by Leslie Lytle, Messenger Staff Writer

More than 60 people attended the May 17 Monteagle Planning Commission meeting. Following lengthy discussion and input from residents, the commission denied a request for rezoning to accommodate a residential development with 600-square-foot homes and approved rezoning to accommodate a vacation resort with 600-square-foot vacation homes and RV camping. The commission tabled a zoning amendment to allow apartments on C-2 commercial property.

A neighboring resident objecting to the proposed 48-acre residential development expressed concern the small homes would be used primarily as rentals by people visiting the Caverns and returning to Monteagle to “party.” Developer Tom Kale said the property had a 50-foot buffer, but the resident questioned how the renters would be kept within the boundary. Another resident asked if Monteagle had sufficient water and sewer capacity to accommodate more than 100 additional residences. City engineer Travis Wilson replied it was “not a simple yes or no” issue. Water pressure where each unit connected to the system and sewer pumping station capacity where each unit connected would need to be considered. Mayor Marilyn Campbell Rodman raised concerns about traffic congestion at the proposed Wren’s Nest Avenue entrance. She also asked if the gated development would provide its own security. Kale said plans did not call for providing security, but the homeowner’s association might later propose that. Kale preferred R-2 zoning to allow for smaller homes and lot sizes, so more units.

“I think it’s way too much for where it’s at, the neighborhood stress, road stress,” said commissioner Dorraine Parmley in seconding the motion to deny rezoning.

Richard Black, Janet Miller-Schmidt, Parmley, and Rodman voted in favor of the motion to deny. Peter Beasley, Ed Provost, and Chair Iva Michelle Russell opposed the motion. “I’m a property rights person,” Russell said.

Supporting the request to rezone 61.4 acres bordering Wells Street from I-1 industrial to R-4 residential, developer John Adams said the vacation resort would have a 100-foot buffer, full-time security, and create permanent jobs to maintain the proposed amenities which included a community center, playground, bathhouse and laundry, recreation center, and community gardens. The city would also realize revenue from Hotel-Motel Occupancy Tax, an estimated $350,000 annually according to J. D. Oliver, who owns the property.

The plan called for 44 RV sites, 10 tree houses, nine domes, and 104 400-square-foot tiny homes. Town planner Annya Shalun said Monteagle had not adopted building codes for 400-square-foot tiny homes which are allowed only in R-4. In response to a question about why the town would allow the vacation rental project and deny the residential development, Monteagle Alderman Nate Wilson pointed out the vacation rental was proposed for property zoned Industrial, not in a residential neighborhood.

Parmley made a motion to deny rezoning. Black seconded the motion. In discussion, Oliver asked what the city proposed for the 61.4 acres if not a vacation resort. Rodman stressed tiny homes had not been codified and asked if the developer would consider rezoning to R-3 which allowed RVs and 600-square-foot residences.

“If this is the way to get your approval,” Adams replied, but he insisted economics dictated his preferring 400 square foot rental units.

The commission unanimously approved rezoning from I-1 to R-3. The Monteagle Council must hold a public hearing and approve the rezoning on a first and second reading.

In discussion about a request to amend city ordinance to allow apartments in C-2 commercial, a resident asked why the city did not just rezone the property to residential. Russell said that could constitute spot zoning. Provost pointed out it would be spot zoning only if the rezoning was “detrimental” to neighboring landowners. Rodman said building inspector Earl Geary recommended that amendment to allow apartments in C-2 on a case-by-case basis. The commission tabled the request until Geary could be present for the discussion.

The commission also tabled a request for approval of a site plan for a convenience and retail store on West Main Street. Shalun said the site plan lacked stormwater, grading and drainage, and landscaping plans. Rodman asked developer Jignesh Patel to also consider including a sidewalk and lighting plan.