by Leslie Lytle, Messenger Staff Writer

Bringing to a close months of discussion, at the April 1 meeting the Monteagle Planning Commission rejected a proposed zoning amendment to allow all retail and commercial businesses in C-3 commercial zones and, instead, recommended a zoning amendment allowing small box discount stores. The commission also recommended rezoning a 1st Street lot fronting Highway 41 from R-3 residential to C-2 commercial.

Commissioner Alec Mosley spoke out against the proposed amendment to allow all forms of retail and commercial businesses in C-3 zones. “To amend the ordinance as greatly as that to say all retail and commercial uses are now permitted in C-3 would completely eliminate the purpose of zone C-3 which is to allow for businesses which are focused on interstate travel and travelers.”

The proposed zoning amendment arose from a May 2024 request to rezone C-3 property to C-2 or to change approved uses in C-3 to allow a Dollar General Store on a C-3 location. The commission determined changing the zoning to C-2 constituted spot zoning. [See Messenger May 10, 2024]

At a recent workshop, Mosley suggested expanding the types of businesses allowed in C-3 to include small box discount stores.

Taking up a proposed amendment to allow small box discount stores in C-3, town planner Jonathan Rush said, “At the workshop it was brought up having a more narrow amendment would be more appropriate. You wouldn’t be hindering a developer from coming, but you wouldn’t allow all retail. Allowing all retail and commercial opens up a potential Pandora’s Box.”

The proposed amendment defines small box discount stories as under 15,000 square feet, large enough to allow a Dollar General Market type store, Rush explained.

Commission Chair Richard Black objected the amendment was written specifically to accommodate Dollar General. “How do we look at someone else who comes in here and wants to put something in a spot that doesn’t fit and tell them they can’t do it?” Black asked.

Rush pointed out small box discount stores served interstate traffic so were not contrary to the stated purpose of C-3 zoning.

Mosley added the C-3 definition already allowed some unique uses, such as agriculture, telecommunications, and swimming pools.

Black voted against recommending the amendment.

Representing the Episcopal Diocese of Tennessee, Pete Stringer asked the commission to rezone the Holy Comforter Episcopal Church property on 1st Street from R-3 to C-1. The church hoped to sell the property, perhaps for a chiropractic clinic.

Rush recommended against rezoning to C-1 as spot zoning, since the entire block was zoned residential. He suggested rezoning to C-2 would be more appropriate since the property fronted Highway 41, and the property across the highway was zoned C-2. The property across the street was a medical facility and may have been “grandfathered in,” Rush speculated. A group home was located on adjacent property. C-2 zoning would allow a medical establishment.

“I’m not sure C-1 or C-2 would make any difference [for the church’s purposes],” observed Commissioner Ed Provost.

“I leave it to the wisdom of the commissioners,” Stringer said.

The commission voted to recommend the zoning change.

Both of the recommended amendments will go to the Monteagle Council for approval.