Monteagle Planning: Wrens Nest Developer Downsizes Project
by Leslie Lytle, Messenger Staff Writer
At the Dec. 6 meeting, developer Tom Kale asked the Monteagle Planning Commission to consider a downsized version of a 50-acre residential development the commission rejected last May. The commission revisited a proposal for a convenience store and restaurant. Both projects would be in the I-24 exit 134 vicinity.
The proposed Hideaway of Monteagle residential development bordering Wrens Nest Avenue and Highway 41 (behind the Quality Inn and McDonald’s) calls for 83 single family homes, 800 square feet minimum, and 10,000 square feet minimum lot size (average 0.4 acres). Kale’s rejected proposal asked the commission to approve rezoning the property from R-1 to R-2 to allow for 105 vacation-rental units, 600 square feet in size. Based on development in the area, the new project predicted 33 full-time residential units and 49 recreational use rental units. Kale estimated the cost of home ownership in the gated development as an “affordable $300,000.” The project calls for three parks and a trail buffer surrounding the property.
A resident expressed concern about traffic from Wrens Nest entering West Main Street. Civil engineer Tran Walker said traffic studies at peak-congestion hours showed traffic “not noticeably worse.” Another resident objected to the small lot size and large number of lots and pointed out cutting trees from the forested tract would increase interstate noise. Landscape architect Brad Brackett said the site would “not be clear-cut.” Kale added the proposal limited the number of trees lot owners could remove. A Homeowners’ Association (HOA) will eventually assume governance of the development. Mayor Greg Maloof recommended the HOA limit the number of rentable units, noting renters were often “people who don’t care about the appearance of the property.”
The commission tabled the proposal for further review and for input from city engineer Travis Wilson on water and sewer capacity.
Two issues troubled the proposed convenience store and restaurant bordering West Main Street and Parker Street. The 0.7 acre project fell 10,000 square feet short of the 20 percent landscaping requirement. In addition, city ordinance requires 30 feet in the rear of the building for loading and unloading. Project architect Pat Neuhoff suggested “pervious” turf stone in the parking area contributed to landscaping and helped control stormwater runoff. Property owner Jignesh Patel said plans called for landscaping the substantial right of way area if the Tennessee Department of Transportation (TDOT) would grant approval. Neuhoff noted TDOT did not want to maintain the right of way.
Planning commissioners Ed Provost and Dorraine Parmley observed neighboring commercial properties had no landscaping. “The whole area is a dog,” a resident commented. “Let’s bring up the level of what we expect.” Commission Chair Iva Michelle Russell concurred, “It [the project] should be a showpiece.” The commission tabled the project to allow Patel to investigate TDOT’s response to landscaping the right of way. Patel will seek a variance from the Board of Zoning Appeals on the loading area requirement.
Going forward into 2023 the commission will consider adopting an ordinance regulating electric vehicle charging stations. Town planner Annya Shalun said she received two requests for EV charging stations and had nothing on which to base recommendations. The commission will also consider charging a fee for repeated site plan review. Shalun said she had reviewed one project seven or eight times, and the developer had not responded to her recommendations.
Two related unfinished business items will be before the commission in 2023: one, whether the town needs more storage unit facilities and should allow storage units as a special exception in C-3 commercial zoning; two, whether the town needs property zoned I-1 industrial. Currently no property has that designation. I-1 zoning allows storage units, but also toxic waste storage and adult entertainment establishments.