Monteagle Planning: Repaving Responsibility; Street Closure
by Leslie Lytle, Messenger Staff Writer
At the Aug. 1 meeting, the Monteagle Planning Commission approved the site plan for a West Main Street strip mall with the condition the Monteagle Council rule on who paid for parking lot repaving costs in the event of sewer main repair. The decision could impact future development along that section of highway where an easement for the sewer main runs alongside the road. The commission gave a preliminary nod of approval to closing West College Street in conjunction with commercial development of three prime business properties.
The commission debated approving the strip mall site plan at great length. Ronak Patel, the owner of the West Main property, agreed to work with the council to reach a mutual agreement about who was responsible for repaving cost in the event of sewer repair. The sewer main easement also crosses the Dollar General property. The council’s decision “will impact all future [business] sites all the way down the street,” said Commissioner Greg Rollins. “The planning commission does not have the power to say who’s responsible for costs,” said town planner Chad Reese.
Realtor Tommy Stanfill approached the commission about redrawing the plats for three properties and closing West College Street to allow all three properties to have road frontage for business development. Stanfill said Monteagle was a highly sought after location for commercial development. “This is some of the most valuable property in Monteagle,” Stanfill stressed. Reese explained street closing originated with a request to the planning commission for evaluation to determine impact on public utility easements and to ensure no property owners lost road access; the final decision rested with the council. Following the closure, half the road went to each adjoining property owner. “West College is a dead-end street,” noted commission Chair Ed Provost. “It’s a win-win for Monteagle,” said Dean Lay who owns one of the properties, pointing out Monteagle would gain three valuable business properties and no longer be responsible for maintenance to West College. At present, Francis Gilbreath owns the only property with frontage on West Main, but the lot is too narrow for a business. Redrawing the plats and closing West College would give Gilbreath a lot large enough for a business and give Lay and the Harton Family Partners frontage on West Main. No other property owners border West College. Reese will check on possible easement issues.
The commission took up two zoning related proposals. The commission decided not to allow campgrounds as a special exception on review on C-3 commercial property. “Since were getting ready to do a master plan, I’m not willing to look at rezoning at this point,” said Commissioner Katie Trahan. “I’d rather have community input.”
The council voted to recommend truck stops be permitted on C-3 property only subject to review, not as an automatically approved use which is the case now. Reese cited traffic congestion at I-24 Exit 135, the location of one truck stop and a proposed site of another, as a reason to consider the change. Final approval must come from the council.
At the request of Monteagle residents, Mayor Greg Maloof introduced a discussion about minimum square footage of single-family homes. At present for R-1 residential, the minimum is 800 square feet and 600 square feet for R-2 and R-3. Commissioners Richard Black and Rollins maintained the 600 square foot minimum was too low. Alderman Nate Wilson said the commission should consider the impact on affordable housing before increasing the minimum. “It will raise the bar for local people to afford housing,” Wilson said. Increasing the size from 600 to 800 square feet would increase the cost by $40,000. “What problem are you trying to fix?” Wilson asked. Provost said concerns about tiny homes prompted the discussion. Wilson pointed out Monteagle had size rules for tiny homes, only allowed them in R-4, but had no R-4. The commission will continue the discussion next month.
The planning commission meets next at 5 p.m., Tuesday, Sept. 5. Changing the meeting day and time are being considered.