lies in an R-4 high-density residential area per the future land use map and that the concept generally meets density and bulk regulations, with a noted change in frontage requirements (100-foot frontage required under recent code changes). Staff said the submittal shows roughly 30% open space and indicated approximately 15% useful open space on the plan, but that landscape plans and elevations were not yet submitted.

Commissioners and the public flagged several issues: proximity to FEMA-designated AE floodplain and buffers where several detention ponds and channel work are shown; the need for thorough review by the floodplain manager and for the detention basins to be sized and located so they do not increase downstream flooding; the requirement for a traffic study to analyze access and visibility from the adjacent arterial; and concerns that the plan provides only minimum parking and limited usable recreation or pedestrian connectivity. A resident commenter noted the lack of playgrounds, walking areas or a clubhouse and warned that available open space appeared to be located in floodplain or unusable areas.

Staff said a formal preliminary plat and elevations were submitted and that the traffic study would be required; floodplain management staff will review drainage and detention design at the formal stage. Commissioners asked the developer to provide elevations, detail on usable open space and analysis of how detention will function in conjunction with FEMA floodplain areas. The presentation remained at the concept/informational level and commissioners requested revisions before a preliminary-plan action.","Developers presented a concept plan for 150 townhome units behind Victory Baptist Church; commissioners and a resident raised concerns about usable open space, floodplain overlap with detention ponds, parking adequacy and traffic access. The item was informational; a traffic study and further design details were requested.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6014509,"Planning Commission approves 3,600 sq. ft. hangar at Sheffield Municipal Airport with one condition",295,1670000,1965000,"/Search/View?dp=1&key=5793052-b4d8d0b73c61d6fb13e40962d80b31a9&start=1670&end=1965","https://assets.pipeline.soar.com/5793052-b4d8d0b73c61d6fb13e40962d80b31a9/thumbnail_1670000.jpg","/articles/6014509/Tennessee/Planning-Commission-approves-3600-sq-ft-hangar-at-Sheffield-Municipal-Airport-with-one-condition","https://secure.pipeline.soar.com/6014509-41788e033cac3a0750bfe302cf3b8eff/orig.mp4?Expires=1770584380&Signature=nFHz4Rn~~DTUYVEJ5t64OlV3yVfGK8oHP9VR1MEDvQ9YfDhNF1gAAyktRuib39ZkOrL9r7r6uHklyOqTtfOhgLr5aBG8w1k2UJc7WDYUt4EycK6-4fpF3f7QoTjxGicS43sX6U81PIaskjCeNUTTxibmO5CATNlphRiAhx4M5Iz7yCTuxThpgcbtKGHaAOk4~JinCVKbmAJ7m61rwcBkcwnTcDEXszof1WK5Uz0mWNsHsz7TuOy2crQHB4fqYPranf1~U2PdyR57cb4A1m8c0op229l-IlieLvo-p2GHhHRWppY8jby1ZfwdV18B58YbvsAJNPWnoVLy2-5MM2NAiQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved a site plan for a new 3,600-square-foot aircraft storage hangar at Sheffield Municipal Airport, subject to a single condition requiring submission of as-built utility and infrastructure plans to the city and Shelby-built power (as noted in the staff report).

Planning staff said the metal hangar will tie into existing airport drainage and that stormwater will use the airport's existing system; no new public parking or separate stormwater facilities are required for this building type. Staff noted hydrants and fire-protection lines are being extended to serve the hangars and that final construction coordination will be handled by the airport engineer.

Paul Perry, representing the airport, and engineers for the project said they expect construction and fire-protection work to be completed in roughly 60 to 90 days. The staff recommendation was approval with the condition that as-built plans for utilities and infrastructure be provided once those improvements are installed.

Commissioners moved to approve the plan with the single condition; a roll-call vote recorded unanimous approval from members present.","The planning commission approved a site plan for a 3,600-square-foot aircraft hangar at Sheffield Municipal Airport, subject to submittal of as-built utility and infrastructure plans and coordination with the airport engineer for fire protection and drainage.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":117,"_47":118,"_49":119,"_51":120,"_53":121,"_55":56,"_57":58,"_59":122,"_61":62,"_63":64,"_65":123,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6014514,"Planning Commission recommends rezoning of 0.93-acre Dover Street parcel to R-3",681,986000,1667000,"/Search/View?dp=1&key=5793052-b4d8d0b73c61d6fb13e40962d80b31a9&start=986&end=1667","https://assets.pipeline.soar.com/5793052-b4d8d0b73c61d6fb13e40962d80b31a9/thumbnail_986000.jpg","/articles/6014514/Tennessee/Planning-Commission-recommends-rezoning-of-093-acre-Dover-Street-parcel-to-R-3","https://secure.pipeline.soar.com/6014514-28fcbad948efc12213367da020ee151f/orig.mp4?Expires=1770584380&Signature=JPU3c2k~gegzzPv6KMdIxHnHVt4BZDgf6EYcQviueHpC41-pOAXfUb4Oq5fzgJzcjDAxxNLHr8Pt7da8QvRIL2xoL07My43pOJw2uJ7z1WI6p9uJ2KQW0jDrWE7dpSYrdvjfHu5QkpKn9uwWEBjn31OntbTzcfpBy9lnFNZNgYKYNFsJqM--OysEGTTm16thsx-ieAW1Pu8Zo32~YSyDCm1xBEg87VlmngGsDckYJ0lYhOTBnwJZpfSmkfO74Maotnubpu71rxBgFlBg2udS-X0tbfrnTs2IasYziBcRo5yo5c27E1yuEtRNzqsAiQZVOUTMeRU93WG2h9~8hlv0tA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted to provide a favorable recommendation to City Council for the rezoning of a roughly 0.93-acre parcel at 128 Dover Street from C-2 (general business) to R-3 (medium-density residential). Owner Shannon Lee Harris asked that the commission forward the request.

Planning staff said the parcel sits in a mixed-density residential character area on the city's future land use map and that surrounding parcels are principally residential despite the commercial zoning. Planner Marshall said, \"If the planning commission concurs with it, then we're requesting a favorable recommendation.\" Staff noted public infrastructure and services exist to serve a single-family residence on the lot.

The request covers an existing accessory structure the staff called nonconforming until a principal dwelling is constructed. The staff report lists standard construction-period comments and recommended conditions to address those items during permitting.

Commissioners questioned why the owner sought R-3 rather than R-1 for a single-family home; staff and the owner said the surrounding neighborhood and future land use supported medium-density zoning. Commissioners also discussed road width and right-of-way needs on Dover Street and asked staff to pursue required right-of-way dedications during the building-permit process.

Planning staff said the item will go to City Council on Sept. 2 for a study session, with a first reading scheduled for Sept. 11 and a possible second reading in October. The commission moved for a favorable recommendation; a roll-call vote recorded all members present voting yes.

No appeals or variances were acted upon at the meeting; the commission's recommendation simply forwards the rezoning request to City Council for final consideration.","The planning commission voted to recommend that city council rezone a 0.93-acre parcel at 128 Dover Street from C-2 general business to R-3 medium-density residential after staff said the request aligns with the future land use map and available infrastructure.","actionData","errors"]

Article not found

Planning staff outlines draft code changes on mobile food services, parking, encroachments and land disturbance

Planning Commission approves Lucas Grove Phase 3 final plat with two conditions

Commission reviews 150-unit Victory Park townhome concept; concerns raised about open space, floodplain and parking

Planning Commission approves 3,600 sq. ft. hangar at Sheffield Municipal Airport with one condition

Planning Commission recommends rezoning of 0.93-acre Dover Street parcel to R-3