Wilson County Board of Zoning Appeals approves several variances, denies contested lot-line change
June 18, 2026 | Wilson County, Tennessee
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The Wilson County Board of Zoning Appeals met in June to consider a slate of zoning variance requests, approving some applications while denying others after staff analysis and public input.
The board voted to approve a setback variance in case 4403 (1025 South Lake View Drive) for a pool project after staff recommended approval because the lot is an older tract of record. Staff had told the board the lot was created in 1968 and the structures in question likely predate zoning. The motion to approve cited the older-lot status and the staff recommendation and carried on a voice vote.
In case 4406 (345 Hickory Drive), the board approved a 4-foot variance from the south-side setback for an existing shed and required the applicant to submit a consolidation plat. Planning staff explained the applicant’s two substandard lots are being combined; while the combination forfeits the lots’ older-lot grandfather status, staff said the consolidation reduces the county’s overall number of substandard lots and recommended approval.
Case 4407 (117 Mariah Drive) sought a 5-foot variance to place a pole-barn-style garage close to the property line. Applicants Dennis and Rebecca Adams provided a notarized neighbor consent letter from Rebecca Eaton confirming she had no objection to the 5-foot offset. After discussion about feasible alternatives, the board approved the variance 3–2.
The board denied several other requests. In case 4408 (4777 Sparta Pike), planning staff had recommended denial of two variance requests — a 35-foot reduction of the 60-foot front-yard setback required along state routes and an excess-home-occupation square-footage request — and the board voted to deny both. Staff noted the structure had been built without a permit and advised the owner to move the building into compliance and then pursue permitted uses consistent with home-occupation limits.
The most contested item was case 4404, a proposed boundary adjustment involving lots 6A and 6B. Applicant Bill Zeke and neighbors argued the change would improve privacy and marketability and said they had been told previously a boundary adjustment might have been possible under the earlier 40,000-sq-ft requirement. Real-estate and mortgage professionals warned lenders might refuse to finance a sale without a corrected plat. Neighbor Jennifer Smith testified she consented to the transfer. Planning staff opposed approval under the current 80,000-sq-ft A1 minimum and the board ultimately voted 2–3 to deny the request.
The board approved case 4409, a plat-cleanup and rear-setback variance for a lot that became a matter of record in 1983 without a recorded plat; a surveyor explained a plat had been submitted contingent on variance approval and the board allowed the cleanup to proceed. Case 4410, a request to retain an accessory structure 1 foot from a property line while allowing a new house to meet setbacks, was denied because the requested relief was substantial and the board concluded the required hardship standard was not met.
Separately, the board granted a time-limited construction-hours variance in case 4411 for an industrial site that needs multiple concrete slab pours. Applicant Jamie Bum said the contractor planned eight to nine night pours to avoid daytime traffic and extreme ground heat; notarized affidavits from nearby property owners were provided. The board attached a 60-day time limit to the approval and required that the waiver apply only to the specific night pours described.
What happens next: approved variances that require plats or permits must complete those administrative steps (consolidation or resubdivision plats, building permits and finalized surveys). Applicants whose requests were denied may revise plans or relocate structures to comply with zoning standards and reapply if appropriate.
Votes at a glance: 4403 — approved (variance for pool spacing); 4404 — denied (lot-line adjustment) 2–3; 4405 — withdrawn; 4406 — approved (shed/setback with required consolidation plat); 4407 — approved 3–2 (garage setback with neighbor consent); 4408 — denied (front-yard setback and home-occupation square footage); 4409 — approved (plat cleanup/rear setback); 4410 — denied (sideyard setback); 4411 — approved with 60‑day time limit (nighttime concrete pours).
Sources: public hearing statements and staff recommendations recorded by the Board of Zoning Appeals during its June meeting.
The board voted to approve a setback variance in case 4403 (1025 South Lake View Drive) for a pool project after staff recommended approval because the lot is an older tract of record. Staff had told the board the lot was created in 1968 and the structures in question likely predate zoning. The motion to approve cited the older-lot status and the staff recommendation and carried on a voice vote.
In case 4406 (345 Hickory Drive), the board approved a 4-foot variance from the south-side setback for an existing shed and required the applicant to submit a consolidation plat. Planning staff explained the applicant’s two substandard lots are being combined; while the combination forfeits the lots’ older-lot grandfather status, staff said the consolidation reduces the county’s overall number of substandard lots and recommended approval.
Case 4407 (117 Mariah Drive) sought a 5-foot variance to place a pole-barn-style garage close to the property line. Applicants Dennis and Rebecca Adams provided a notarized neighbor consent letter from Rebecca Eaton confirming she had no objection to the 5-foot offset. After discussion about feasible alternatives, the board approved the variance 3–2.
The board denied several other requests. In case 4408 (4777 Sparta Pike), planning staff had recommended denial of two variance requests — a 35-foot reduction of the 60-foot front-yard setback required along state routes and an excess-home-occupation square-footage request — and the board voted to deny both. Staff noted the structure had been built without a permit and advised the owner to move the building into compliance and then pursue permitted uses consistent with home-occupation limits.
The most contested item was case 4404, a proposed boundary adjustment involving lots 6A and 6B. Applicant Bill Zeke and neighbors argued the change would improve privacy and marketability and said they had been told previously a boundary adjustment might have been possible under the earlier 40,000-sq-ft requirement. Real-estate and mortgage professionals warned lenders might refuse to finance a sale without a corrected plat. Neighbor Jennifer Smith testified she consented to the transfer. Planning staff opposed approval under the current 80,000-sq-ft A1 minimum and the board ultimately voted 2–3 to deny the request.
The board approved case 4409, a plat-cleanup and rear-setback variance for a lot that became a matter of record in 1983 without a recorded plat; a surveyor explained a plat had been submitted contingent on variance approval and the board allowed the cleanup to proceed. Case 4410, a request to retain an accessory structure 1 foot from a property line while allowing a new house to meet setbacks, was denied because the requested relief was substantial and the board concluded the required hardship standard was not met.
Separately, the board granted a time-limited construction-hours variance in case 4411 for an industrial site that needs multiple concrete slab pours. Applicant Jamie Bum said the contractor planned eight to nine night pours to avoid daytime traffic and extreme ground heat; notarized affidavits from nearby property owners were provided. The board attached a 60-day time limit to the approval and required that the waiver apply only to the specific night pours described.
What happens next: approved variances that require plats or permits must complete those administrative steps (consolidation or resubdivision plats, building permits and finalized surveys). Applicants whose requests were denied may revise plans or relocate structures to comply with zoning standards and reapply if appropriate.
Votes at a glance: 4403 — approved (variance for pool spacing); 4404 — denied (lot-line adjustment) 2–3; 4405 — withdrawn; 4406 — approved (shed/setback with required consolidation plat); 4407 — approved 3–2 (garage setback with neighbor consent); 4408 — denied (front-yard setback and home-occupation square footage); 4409 — approved (plat cleanup/rear setback); 4410 — denied (sideyard setback); 4411 — approved with 60‑day time limit (nighttime concrete pours).
Sources: public hearing statements and staff recommendations recorded by the Board of Zoning Appeals during its June meeting.
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