by Leslie Lytle, Messenger Staff Writer

At the Feb. 7 meeting, in a split vote, the Monteagle Planning Commission approved a West Main Street retail-convenience market site plan with multiple conditional stipulations. The commission deadlocked in a vote on approval of the Hideaway subdivision site plan.

For the West Main project to be realized, the developer will need a variance from the Board of Zoning Appeals (BZA) on the 40-foot front setback rule for businesses selling fuel; the project’s engineering design will need to address stormwater drainage; and the Monteagle Council will need to amend current rules to allow for a 12 foot by 50 foot loading zone as an alternative to a 30-foot rear setback.

“My biggest issue is making sure we’re treating everybody the same,” said Commissioner Katie Trahan who voted against approving the West Main site plan, citing the ordinance amendment needed. Developer Jignesh Patel’s plans call for a service drive on the side rather than in the rear. Other Monteagle businesses on West Main did not have rear loading and unloading, Patel insisted. Planning Commission Chair Ed Provost said delaying site plan approval pending ordinance amendment approval would force the developer to wait three more meetings before moving forward with the project.

Prior to the vote on the Hideaway subdivision, project civil engineer Tram Walker addressed concerns raised at previous meetings. The developers would meet ordinance regulations on motorist visibility and not seek a variance; and the Tennessee Department of Transportation (TDOT) traffic study did not cite a need for a turn lane at the Highway 41 entrance.

A Monteagle resident expressed concerns about traffic impact at the Wren’s Nest Avenue entrance and asked what agency had monitored traffic impact there since the street did not fall within TDOT’s jurisdiction. Commissioner Greg Rollins asked why two entrances were needed and proposed eliminating the Wren’s Nest entrance.

Developer Joe Lester argued safety considerations called for two entrances for large subdivisions.

Another resident expressed concern about traffic congestion at the Highway 41 entrance when problems on I-24 rerouted traffic to Highway 41.

Monteagle engineer Travis Wilson recently recommended a sewer fee for residents in the development, but Wilson was not available to explain the suggested requirement.

Commissioners Provost, Dan Sargent, and Mayor Greg Maloof voted to approve the site plan conditional upon the plan satisfying Wilson’s sewer-related concerns. Commissioners Richard Black, Rollins, and Trahan voted against approval. Two commissioners were absent. The commission will vote on the project again at the March meeting. The commission has 60 days to approve or deny the plan.

The commission revisited the Accessory Dwelling Unit (ADU) ordinance previously recommended for council approval and denied. As originally proposed, the ordinance stipulated ADU were not allowed in front of a residence. Cooley’s Rift subdivision residents objected homes located on a bluff or the lake did not have room to build an ADU in the rear. The council’s issue with the proposed ordinance was it did not stipulate whether an ADU required a separate water meter.

The commission voted to approve two revisions to the proposed ordinance. One, if circumstances dictated, the property owner can request the BZA approve building an ADU at the front of the lot. Two, detached ADUs will require separate water meters since the units could be rented which would make water use subject to commercial rates. The revised ADU ordinance will go to the council for approval.

The commission also approved increasing the time the commission and town planner had to review a site plan, allowing 30 days, dating from the date of submission, instead of just 14 days.

At a special called meeting Wednesday, Feb. 15, the commission will review site plans for 12 electric vehicle charging stations. The city currently has no ordinance stipulating EV charging station site plan requirements.