by Leslie Lytle, Messenger Staff Writer

At the Nov. 4 meeting, the Monteagle Planning Commission grappled with zoning distinctions between an Airbnb and a bed and breakfast when considering a proposal for an Airbnb on East Main. The commission also took up a question about whether plat approval must proceed site plan approval for a Hampton Inn developers hope to build behind Hardees.

“It [the East Main property] is no longer allowed to be residential,” said Town planner Jonathan Rush. The house, in the middle of a C-2 commercial zone, had not been occupied in the last six months and consequently lost “nonconforming use status.” “The house was built before zoning happened,” Rush explained. The property maintained residential zoning status as long as the house was occupied. The owner Deborah Reed submitted a site plan for using the house as an Airbnb, a short-term rental promoted through the online Airbnb marketplace.

Alderman Nate Wilson pointed out Monteagle allowed B&Bs (bed and breakfasts) in C-1 and C-2 commercial, R-2 and R-4 residential, and Industrial. “For it to be a bed and breakfast, the owner must live on the site,” Rush said. “This is not a bed and breakfast. There’s an Airbnb down the street from me,” Reed said. Commission Chair Ed Provost stressed, as a commercial business, rather than a bed and breakfast, the structure would need to comply with more stringent rules for handicap accessibility, parking, and other considerations.

Rush recommended Monteagle adopt a zoning amendment governing short-term rentals, stipulating where they were allowed, and determining whether an Airbnb constituted a commercial use. Currently Monteagle has no rules for this type of business. Chattanooga was considering only allowing Airbnbs in commercial zoning, according to Rush.

The commission had just received Reed’s site plan that afternoon and took no action. The commission will review the site plan at the December meeting.

Taking up the Hampton Inn site plan, Rush said the site plan did not conform to existing plat property lines. Project engineer Jake Simko said the same individual owned all the properties intended to be combined in the plat the hotel would occupy. “Getting a surveyor has been difficult,” Simco explained.

Commission Chair Ed Provost brought two other possible hurdles to Simco’s attention. One, the new bridge planned for I-24 might compromise access to Parker Street. Two, the regulations in Monteagle’s recently passed stormwater ordinance were “pretty onerous.” Provost recommended Simco contact TDOT about the bridge plans and that he familiarize himself with the stormwater rules.

On Rush’s recommendation, the commission tabled discussion on the Hampton Inn site plan until the developer submitted a conforming plat for approval.