Clarksville Board of Zoning Appeals Meeting - March 25, 2026

The Clarksville Board of Zoning Appeals met on March 25, 2026, at 7:00 p.m. at the Clarksville Administration Building. The board considered seven variance requests, including a proposed Texas Roadhouse pole sign, a residential produce stand, landscaping and setback variances for new homes, a fence and shed variance, a use variance for an auto auction, and lot width and landscaping variances for a three-lot subdivision. Public comments were received on several items. Multiple votes were taken, with some approvals, one denial (defeated motion), and one tabling.

Consent Calendar

• The minutes of the February 25, 2026, regular session were approved unanimously.

Public Comments & Testimony

• V-26-0003 (Residential Produce Stand): A letter from neighbors Joseph and Jenna Smith (2706 Hollywood) objected to the proposed vegetable cart operation, citing concerns about increased traffic, parking congestion, noise, impact on property values, and precedent for commercial uses in a residential area.
• V-26-0006 (Auto Auction): Bob Peters, a neighbor at 111 West Lewis & Clark, spoke in support, stating the Butner family runs a class act and the auction would be good for the community.

Discussion Items

V-26-0002: Texas Roadhouse Sign Variance (4615 Medical Plaza Way)

Brandon Goldberg (Greenberg Farrell) and Doug Druin (Texas Roadhouse) requested a variance for a 60-foot pole sign (189 sq. ft.) in a MED zone where pole signs are prohibited. The property is lower than the interstate, making wayfinding difficult. The applicant noted that the removal of an existing billboard (approx. 52 ft. tall) would reduce overall sign area. The board discussed reducing the height to 52 ft., matching the billboard height. A motion to approve the full 60 ft. height failed 2-2. A subsequent motion to approve a height of 52 ft. (with the condition that the billboard be removed) passed 3-0. The board also approved the location and size of the sign (with the height reduced) citing the unique circumstances and removal of the billboard.

V-26-0003: Residential Produce Stand (2708 Hollywood Boulevard)

Brian Morgan sought a use variance to sell homegrown vegetables from a rollaway cart. The staff report noted that selling produce inside the home or garage is permitted, but a roadside stand would require a variance. The applicant stated he currently gives away excess produce and would accept donations, not fixed prices. The board determined that the proposed operation, as described (donations, no fixed pricing), did not constitute a commercial business and therefore a variance was not needed. The board voted unanimously that the variance is not required under the current circumstances.

V-26-0004: Setback and Landscaping Variances (217, 219, 221, 223 E. Winbourne)

Erik Merton (Prima Varen Associates) requested a 50% reduction in landscaping requirements (due to small lot sizes) and a rear setback variance for lot 223 (due to an alley cutting into the lot). The board approved all four landscaping variances (50% tree reduction) and the rear setback variance, each by unanimous vote, citing the small lot sizes and existing infrastructure constraints.

V-26-0005: Fence and Shed Setback Variance (545 W. Kenwood)

Jennifer Netherton requested a variance to place a 6-ft. privacy fence and a 10x16 shed in the front yard because Silver Creek creates a steep drop-off in the backyard, leaving no usable space. The board approved both the fence variance (to allow privacy fencing in the front yard) and the shed variance, citing the unique topography (creek drop-off) and lack of alternative locations.

V-26-0006: Use Variance for Proposed Auto Auction (125 W. Lewis & Clark)

JB Butner (Jim Butner Auto Group) requested a use variance to hold monthly auto auctions at an existing used car dealership in a B-2 zone. The staff report indicated concerns about traffic, storage of vehicles, and impacts on nearby residential properties. The applicant proposed monthly auctions (likely quarterly) during business hours, with no amplified sound, and vehicles stored behind the main buildings. The board discussed the need to meet criteria C, D, and F (peculiar property condition, hardship, extraordinary need). The applicant could not clearly demonstrate these criteria. The board voted to table the item to the April 22, 2026 meeting to allow the applicant to gather additional evidence.

V-26-0007: Lot Width and Landscaping Variances (527 W. Stansifer)

Nick Hunter (Will House Homes) requested variances to subdivide a 90-ft. lot into three 30.67-ft. wide lots (minimum 40 ft.) and reduce landscaping requirements by 50%. The applicant argued that the market demands smaller lots, citing nearby South Valley development and letters of support from neighbors. The board approved the lot width variance (30.67 ft.) and the landscaping variance (with specifics left to staff), both unanimously, citing the practical difficulty of meeting the standards on infill lots and the support from neighbors.

Key Outcomes

• V-26-0002 (Texas Roadhouse Sign): Approved with conditions: sign height reduced to 52 ft., existing billboard to be removed. Location and size (189 sq. ft.) approved. Vote: 3-0.
• V-26-0003 (Produce Stand): No variance needed; board voted unanimously that the activity (donations, no fixed pricing) does not constitute a business requiring a variance.
• V-26-0004 (E. Winbourne Lots): All four landscaping variances (50% reduction) and the rear setback variance for lot 223 approved unanimously.
• V-26-0005 (Fence and Shed): Fence variance (privacy fence in front yard) and shed variance approved unanimously.
• V-26-0006 (Auto Auction): Tabled to April 22, 2026, meeting for additional evidence on criteria C, D, and F.
• V-26-0007 (W. Stansifer): Lot width variance (30.67 ft.) and landscaping variance (reduction to be determined by staff) approved unanimously.
• Meeting adjourned after the last item.