After a room full of opponents spoke and the lack of a land-use-plan was called into question, the Signal Mountain town council on Monday night tabled a decision about rezoning property at 1403 Taft Highway. Two planning commission charrettes are scheduled for April 17 and April 23 to get public input on the town’s land use plan that will be used to guide development for the next 10 years. When that plan is in effect, the council will reconsider the request from Noon Development to rezone the property from Low Density Residential to Office District to allow for a professional office building.
The process for rezoning the property has been handled out of sequence, the council acknowledged. The planning commission recommended rezoning at its Feb. 1 meeting when the new land use plan had been drafted but not adopted. The draft defined the commercial district on Signal Mountain as being between Cauthen Way and Albert Road along Taft Highway. The council heard the request from developer Bob Elliott at the Feb.12 meeting and voted for approval on first reading. Conditions were added that required another first reading at the March meeting when it was approved again. The second and final approval was scheduled to take place at the April meeting after another public hearing.
The lack of a definitive plan was one of many reasons for opposition to the zoning change at the public hearing. The boundary set for the commercial district in the new plan, which ends at Albert Road, was another reason. A vision for the town needs to be developed and incorporated into the land use plan and design standards established so developers will know what is expected, said one speaker. The fact that there are empty buildings and available land already in the commercial district led several people to ask why not use what is already zoned as commercial. Some of the opposition was because there is no recognized need for additional office space on the mountain and it is perceived that the council is considering the benefits for a developer rather than working for benefit of the residents of the town.
There are developers waiting in the wings, said a speaker. Lots adjacent to 1403 Albert Road and which extend to Miles Road have already been bought by another developer. It is feared that there will be a domino effect and the addition of more commercial space will change the unique character of the mountain from what it is today. Once the flood gates open residents believe it would set a precedent and would be harder to deny rezoning requests. Many people who spoke said they had moved to Signal Mountain to get away from big commercial areas years ago and that people are doing the same today.
The financial impact as well as the deterioration in quality of life for residents on the mountain was cited by each speaker, as they implored the council to deny the request. “We’re devastated that the council is considering rezoning,” said one speaker who lives on Miles Road. She said families have worked hard to pay for their homes and the upkeep of them. Why is it appropriate to let commercialization to creep along Taft and erode into the neighborhood, she asked, adding that property values will plummet. "If this was next door to you would you still vote yes? The quality of life and the financial impact on people’s life savings should matter to each of you."
“How can we sell our houses with commercial property next to us?" asked another. In response to the suggestion that more commercial development would help keep property taxes down, she said that residents would absolutely rather have property taxes go up hundreds of dollars rather than see property values go down thousands.
The neighbor behind 1403 Albert Road, who shares the longest property line, has lived there 38 years and wants to stay, said her son speaking on his mother’s behalf. The bedroom windows in her home are just nine feet from the property line. He said that anyone would understand why a commercial building would not be wanted there. There are still many unknowns involving the development, such as if it will be allowed to join the sewer system and if TDOT will allow access from Taft Highway, yet the council is ready to pull the trigger now. Is that responsible? he asked.
Office District, which allows uses other than offices, can be considered as “step-down” zoning from commercial. However, Councilman Dan Landrum agreed with several speakers and said, “I see this as a step-over, not a step down.” He said to him a more appropriate step-down would be high-density residential, which he said there was a need for.
Councilman Robert Spalding said it is worth a short pause for the next two public meetings concerning the land use plan.
Developer Bob Elliott was thanked for his willingness to wait until the May council meeting for a decision. He said that he hopes to have set a good model for collaborating with the council for other developers to follow.
Council members hope that they will hear from the “silent majority” at the charrettes regarding expansion of the commercial district. It was estimated that the speakers at the public hearing Monday night represented only about 100 people. "I haven‘t heard anybody for it," said Council member Amy Speek. "I’d like to hear from the people who are for this project."
In other business, the council approved the application for a Local Parks and Recreation Funds grant for the Tennessee Department of Environment and Conservation. This would be used to revamp both Marion and Driver Field complexes where ladies softball is played. This grant is for $400,000 and, if received, a match of $400,000 would be required from the town.
The batting cages adjacent to Rutledge Field were destroyed by falling trees during a storm. The council voted to contract with River City Fence for an amount not to exceed $29,000 to install new fencing for the new batting cages. This will be added to a $30,000 donation from the baseball league for the project, which will expand from two to four cages.
Thompson Engineering was approved for engineering and associated services for relocation of the water line at the Shoal Creek Falls bridge replacement for an amount not to exceed $17,000.
A public meeting was held with no one speaking for or against to change zoning districts in the commercial district for simplification. The vote approved reducing three different zoning designations to one - Highway Commercial District. This will not change anything that is now allowed.
The council discussed the procedure for replacing Vice Mayor Dick Gee, who will be leaving the council when he moves out of the town limits in June. Town Attorney Phil Noblett said the town’s charter will allow him to continue to serve in his position for 60 days after the move, which means that he can serve through August. The council’s preference is that he stays as long as possible due to his knowledge and experience and because he has been heavily involved with everything the council has been working on. A replacement will be appointed for the remainder of his term. The next election will be in November.
Mayor Chris Howley gave a reminder that the last public meeting where both Tennessee American Water and Walden Ridge Utility District will both be present to discuss their proposals for buying or managing the town’s water system will be held Tuesday from 6:30–8:30 p.m. in the town gym. Vice Mayor Gee proposed another meeting to discuss the possibility of the town’s keeping and upgrading the water system. That meeting is scheduled for Monday, April 30, at 6:30 p.m. in the council room.
Another special meeting about management of the MACC will be held on Tuesday, April 24, with the MACC board.